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

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4 • • • Eagle Brook Church page 9 the project applicant proposes a way to resolve the level of service problem. (See criteria "d" under Conditional Use Permit general criteria.) The difficulty arises when looking at the larger picture. The 20`h Ave. /Main St. intersection is 1 1/2 miles from the proposed church site. This is quite a distance for establishing levels of service for roadways. In addition, that intersection is in another municipality (Centerville). Lino Lakes cannot require road improvements at a location over which Lino Lakes has no jurisdiction. These questions loom even larger in relation to the I -35E interchange. Clearly, no project applicant can reconstruct a.freeway interchange . unless the proposed development project is huge enough to cover the costs. (For example, a large shopping mall, sports arena, or commercial development such as the Best Buy site in Richfield.) Both MnDOT and Anoka County would have to be involved in such a project, An even more difficult question arises in considering the implications of denying the project because of the traffic impacts. Land in the vicinity of the interchange is guided and zoned for commercial and industrial development. If a retail, office, or -industrial project is proposed in that area, we would have to deny it as well unless the interchange were reconstructed to handle the traffic. Forty acres of retail development will generate far more traffic than the proposed church. The level of service (LOS) criteria are listed below. Staff suggests that P & Z discuss these criteria and their implications for the City prior to making a recommendation on the church application. Staff cannot make a recommendation without such discussion. Conditional Use Permit There are general criteria for all CUPs and specific conditions that apply to private clubs. General Criteria: The Planning and Zoning Board shall recommend a conditional use permit and the Council shall order the issuance of such permit only if it finds the following criteria have been met: a. The proposed development application has been found to be consistent with the policies and recommendations of the Lino Lakes Comprehensive Plan including: Land Use Plan, Transportation Plan, Utility (Sewer and Water) Plans, Local Water Management Plan, Capital Improvement Plan, Policy Plan, Natural Environment Plan. • The proposed project poses no conflicts with these pieces of the comprehensive plan. . b. The proposed development application is compatible with present and future land uses of the area. • The site is guided for single family sewered development. This does not exclude churches, which typically are in single family zones. The majority of