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HomeMy WebLinkAbout09/05/1979 P&Z MinutesSeptember 5, 1979 The special meeting of the Planning and Zoning Commission was called to order at 8:15 p.m., September 5, 1979 by Chairman Ken Gourley. Members present: Bob Doocey, Jerome Heath, and Lawrence Johnson. Members absent: James Shearen, Vernon Reinert, Vi Schwenk! and Council Liaison John McLean. Also present were Mr. Short, City Planner, and his associate, Kevin Locke; Mr. Gotwald, City Engineer; and Mayor Karth. Mr. Gourley noted that the purpose of the meeting was to discuss land use in general, and some of the motivating factors behind using it in particular ways. The meeting was turned over to Mr. Short for his presentation. Mr. Short reviewed the Comprehensive Plan process, of'which updating the existing land use plan was an important part. There were a certain number of requirements which Metro Council had stipulated that were not covered in the existing plan, which would need to be added. For purposes of general dis cussion, he had broken down land use into three major categories; commercial, industrial, and residential. With the discussion and input from this meeting he would be drafting a land use plan, which would be presented to the P & Z on October 26; any decisions or comments at that time would be incorporated into the final draft for adoption. The subsequent phases would be the study of public facilities --parks, sewers and thoroughfares. The last phase of the Comprehensive Plan, the implementation phase, would include a housing implemen- tation plan, a capital improvements plan and revisions of the City existing ordinances to reflect the decisions made in the land use plan. This would address density, a zoning district map, a budget for improvement for roads, parks and sewers, and so forth. Mr. Short had a series of drawings prepared which were consulted and used as illustrations throughout the discussions. Mr. Short first addressed the circumstances affecting the land use and development in Lino Lakes. The list of influences were: thoroughfares, interchanges, regional parks, lakes wetlands --very severe soils, and ex- isting development patterns. The number of lakes and wetlands were a sig- nificant factor as related to building on -site sewer systems and foundations for structures. Together the lakes and wetlands, parks, and the interstate highways cut through the City in a diagonal, basically dividing the City into two geographical parts (northwest/southeast) and acted as a barrier to movement through the City, with the exceptions of Main Street and Birch Street. Interchanges were important factors to development in suburbs; they were access points for residents from local collector streets and neighborhoods to the interstate highway and into the urban employment centers; they became very important as growth centers or "nodes" with activity spreading outwards from them. Presently there was more growth near the Lake Street-35W inter- change than the Main Street-35E interchange. Centerville could also be considered in relation to any land use planning. Mr. Short reviewed the map from the Anoka County Soil Conservation Service, which had been done before the soil survey was completed, summarizing in color the areas that had limitations to development, ranging from slight to very severe. The best Lino Lakes had in any amount was soil with moderate limitations (yellow). There was a diagonal corridor of mariginal limitations soils along old Highway 8, which was a factor in development there. The wet areas in the northwest were all currently sodfarms, and would probably remain that way for sometimes as there were very serious limitations for development in that area. 37 Page 2 Planning and Zoning Commission September 5, 1979 Mr. Short had diagramed the commercial zones in the City; this was the current zoning rather than actual development. He suggested the City develop a map showing the actual commercial development patterns within these zones. The City presently had more commercial zoning than it needed or could be developed within the stip zoning: in addition to that, the City had zoned some 40-acre parcels in various locations, presumably rezones which had never been developed. Mayor Karth indicated that, as an example, the area rezoned for the riding stable had lost its commercial standing under section 6.21 and was now in the process,of being platted as residential. Section 6.21, according to Mr. Locher, did not apply to the strip zoning as this was not a !'rezoning," but would apply to the area around the interchange on I-35E and 14. Mr. Heath felt that the areas that had developed residential within the strip zoning along Highway 8 should be rezoned that way. Mayor Karth pointed out that Mr. Locher had warned that there may be problems with this, as some people regarded the commer- cially zoned land as an investment and rezoning it would reduce the value of the property. Mr. Johnson said that most of the cities he had contacted previously did not allow residential use in commercial zones. Mr. Gourley had spoken