01/08/2003 P&Z Minutes - Laserfiche WebLink

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Planning & Zoning Board January 8, 2003 Page 5 APPROVED MINUTES Staff noted that additionally, it is not appropriate to change the land use and zoning of one single, particular lot. Rather, in considering what uses should be allowed in such an area, it would be appropriate to view the broader area, consult with property owners, and determine if a larger area of commercial or industrial use is justified. In the present case, it is important to remember that once any zoning change takes place, that change would allow not only the use currently proposed, but any other permitted, conditional or accessory use that is listed in the City’s Zoning Ordinance for that zone, any of which may be even more intensive or conflicting to the abutting residential neighborhood. Staff explained that Mr. Pfingsten, as noted in his narrative, proposes to use the site as a storage location for the equipment used in his tree care business. Mr. Pfingsten proposes to store all equipment within the pole building on site, except for two pieces: a 16-foot Bobcat trailer and a mobile “field office” structure which Mr. Pfingsten uses to accommodate his research. These two items would be stored outside, screened by the six-foot high fence that surrounds the site, as well as some additional evergreens Mr. Pfingsten proposes to plant on the site. Staff stated that problematic is the fact that the Lino Lakes Zoning Ordinance does not address a use such as that proposed by Mr. Pfingsten. The General Business zone was cited in his request for rezoning because Mr. Pfingsten understood the property to be zoned that way when previous uses were accommodated. However, Mr. Pfingsten also proposes outdoor storage on the property, and the current Lino Lakes Zoning Ordinance allows outdoor storage only in a General Busine ss or Industrial zone (Light or General), and then only as an accessory or interim use, with a Conditional Use Permit, and with a number of conditions attached. One such condition for an Industrial zone, significantly, is that the site “shall not abut property zoned for residential, rural, or business use.” As a result, zoning to Industrial is also problematic since the site abuts a residential area. However, staff explained that even if work ing around such obstacles as those cited above were possible, rezoning the site to Industrial would then open up the site to any of the permitted or conditional uses listed for such a zone, many of which are much too intensive for a site abutting a residential zone. Further, the City’s Comprehensive Plan, in item #13 on page 129, specifically directs that “there are a number of small isolated industrial sites along CSAH #23 that are out of character with the surrounding land uses. The City will pursue the relocation of these industries into a community industrial park and redevelopment of these existing industrial site.” Thus, the creation of such new industrial sites would clearly be counter to what the Comprehensive Plan indicates. Staff noted that overall, the situation that is presented is that of a site which is guided and zoned for residential use, similar to that west of the site, but with a past that includes uses more similar to those north and east of the site, being commercial in nature. The City’s Zoning Ordinance, Section 2, subdiv. 1, offers guidance for the administration of Rezonings and Amendments. Specifically, such actions are to be evaluated against the following factors: