HomeMy WebLinkAbout12/13/1995 Council PacketCITY OF LINO LAKES
PLANNING & ZONING BOARD
AGENDA
December 13, 1995
6:30 P.M.
I. Call to Or•er and Roll all:
II. Approval of in es:
November , 19
III. Approv,
OPEN
Ad ION ITEMS:
of Agenda - Changes/Additions
. 95-31-Z, CONTINUATI
oren, South • f Aqua I ne, \ West County Park,
Rezone from e Otto 1R3
OF PUBLIC HEARING, Esther
B. 95-32
of Aqua La
to GB
HEARING, R¢ er Hokanson, North
East of Lake Drive, Rezone from R4
C. CONTINUAION OF PUBLIC HEARING, Metal Building
Ordinan e
D. COTT,TfNUATION OF PUBLIC HEARING,
VI. DISCUSSION ITEMS:
imal-Ordinance
V ADJOURNMENT:
AGENDA ITEM V A
STAFF ORIGINATOR Alan Brixius, NAC
DATE
TOPIC
BACKGROUND
December 8, 1995
95-31-Z, Esther Noren, Rezone, Aqua Lane,
CONTINUATION OF PUBLIC HEARING
At its 8 December 1995 meeting, the Planning Commission tabled action on the Noren
rezoning request pending the outcome of the following events:
1. Comment/recommendation by EDAB on the request.
2. Processing of the adjacent commercial zoning application.
3. Staff investigation of any applicable FAA restrictions which may apply to the
subject property.
EDAB Comments: At its 7 December meeting, EDAB recommended denial of the
requested rezoning from a GB, General Business to an R-3, Medium Density Residential
designation. It was generally concluded by EDAB that such rezoning without a specific
Development request would be premature.
Adjacent Zoning Application: The adjacent commercial rezoning application is
scheduled for Planning Commission consideration on 13 December. It was originally
recommended that the rezoning of the adjacent residentially zoned land to a commercial
zoning designation be considered as an equitable exchange for the down zoning of the
Noren property. EDAB's recommendation of rezoning denial suggests that a rezoning of
the adjacent property from a residential to commercial designation does not constitute a
desirable condition.
5775 Wayzata Blvd. • Suite 555 • St. Louis Park, MN 55416 • (612) 595-9636•Fax. 595-9837
f
FAA Restrictions: While the Surfside Seaplane Base, which lies adjacent to the subject
property, has been licensed with the State. Aeronautics Department for many years, the
associated landing strip has not been formally licensed.
According to Ken Patz of the Aeronautics Department, an inspection of the landing strip
will be conducted in forthcoming days to determine whether the strip meets applicable
FAA/State performance standards. When available, these findings will be forwarded to
the City.
In regard to future development adjacent to the private landing strip, the FAA imposes the
following setback related requirements:
125 foot setback from runway centerline
200 foot setback from runway ends
20 to 1 approach may not be obstructed
While the FAA does regulate Ind use for "public" landing strips (i.e., prohibition of
residential uses within certain proximity), such regulation is not imposed upon private
strips.
CONCLUSION
In consideration of EDAB's recommendation on this matter, approval of the requested
rezoning cannot at this time be recommended. As such, either denial of the request or`a
withdrawal of the request by the applicant would be in order.
pc: Randy Schumacher
2
N O R T H
1 MILE
CITY OF LINO LAKES
MINNESOTA
EXHIBIT A - SITE LOCATION
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EXHIBIT B - DETAILED SITE LOCATION
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EXHIBIT C - LAND USE PLAN
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AGENDA ITEM V B
STAFF ORIGINATOR Alan Brixius, NAC
DATE December 8, 1995
TOPIC 95-32-Z, Roger Hokanson, Rezone, Aqua Lane and
Lake Drive, PUBLIC HEARING
BACKGROUND
Mr. Roger Hokanson has submitted a request to rezone a ± 1.6 acre tract of land located
north of Aqua Lane and t of Lake Drive from an R-4, High Density Residential to a GB,
General Business District zoning designation. The subject property lies directly southwest
of the recently approved Marshan Townhomes project.