to Mr.. Locher, who had said that the City has allowing the R-1 use in commercial zones in error under the present zoning ordinance. Mr. Gotwald indicated that in several cities, if an existing residential building for example, burned down, they are not allowed to rebuild as residential. In general, he felt existing residential in a commercial zone is a deterrent to the commercial development. :In reference to the map on commercial, Mr. Short had drawn in the areas des- ignated in the 1974 land use plan for proposed commercial development. He had also indicated the areas he felt were logical for commercial expansion or development, basically the interchanges and the future potential interchange the City has recommended in the thoroughfare Plan. The Main street -Lake Drive intersection was also presently a commercial node. Mr. Short asked if residences being converted to commercial uses was a pattern in that area; there was some discussion about individual places. The list of influences accompanying the drawing were existing patterns, accessibility, market, utilities, consolida- tion, availavility of land, and compatability with adjacent land uses. As far as developable land, commercial enterprises, depending on their nature, were limited in the amount of money they, could put into building their site up.- Availability of land was also a factor; for instance, the residential development in the strip zoning had already reduced the land available for commercial use. Compatability with adjacent land uses would be a factor if, for example, nieghboring residents opposed commercial use. Consolidation of commercial services was desirable, for two considerations: The transporta- tion impact, and efficiency of movement. If, for example, along Highway 8, more residences and commercial development occurred, this would provide more access points, or disruptions, to the traffic pattern. Any time this traffic can be channelled on to a perpendicular service road, the better the access points on and off the highway would be controlled. This traffic problem, and thus also a safety factor, was one of the major reasons against strip zoning. The other -consideration, efficiency of movement, would be the idea of taking care of several shopping trips in one location or small geographi—, cal area rather than driving to and from several places along a county road. Kevin Locke indicated that a certain amount of both strip and consolidated commercial was desirable; gas stations, quick -stop groceries, etc., would be suitable along the highway, whereas other commercial activities were better grouped together. The need was to provide a reasonable balance of these different kinds of use, and insuring that when they do develop, the pro- blems associated with them are forseen so they could be minimized. Mayor Page 3 Planning and Zonning Commission September 5, 1979 Karth noted that virtually nothing had developed on the two major inter- changes within the City, and,business was scattered up and down the high- way. this was thought to, reflect the lack of market, in the area, and Mr. Short felt that within Lino Lakes there was not enough developable land to predict enough use for a shopping center, although there was def- inately a place for a strip shopping center, although not one on every thoroughfare., This would be something like the one in Lexington, only should be more consolidated to avoid the problems they had there. The residential areas within the strip zoning were,referred to again, and if some of these were rezoned residential, Mr. Short felt it would not be necessary to replace the lost area withother commercial zoning. He also felt that some areas would be receptive to the rezoning, although other. would not be, and this was further. discussed as to individual areas. Mr. Short felt a record of all existing land uses would be helpful,particularly. when the City starts rezoning as a result of the land use plan. This would be a,guide to work from, and would outline the general areas; the detailed work as to where the commercial zones actually would come later. Mr. Doocey, pointed out that businesses tend to move together or in patterns --they move into areas with similar types of businesses. Mr. Short agreed, and brought up the example of industrial parks, which tend to generate certain types of business around them such; as gas stations and restaurants. Mr. Short provided a map of proposed industrial areas and had included the areas set forth in,the 1974 land use plan:. The influences listed were exis- ting patterns, access, sufficient developable acreage, compatability with adjacent land uses, and public utilities. He indicated that for indus- trial use, there was no rail access; this was discussed and the closest was Hugo on a parallel with Highway 61, and another was west of Highway 65.. Mr. Locke felt that people who might locate in an industrial park generally liked to have rail access provided as an alternative whether they used it or not. ,Mayor Karth felt that despite the problems, the industrial parks would find industrial zoned land a lot