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<br />1 <br /> <br />CITY COUNCIL <br />WORK SESSION STAFF REPORT <br />ITEM C <br /> <br />STAFF ORGINATOR: Katie Larsen, City Planner <br /> <br />DATE OF WORK SESSION: November 24, 2025 <br /> <br />TOPIC: Lino Lakes Dealership and Offices (7920 Lake Drive) - Motor <br />Vehicle Sales Lot Conditional Use Permit <br />______________________________________________________________________________ <br />BACKGROUND <br /> <br />At the November 3, 2025 Work Session, staff presented the attached November 10, 2025 <br />Council staff report. <br />The applicant, Tyler Heubsch, submitted a land use application for Lino Lakes Dealership and <br />Offices. The proposed development is a motor vehicle sales lot and office building. A <br />conditional use permit is required for a motor vehicle sales lot. The property address is 7920 <br />Lake Drive. <br /> <br />The application was supported by the Environmental Board and the Planning & Zoning Board. <br /> <br />The application was not supported by the City Council. One concern noted was traffic. As stated <br />in the staff report and resolution, traffic generated by the proposed development is within the <br />capabilities of the City. Lake Drive is an A-Minor Arterial Reliever with 10,524 AADT. Kelly Street <br />is a local street with 661 AADT. Per the Traffic Study, the 8,000 sf building will generate 13 AM <br />peak trips and 17 PM peak trips. For comparison, a 2,230 sf coffee shop, which is a permitted <br />use, would generate 192 AM peak trips and 77 PM peak trips. A 7,550sf automobile parts sales <br />store, which is also a permitted use, would generate 19 AM peak trips and 37 PM peak trips. <br />The proposed development is a low volume traffic generator compared to other commercial <br />users. Overall Level of Service (LOS) requirements are met. Lake Drive and Kelly Street have <br />structural capacity to accommodate the proposed traffic from the Lino Lakes Dealership and <br />Offices. If test driving vehicles and vehicle delivery on Kelly Street is a concern, a reasonable <br />condition of approval could be to not allow for test driving or vehicle delivery on Kelly Street <br />east of the development. <br /> <br />Staff met with the City Attorney after the November 3rd Work Session. The Council will need to <br />be specific and provide factual findings of fact to support denial of the conditional use permit. <br /> <br />The applicant, Tyler Heubsch, will be at the Work Session to answer any questions. <br /> <br />REQUESTED COUNCIL DIRECTION <br />Page 4 of 406