Attached for reference:
Exhibit A - Site Location
Exhibit B - Detailed Site Location
Exhibit C - Land Use Plan
Exhibit D Marshan Townhome Development Plan
Recommendation
A change in zoning is considered a matter of City policy to be determined by City officials.
While the possible expansion of the City's tax base is considered consistent with
Comprehensive Plan policy, the fact that the actual use of the property is unknown at this
time raises potential compatibility concerns with neighboring residential uses. In this
regard, type and intensity of the anticipated commercial use bears heavily on the land use
decision", If commercial land use is seen as appropriate for the site, the following
processing options may be considered:
5775 Wayzata Blvd • Suite 555 • St. Louis Park. MN 55416 • (612) 595-963 -Fax. 595-9837
A. Rezone the property to a commercial designation which holds less potential for
adverse impact on adjacent properties (i.e., NB, Neighborhood Business or LB,
Limited Business). Such rezoning should be contingent upon an amendment to the
City's Comprehensive Plan (Land Use Plan).
B. Withhold action on the requested GB, General Business zoning designation until
such time as a specific use is proposed for the property. Such action would allow
the City to ensure land use compatibility.
ISSUES ANALYSIS
Existing Zoning. The subject property is currently zoned R-4, High Density Residential.
The purpose of the R-4 District is to:
Provide settings for multiple family housing in areas that have good
thoroughfare access, have proper relationship to other uses and are
accessible to major activity centers, recreation areas and shopping areas.
As referenced in previous consideration of the Marshan Townhomes project, it is the
applicant's intent to establish commercial uses upon the subject site. Because the existing
R-4 zoning of the property does not accommodate such commercial uses, a GB, General
Business zoning of the property has been requested.
GB, General Business Zoning District. As noted previously, the applicant has requested
a rezoning of the subject property to a GB, General Business designation. The purpose
of the GB District is to provide a wide variety of business uses including retail, service, and
semi -industrial uses which may serve other businesses and industries, as well as those
catering to shoppers needs.
The rezoning request has been made independent of an actual physical development
application. As such, actual future use of the site is unknown and is limited to the
permitted and conditional uses in the district. Considering that the subject site is (or will
be) bounded on three sides by residential uses, the possible location of an auto repair, car
wash, motor fuel station, etc. or similar intensity use raises genuine compatibility concerns.
In recognition of this concern, the following processing options should be given
consideration if commercial land use is deemed appropriate for the property:
1. Zoning of the property to a lower intensity commercial designation to provide a
greater assurance of use compatibility. Specifically, an NB, Neighborhood
Business or LB, Limited Business District designation should be considered.
2
2. Consider the rezoning of the property only at such time when a specific use has
been proposed.
Rezoning Evaluation Criteria. In consideration of rezoning requests, the possible
adverse effects of the amendment should be considered. Generally speaking, the City
Council and Planning Commission's judgement of the rezoning should be based upon, but
not limited to, the following factors:
1. The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
3. The proposed use's conformity with all performance standards contained herein
(i.e., parking, loading, noise, etc.).
4. The proposed use's effect upon the area in which it is proposed.
5. The proposed use's impact upon property values of the area in which it is proposed.
6. Traffic generation of the proposed use in relation to capabilities of streets serving
the property.
7 The proposed use's impact upon existing public services and facilities including
parks, schools, streets, and utilities, and its potential to overburden the City's
service capacity.
Comprehensive Plan. As shown on attached Exhibit C, the proposed commercial use
of the subject property is not consistent with the City's Land Use Plan which suggests
multiple family residential use of the site.
While the proposed commercial use is inconsistent with the City's Land Use Plan, several
policies outlined in the plan would tend to support the proposed use as outlined below:
•
Future community development shall take into account social, economic, and
environmental opportunities and constraints in an effort to provide an optimal
arrangement of future land use activities.
Moderately intense development (residential, commercial and industrial) shall be
encouraged to locate within Lino Lakes. The location of such land uses will be
consistent with the availability of public facilities, thoroughfare accessibility and
conformance with established adjacent land uses.
3
Where possible, land uses will be grouped together, according to similarity of their
characteristics, in order to minimize potential negative impacts. Where conflicting
land uses must be located adjacent to one another, steps will be taken to minimize
the potential negative impacts.
