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The Land Use Application is for the following: <br />Preliminary Plat <br />o Lot 1 and Outlot A, Belland Farms Second Addition <br />• Conditional Use Permit <br />o Commercial Day Care Facility <br />This staff report is based on the following information: <br />• Summary Report prepared by Rylaur dated July 11, 2022 <br />• Belland Farms Second Addition Preliminary Plat Plan Set prepared by EG Rud & Sons, <br />Inc. dated July 8, 2022 <br />• Site Construction Plans for New Horizons Academy prepared by Contour Civil Design <br />dated July 11, 2022 <br />• New Horizon Academy Architectural Plans prepared by Rylaur dated July 11, 2022 <br />• Landscape Plan prepared by Carmen Simonet Design, LLC dated July 11, 2022 <br />• Stormwater Management Report prepared by Contour Civil Design dated July 11, 2022 <br />• Traffic Analysis Memorandum prepared by SSTS Traffic Solutions dated June 28, 2022 <br />This Council staff report provides edits to the August 10, 2022 Planning & Zoning staff report. <br />Changes are either narratively described or shown as str-ikethfettgk (deletions) or underline <br />(additions). <br />ANALYSIS <br />Existing Site Conditions <br />The 13 acre site is located in the northwest quadrant of CSAH 14 (Main Street) and 24th <br />Avenue. 24th Avenue/Elmcrest Avenue is the municipal boundary between the City of Lino <br />Lakes and the City of Hugo. The site is currently vacant commercial land with cropland, a <br />small wooded area and wetlands. A 66 ft wide Minnesota Pipeline Easement bisects the site. <br />Elevations range from 920EL in the south east portion of site down to 912EL at wetland in <br />northwest corner of site. The soils are clayey sand and sandy lean clay. Hydrologic soil group <br />is C. Groundwater elevations range from 908 to 912EL. An eye care clinic is under <br />construction in the southeast quadrant of the Belland Farms development. <br />Zoning and Land Use <br />The parcel is zoned GB, General Business and allows for commercial day care facilities with an <br />approved conditional use permit. The parcel is guided commercial per the City's 2040 <br />Comprehensive Plan. <br />Current Zoning <br />GB, General Business <br />Existing Land Use <br />Agricultural <br />Future Land Use per 2040 Comp Plan <br />Commercial <br />