cheaper in Lino Lakes, and that some light manufacturing. type businesses would not require rail access, and also would not need sewer or water. Mr. Short felt that consolidating indus- trial uses was as important as consolidating commercial areas and that the area around Moline and the proposed industrial park would be the start of an industrial nucleus, although there were some residences in the area. How- ever, the area was not large enough for much expansion. Mr. Short noted, that the map only referred to proposed land use, as there was not actually any industrial zoned land in the City. There were more'existing conditions on which to make decisions at this point than there were in 1974, although the areas in the 1974 land use plan were logical areas for industrial; development. However, these were never followed through, or put into action Mr. Short pointed out that just as ordinances are amended, theComprehensive Plan or land use plan should be amended as well; if there were logical reasons for designating an area, there could be later just as logical a reason to change that with an amendment to the zoning ordinance, and at ,1• the same time the land use plan should be amended to reflect that to keep it meaningful. Mr. Johnson asked if the City was liable for decreased property values if the area was zoned commercial and then changed; Mayor Karth indica- ted the rezone was done by public hearing and if there was no input against, there would be no problem. Mr. Short said the damages would be difficult to prove unless there was a commercial buyer with an offer for the property commercial. Mayor Karth, in reference to "highest and best use" of the 39 Paga_4-:: Planning and Zoning Commission September 5, 1979 property, felt this would not be a problem. *(remainder of paragraph•contin, ued on top of page 5.) Mr. Gotwald felt that unless there was a real reason for changing the zoning, other than the land use plan, the City should avoid doing it in view of the expenses of a court case. Also if the City was looking at public hearings, they would have to send out notices to every owner along the whole strip; there would be many in favor, 2 but many opposed,,and the City could find that in the final analysis it was not worthwhile. Mr. Johnson pointed out that the land use plan was meang- less without the zoning, and Mr. Heath suggested that the residents be given their choice. Mr. Short indicated that the Courts have emphasized that the rezoning should be based on a logical reason and that it be for the benefit of the general health, welfare and safety of the community; the most practical way to show the logic behind the rezoning was in the land use plan. Mayor. Karth suggested taking Highway 8 in sections and having public hearings on each section for the rezoning. Also considering the City would be enforcing no R-1 use in commercial zones, undeveloped land that wasn't that desirable as commercial could be rezoned for residential use depending on how people felt. Mr. Gotwald pointed out that at one time commercial land was worth far more than residential but that •this was not necessarily true any more, especially when it was spilt up to 3 lots an acre for residential. However, Mayor Karth indicated that would be in sewered areas only. Mr. Johnson asked if the City had provided any in- centives for commercial development such as a moratorium on taxes; Mayor Karth indicated that none. of the suburbs had been doing that, as they had become more popular as locations for business. He felt potential business was more interested in a City Council which was willing to work with them and discussed in detail the recent plans for a business to move into Lino Lakes and the various problems affecting their decision. Mr. Short reviewed the other factors affecting industrial development. The existing patterns of development were industrial: Feedrite, Moline, the in- dustrial park, and the light industrial activity that occurred at the Rehab- i.l;;-c]tion Center. Any industrial use would then be compatible with adjacent land uses. Direct access was important for trucking, so they would not be cutting through residential areas. Also important were soils that would not be too restrictive, and sufficient developable acreage that would accomodate industrial land usage, in the sense that more land is needed for an indust- rial usage than for residential. As far as public utilities, the area was in the proposed Urbqn Service District 11, if that developed as planned. Mr. Short had concentrated on the existing area because of these factors, but in the 1974 land use plan, industry was recommended at the interchange of Main and 1-35 E. Currently Centerville was proposing industry in that area, because it was near the interchange and sewer was available, and because the marginal land, unsuitable for basements, could be used with slab construction. Thus industrial in this area would be compatable with adjacent land uses. There would be good access, but no sewer and water. Mr. Johnson asked if Centerville could provide sewer for the area, but Mr. Short indicated it would not be possible. Mr. Gotwald noted there was no pipe there, and a quarter of a mile south of County Road 14 there was a lift station. The sewer crossed County Road 54, but this was a forced main, which couldn't be used. The main Metro lift station was located on the main Forest Lake/ White Bear interceptor to the east of the freeway. The area to the west side of the freeway could be handled by gravity to Centerville. Continued paragraph from page 4...