Laserfiche WebLink
<br />Lino Lakes 2040 <br />Comprehensive Plan Update <br /> <br />Planning & Zoning Board re: Winter Property 2 <br />December 13, 2017 <br />Lakes north of Country Road 14 and east of I-35E is designated for commercial, industrial and business <br />campus uses by the draft plan. Hugo is planning for residential uses to the east, across 24th Street <br />(Elmcrest in the City of Hugo.) <br />The property was assessed for its share of the County Road 14/I-35E interchange project, based on future <br />industrial use and the 2030 Utility Staging Plan classification 2A. The assessments are currently deferred, <br />but are accruing interest. <br />Analysis <br />Suitability for Industrial Use—Mr. Winter cites the wetlands on site as a reason to change the future land <br />use. The wetlands will be a constraint for any land use. The city recently completed the Northeast Drainage <br />Area Comprehensive Stormwater Management Plan, which includes this area. The large wetland on the <br />Winter property was identified as a possible location for stormwater storage and wetland banking, and was <br />identified as part of the city’s greenway in the 2030 Comprehensive Plan. This will create opportunities for <br />the owner to realize some economic benefit even though this part of the site cannot be developed. <br />Suitability for Residential Development—The Mixed Use classification would allow higher density <br />residential development on the site, in addition to non-residential uses. This could create land use conflicts <br />with the surrounding industrial area. Because the city is planning for no residential development east of I- <br />35E, it is not planning for neighborhood parks to serve the area. Introducing residential uses to the area, <br />absent a detailed plan for how it would be integrated with the surrounding industrial area and provide for <br />the park needs of the new neighborhood would be premature. <br />Timing of Development—The main constraint to the development of this property is the lack of public <br />utilities. The city is planning for services as soon as the orderly extension through the area to the south <br />allows. While the city does have considerable land designated for future industrial use, this site is better <br />situated to take advantage of planned infrastructure improvements than much of the land planned for <br />development along the I-35E corridor. <br />Summary and Recommendation <br />We recommend that the current Industrial designation be retained. Wetlands will be a constraint for any <br />type of development. Introducing residential development into an area planned for industrial uses may <br />cause conflicts and public service issues that cannot be anticipated without detailed planning, so would be <br />premature at this stage of planning. Changing the land use would not affect the Utility Staging Plan or the <br />need for orderly extension of infrastructure before the land can develop. <br /> <br />Attachments: <br />1. Letter from Lester J. Winter, November 27, 2017 <br />2. Location Map with Aerial Photo, Winter Property <br />3. Draft 2040 Land Use Plan Map <br />4. Draft 2040 Utility Staging Plan Map <br />5. Future Roadway System Map, 2030 Comprehensive Plan