01/25/1999 Council Packet - Laserfiche WebLink

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a. The site land use duplicates land uses at the CSAH 23 /Apollo Avenue intersection. This duplication raises concerns over the image and identity being created in the Town Center area. b. The proposed development results in clear cutting of the Amoco /McDonald's site to accommodate the proposed use. The site plan only proposes to retain three existing trees or 3 percent of the existing significant trees on this site. This is not consistent with the City's stated objectives outlined in the concept approval. The applicant has offered a tree replacement plan, however, to date, specific tree preservation areas or replacement sites have not been geographically defined. c. The Amoco /McDonald's development represents a very intense development in the first development of the site. This initial development will establish the theme for the balance of the PDO. This development intensity presents concern with its compatibility with original concept plan and the City's stated objectives in approval of the concept plan. 3. The proposed use conforms with all performance standards contained herein. The PDO is intended to permit greater flexibility and consequently, more creative and imaginative design for development. With the consideration of the original concept plan, the PDO District was identified as the appropriate zoning mechanism to implement the proposed development. The applicant is seeking the PDO to allow for flexibility from the shopping center performance standards in the following areas: a. Smaller lot sizes. b. Lot frontage. c. Private streets. These flexibilities are intended to promote an efficient land use pattern, higher level of amenities, and the preservation of natural areas and open space. While this area of Lino Lakes will likely be developed under a PDO in the future, the current application presents concerns with regard to land use, over - utilization of the site, and internal traffic circulation. Additionally, the reluctance of the applicant to provide firm PDO design criteria for the overall PDO does not assure the City that subsequent projects will not result in similar design concerns. 5