(Mr. Locke felt that the public interest in termsof what was best for the City would be the strongest defense of any rezoning, and that in terms of a court case the issue would not be the fact that a property owner was losing some potential value by the rezone, but that there was still a viable use for that property.) Page 5 Planning and Zoning Commission September 5, 1979 Mr. Short and Mr. Gotwald felt that it would be extremely difficult to get urban service for this area from Metro, and it could not be included in the present plans. Mr. Short said this would be contrary to the policy Metro has set up, as an industrial park here would compete with the urban centers. Mr. Gotwald indicated that this policy is reviewed every four years,and would have to be proven that it was going to develop that way. In summary, Mr. Short -felt that although sewer and City water could not now be pro- vided the other factors were favorable to potential development in that area. Another consideration was that there was limited room for industrial development in the 1'=35 W/ Highway 8 area, due to Sunset Oaks and other res- idential developments. Mr.Johnson asked how many acres, half of which was, developed. Mr. Johnson noted that this was about 5 percent of the City's developable land. Mr. Gotwald indicated that there were 01-12,000 acres of developable land in the City Out of the total 22,000; however, with the freeways and the open space this would be about 8,000 acres, so it would be about 35 percent. The areas being platted and developed, amounted to about 2,400 acres, which left about 5,000 acres. Mayor Karth noted that the City was running out of land rapidly without .building a tax base to support it, and that this would become crucial within the next two years. Mr. Gotwald pointed out that under the ordinance, land would be reverting to agricultural and there would be nothing to prevent residential from coming in unless measures were taken to prevent that. Mr. Short indicated this only applied to rezoning, and that situation in the ordinance would not apply to a zoning district map. Mayor Karth said that section 6.21 of the ordinance pertained to a rezoning from a zoning map, but there had never been a zoning map adopted, which could create problems. Mr. Gotwald noted that some of these areas had been bought and sold as commercial several times, and this could also cause a problem. However, the City, in the pro- cess of updating their zoning plan, would probably include that as a commer- cial use. ,Mr. Johnson asked if when it came to actual zoning whether the existing zoning and residence would have to be reviewed on site rather than by using maps. Mr. Short indicated that the immediate necessity was to define or identify general areas or patterns rather than specific properties, and suggested City start looking at this and recording existing land uses. Mr. Gourley indicated that as the rezoning process was done, there would be minor adjustments, but that now the general areas needed to be picked and confirmed by September 26; sometime between October and the first of the year, those adjustments would have to be made. Mr. Short indicated the land use plan or map was intended to be a guide, and is also accompanied by policies; there were certain things that couldn't be shown on a map, such as the policy of not allowing residential development in a commercial zone. Mr. Doocey asked if light industrial was compatible with commercial, and if there was a reason for more commercial and Tess industrial. Mr. Short in- dicated that commercial was generally intended as a service for residential areas and there were focal points and access points where it was most con- veient. Commercial was generally more consistant with residential use, whereas industrial was less so, and should be grouped or consolidated. 41 Page 6 Planning and Zoning Commission September 5, 1979 Also, it was reasonable to group industrial and commercial areas near each other because they were compatible with each other as well. He had shown industrial areas back off the interchanges as there was no need for it to be closer; commercial uses, such as gas stations and truck terminals were better off right next to the interchanges. Mr. Gourley asked how the amount of acreage for industrial and commercial uses were determined; Mr. Short indicated the standards were general in nature and did 'not specifically apply to any one area, and that market analyst would be able to estimate this more accurately if it was felt to be worthwhile. Mr. Locke indicated that they would attempt to give a range of what was reasonable, but that industrial