12/10/2003 P&Z Packet - Laserfiche WebLink

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Eagle Brook Church page 8 • redevelopment of properties on the north and south of the site. The application does not include that option, but it is worth consideration. • • There are numerous private driveways along 20th Ave. Just 700 feet south of the site is the 77th St. intersection, and Rehbein St. is 400 feet south of that. The City's comprehensive plan guides the 10 -acre properties on the south for sewered development. Though the present owners may have no intention to subdivide in the immediate future, it is probable that the ten -acre properties to the south will subdivide sometime in the future once public sewer and water are available to the area. This is nothing unusual. If fact, it is the norm, and the City should plan for it. Planning for potential future development includes determining good locations for roads to serve future development. The project proposal includes adding two new accesses to CSAH 21 that serve only one property. One way to mitigate the potential impacts of creating these additional conflict points is to design them to accommodate future public roads. Dedication of' road easements on the - north and south boundaries of the project site would support this However, 77th St. also could provide the access for the future development to the south of the church site. Future development of that land would then be required to install public utilities and reconstruct 77th St. to accommodate the additional traffic. Therefore, we do not believe it necessary to require additional public road easements. Parking: The plan provides for adequate parking, as indicated in the table below. It is possible that the church will expand in the future. The EAW analysis included the potential expansion. If the hypothetical expansion of 700 seats occurs, it would require an additional 233 parking spaces. The plan accommodates this potential with a grassy area south of the western parking lot area. It is common practice in Lino Lakes to attempt to minimize the impervious surface. Only 23% of the site will be impervious surface. The plan proposes 47 more parking spaces than required. The elimination of 47 spaces would amount to one double row. This would not accomplish much and would negatively affect the circulation design within the parking lot. Traffic: For several reasons, traffic is the most difficult issue to address. The traffic analysis prepared for the EAW concluded that the peak periods will create unacceptable levels of service at 35E ramps and at 20th Ave./Main St. Under the City's site plan and CUP requirements, this would be justification for denial of a project unless Zoning Ord. Parking Space Requirement Spaces Required Spaces Provided worship area: 2100 seats 1 space per 3 seats 700 other 1 per classroom, other 13 total 713 760 plus potential for addl. 300+ It is common practice in Lino Lakes to attempt to minimize the impervious surface. Only 23% of the site will be impervious surface. The plan proposes 47 more parking spaces than required. The elimination of 47 spaces would amount to one double row. This would not accomplish much and would negatively affect the circulation design within the parking lot. Traffic: For several reasons, traffic is the most difficult issue to address. The traffic analysis prepared for the EAW concluded that the peak periods will create unacceptable levels of service at 35E ramps and at 20th Ave./Main St. Under the City's site plan and CUP requirements, this would be justification for denial of a project unless