Urban development will be encouraged to locate within the areas of the community
where public investments (streets, utilities, police and fire protection, parks, etc.)
have already been provided to meet the needs of existing development. This policy
will be promoted in an effort to maximize benefit from existing public investments.
• Encourage integrated community or neighborhood based commercial centers to
develop as service nodes and discourage strip development.
While the preceding policies would tend to support the proposed land use, a change to the
City's Land Use Plan would be necessary to justify such zone change.
Compatibility. To determine the compatibility of the proposed use, it is further considered
beneficial to examine existing and anticipated land uses which surround the subject
property.
The following is a listing of land uses and zoning designations which lie adjacent to the
subject property:
Direction
Land Use
Zoning
North
Multiple Family
R-4
South
Commercial
GB
East
Multiple Family
R-4
West
Multiple Family
R-3
As shown above, the subject site is bounded on the north, east, and west by multiple family
residential development. Considering that actual use of the subject site is unknown at this
time, some concern exists in regard to land use compatibility. Of particular concern is the
array of uses allowed in the GB Zoning District which potentially could locate on the
subject site. It must be realized that approval of the requested zone change essentially
establishes that all permitted and conditional uses in the GB District would be acceptable
upon the subject property including automobile repair and service stations type uses.
In recognition of these concerns, consideration should be given to either applying a Tess
intensive commercial zoning designation to the property (i.e., NB, Neighborhood Business
or LB, Limited Business) or postponing consideration until such time as a specific use is
proposed.
Performance Standards. As part of future processing and future development upon the
subject site, all applicable City performance standards must be met.
Property Values. Considering that commercial land uses typically generate a greater
property tax return than multiple family residential uses, the proposed use is not expected
to lower area property values.
Traffic. Traffic generated by future commercial use of the subject site is believed to be
within the capabilities of County Road 49 and Aqua Lane which serve the property.
Public Services. As part of the rezoning consideration, findings should be made that the
proposed use will not overburden She City's public service capacity. The subject site lies
within the Metropolitan Urban Service Area. Commercial use of the subject property is not
expected to overburden the City's service capacity. This item will be subject to review and
recommendation by the City Engineer.
CONCLUSION
Decisions relating to land use appropriateness are considered matters of City policy to be
determined by City officials. While a possible expansion of the City's tax base is generally
consistent with Comprehensive Plan policy, the fact that the future use of the subject
property is unknown at this time raises potential compatibility concerns. In recognition of
such issues, consideration should be given to the processing options identified in the
Executive Summary of this report.
pc: Randy Schumacher
5
N O R T H
1 MILE
CITY OF LINO LAKES
MINNESOTA
EXHIBIT A - SITE LOCATION
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RESHANAU
EXHIBIT B - DETAILED SITE LOCATION
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EXHIBIT C - LAND USE PLAN
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EXHIBIT D - MARSHAN TOWNHOME DEVELOPMENT PLAN
AGENDA ITEM V C
STAFF ORIGINATOR Mary Kay Wyland
DATE December 8, 1995
TOPIC Metal Building Ordinance - CONTINUATION OF
PUBLIC HEARING
Brian Wessel, Economic Development Director has requested that this
item be incorporated into the general review of the Zoning
Ordinance update. He has been advised that this review should be
complete by the end of February with a Public Hearing scheduled for
the entire ordinance in February or March. Mr. Wessel will
address the P & Z Board at an upcoming work session when the site
plan review section of the ordinance is considered for review.
Staff would, therefore, recommend that the Public Hearing on the
Metal Building Ordinanceibe closed.
1. Close Public Hearing
1. Close Public Hearing
AGENDA ITEM V D
STAFF ORIGINATOR Mary Kay Wyland
DATE
TOPIC Animal Ordinance - CONTINUATION OF PUBLIC
HEARING
December 8, 1995
...............
to
................
At the last meeting of the Planning & Zoning Board, it was
determined that a committee of interested citizens would meet to
discuss the proposed ordinance. This meeting has been delayed to
mid-January. Staff would recommend that the Public Hearing on the
Animal Ordinance be continued to the February meeting of the P & Z
to allow the committee time to report back to the Board.
1. Continue Public Hearing to February 14, 1995
2. Close Public Hearing and republish at later date.
ENDA' ?l
1. Continue Public Hearing to February 14, 1995