was more difficult to deal with than'commercial, which was tied to market and access, whereas industrial could occur anywhere as the market was not necessarily local. Mayor Karth felt industry would be looking for a work force rather than consumers, and'Mr.Locke-felt they would be looking; more at one state versus another rather than one city versus another. Mr. Short indicated that in the areas outlined on the drawing there were 220 acres to the east and 150 acres in the northwest. Mr. Heath asked about the light and heavy industrial uses; Mr. Short said the non-sewered and non - rail areas would be light industrial and that the permitted uses were listed for each category. Mr. Gotwald had noticed in several cities that land un- suitable for residential or as conservation land or as conservation land often had developed for industrial purposes; the sod farms, when they were no longer used for that purpose, would be an example of a potential industrial base as the acreage was large"enough, it was properly drained, and not suita- ble for other types of development. Mr. Gourley asked how long the land use plan was scheduled for, and Mr. Short answered that Metro suggested it run 5 to 10 years. He felt the need for a revised comprehensive plan in 5 years or so, when the land had developed would be diminished if the plan was kept up to date by amending it as needed, and should ideally always be in a state of revision. Mayor Karth pointed out that within the commercial zoning there were about three categories, andit was suggested this be dropped so all types of commercial could be located next to each other. There was no industrial zoning in the City. presently, and Moline was zoned commercial. Mr. Gourley asked if the terms being used were standard, and Mr. Short indicated they were how- ever, in Lino Lakes the terms commercial and industrial had been used inter- changeably. Mr. Short next reviewed the drawing he had prepared on residential deve- lopment. The interim service sewer plan prepared by Mr. Gotwald was indicated and these were the only areas intended to have sewers until at least 1990. This influenced the type of residential development that could occur; the remainder of the City was technically a rural service area. In 1976, when Metro Council and the City had negotiated the capacity for the temporary in- terceptor for Country Lakes and Shenandoah, the City had put together a study, part of which had addressed controls for the rural service areas; how many units would be permitted based on lot size, or how many units per acre or per 40 acres would be allowed. What Metro looked for was whether it was consistant with other rural service areas, and also if the standards would insure that there would be a need for sewer extension until after 1990. The other consideration was whether the -City could afford to provide the other services in the rural service area, besides sewer, that would be necessary --street maintenance, police and fire protection, and so forth. These questions were tied .up with the question of density standards and Page 7 Planning and Zoning Commission September 5, 1979 was one of the most difficult issues to resolve in the land use plan update. Mayor Karth said that it had been demonstrated already. that the fire, police, and road maintenance services were adequate; there was actually more than needed as far as population was concerned but just enough as far as road service was concerned. The size of the City and the fact that it was spilt into two sections required the equipment whether the population was there or not. Because Metro was trying to minimize the population, the City could not afford the services they had now; smaller parcels were necessary to get the tax base to support the costs. The issue had been that Metro felt 22 acres was an urban, not rural, land size, and the City felt it was a more than adequate rural size. Mr. Short recommended that growth in the rural_ area be controlled and the areas that have already developed residential (rural residential) be encouraged to continue development --to consoFiidate'and fill in the holes there before allowing growth in other, undeveloped areas. The rural residential areas already had a greater demand for services such as police, road maintenance and so forth than the rural areas where the demand was low. The controls would be lot size, allowable density, and other general controls. Mayor Karth noted that all three of the rural areas on the map had soil problems; the northwest corner was presently sod farms, the south, wetlands, and the northeast was clay, and also had the poorest access to the freeway system. Also, Metro had wanted one unit per ten acres, and this created a problem for the person owning any amount of land in the rural area --the land value under thoserestrictions drops to nothing. For example, .a farmer who retires has abolutely no use for his land with a ten acre minimum size; he can't farm it and he can't sell it. He noted that there was only 4-5,000 acres left in the City that was developable to provide a tax base, and that at one unit per ten acres, this was not the highest or best use of the land. Mr. Johnson noted that single family homes do not support themselves, so the necessity was to get more residences on a parcel of land,leaving more room for industrial and commercial. Mr. Short noted that as far as taxes , there was a particular level of service the City already provided in the rural residential areas, and that development should be encouraged where the higher level of services were instead of going someplace else to develop. He felt that agricultural was for the present the most logical use of the land but was a short term item. Mayor Karth'felt that the active farm would continue to stay that way for the next five years, but that other areas would sell and develop as one acre lots with or without curtailment as it couldn't be enforced legally. Mr. Locke noted that the cost of providing services was greater at a lower density of development, even at one unit per unit per acre, but that to encourage it at one unit per ten acres was even worse. Mr. Short recommended for the rural area a one acre minimum lot size be allowed, but only permitting 4 Tots per 40 acres, with the remainder left for a later date. It was generally felt, however, that the rural area should be a 22 acre minimum lot size, which would be consistent with what has been discussed with Metro in the past. Mr. Johnson felt that developers would prefer the rural residential one acre lots.rather than'21 acre lots in rural areas, also in view of the fact that the costs would remain the same. Mr. Gotwald noted that any growth encouraged other than the rural area was still one acre, and that anything bigger than a half acre wouldn't work as a tax base. Mr. Short was concerned whether a 21 acre minimum would be enough encouragement for developers to stay in the rural residential area; Page 8 Planning and Zoning Commission September 5,1979 Mr. Gourley indicated that all the developments on the plat map were one acre, with the exception of two 22 acre developments. .Mr. Gotwald felt it would not be profitable to develop 22 acre Tots in view of the land costs and road costs, which would remain the same regardless of lot size. He felt that it had been proven in many areas that the soils were adequate for a half or even a third of an acre to support an on -site system, and that proof should be gotten from Metro that a one acre size was necessary. Mayor Karth in- dicated that Metro had set up an on -site waste disposal ad hoc committee, which had determined that one acre of land would be adequate to handle a septic system for80 years. Mr. Gotwald said that one acre was an average size, and Mr. Johnson noted that 90percent of the land in the City was Tess than' average. Mr. Gotwald referred to WPC-40, in that it dealt with every possible problem, and that it could be done. He explained the soil types, basically fine sand, in the City, and noted that the problem was not the soil but the seasonal high water table. He felt Z acre Tots were feasible, and Metro should offer evidence to the contrary. He noted that one acre lots were required ; where the soil was clay, and also where the soil was sand. Mr. Locke noted that in a one unit per ten acre size , the density was low enough that it could be subdivded at a future date; the City would not want an extensive number of 21 acre lots, as it would use up the available land faster and it would be difficult to go back later and subdivide. He asked how often splitting of these lots had occurred. Mr. Gourley said that there was no control on where people put their houses, and there were only a few that could split their lots. Mr. Gotwald felt if the farmer weren't faced with the higher taxes, if he was given a tax credit, they could keep the farms and development could be phased into the area. Mayor Karth noted that if building occured on the county road in these areas, it would be difficult to get back into the areas behind. Trying to tie the streets together was difficult as well. Mr.Gotwald suggested a 60-foot right of way along the section line or quarter line. Mr. Short handed out a sheet of paper with the guidelines other communities had on their residential/agricultural areas. Mr. Gotwald suggested changing the road requirements for the type of acreage requirements in an area; a cheaper type of road would make larger lots feasible. Any future reconstruction of the road would be assessed back to the property owners. However, even with that type of road, the costs would still be large to develop raw land into large lot sizes because of surveying, roads, and legal costs. Mr. Short pointed out that Centerville had an ordinance for minimum lot size outside of the sewered area which had a low density but a one acre minimum lot size, so that large chunks of land were not used. Easements for roads and so forth were to be handled by the people that reviewed the plats. Mayor Karth noted that the City was getting away from meets and bounds under 5 acres, so that everything would be coming in and be re- viewed. Mr. Gotwald suggested that commercial be considered for the southern boundary adjacent to Shoreview, as Shoreview was strictly residential at that point and this would also be in the middle of the Lino Lakes re- sidential area. There was a potential location on the west side of 1-35 E near Shoreview Lino Lakes, White Bear and Hugo. He suggested an area be selected that wasn't really suitable for residential development, where Page 9 Planning and Zoning Commission September 5, 1979 there was filling and extra work involved, and earmark that for future commercial development. Also sewer and water was available. Mr. Short was asked to look at commercial in this area along the -county road. Mayor Karth suggested the east side of Lake Drive from the Woodshed north to the freeway would be a good site for multifamily housing, or condiminiums. There was a good view of the park area, and it would be a good buffer between that and the commercial on the other side of the street. It had aesthetics, good access and would provide a good tax base. Also, in view of the land available, It was the most sensible thing to' build. Mr. Short noted thatmost of the areas for multifamily in thel 1974 land use plan had turned residential, and felt it would be feasible if there was a market for it. However, he felt there was a lack of commercial and transit service for the area. Mayor Karth noted there was bus service, and the nearest commercial was Circle Pines/Lexington. Mr. Johnson noted that there were already a lot of single family residences in that area, and Mr. Heath felt it would be a problem zoning the land because of this. In review, the Commission felt there should be a 22 acre requirement in the rural areas if the ordinance was changed to require platting. Mr. Gotwald asked if the Planning and'Zoning approval of plats with one acre lots in the rural areas would change the map boundaries; Mr. Short in- dicated that it would create a tiny rural residential section there. Mr. Short asked why the Urban Service District 11 was smaller than it had been previously, and asked if they were interested in expanding it out to the lake edge. Mr. Gotwald said that they were taking a realistic approach based on research, and explained in further detail. He felt the sewer board would be flexible, and they could discuss expanding it when the 5 year review came up. In regard to the high density housing, Mr. Gourley felt it would have to be rezoned as residential uses were not permitted in a commercial area, and Mr. Karth suggested doing it in sections in view of the residential and commercial there already. Mr. Short felt it was logical to rezone it as a protection if the City really wanted it and thought it feasible. Mr. Locke suggested that if the City wanted multifamily housing and didn'.t know where, it could be put in the land use plan generally as being dependant on what was proposed. Mr. Heath suggested that whatever zoning was put in should go all the way back to the lake rather than just 300 feet deep, and Mr. Short agreed. Mr. Gourley felt it should be left commercial but indicated on the land use plan that it was considered formultifamily housing. Id regard to the industrial areas, Mr. Short would come up with an acreage suitable for Lino Lakes, and suggested the first area to go would be the one north of 14 if there was too much. Mr. Heath felt that the two zones on the north side should have more acreage as opposed to the south. Mr. Gotwald felt the west side could be sewerd by Centerville, and the east side could go gravity to the lift station located out Highway 14. He felt this would be easier for the areas south in each case. If the right developer came in, they could put in a lift station of their own to get it to the other side. Mr. Short felt that for long term, the area north should still be re- commended for industrial, and Mr. Locke felt there should be a certain amount of flexibility depending on what came in. In regard to commercial the planner was asked to reevaluate the southern boundary of the City Mr. Gourley asked about the situation with respect to neighborhood businesses and spot zoning, and Mr. Short felt taht as long as it was Page 10 Planning and Zoning Commission September 5,.1.979 consistantiwith the buffers and adjacent land use, it could be handled with the zoning district map. Mr. Short ,will consolidate the industrial, commercial and residential on a single map which will be ready by the end of the month. Mr. Gourley asked if they would also recommend permitted uses for each of these zones; Mr. Short said he would look at the zoning ordinance and use that terminology. Mr. Johnson mentioned the Maple Grove ordiinance, which de- fined all the terms used in the front of it. The next regular meeting was September 19, and the next special meeting was set for September 26, at which time the work on the landluse plan would be completed. The October, 10 meeting would deal with transportation,, sewer and drainage. The two meetings in November would cover the housing plan. Mr. Heath moved to adjourn at 12:15 a.m. Mr. Doocey seconded the motion.. All were insfavor. Motion declared passed.