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HomeMy WebLinkAbout04/09/2003 P&Z Packet• CITY OF LINO LAKES PLANNING & ZONING BOARD MEETING Wednesday, April 9, 2003 6:30 p.m. City Council Chambers (will not be televised on Ch. 16) AGENDA I. CALL TO ORDER AND ROLL CALL II. APPROVAL OF AGENDA III. APPROVAL OF MINUTES: March 12, 2003 IV. OPEN MIKE V. ACTION ITEMS II A. Elect a Chair & Vice Chair for 2003 B. CONTINUED PUBLIC HEARING, Bruggeman Properties, SE corner of Birch Street and Hodgson Road, Preliminary Plat, Rezone, CUP and Site Plan Review - Bob Kirmis, NAC VI. DICUSSION ITEMS A. 35E Corridor, Tri -City Coalition — Jeff Smyser B. Ravens Hollow, K -G Development/Rockey Goertz, east of Hodgson Road & west of Ware Road, south of the Fox Trace Subdivision — Bob Kirmis, NAC VII. ADJOURN • • • CITY OF LINO LAKES PLANNING & ZONING BOARD MINUTES I. CALL TO ORDER AND ROLL CALL Chair Schaps called the Lino Lakes Planning and Zoning Board meeting to order at 6:34 p.m., March 12, 2003. II. APPROVAL OF AGENDA III. APPROVAL OF MINUTES: February 12, 2003 Mr. Hyden made a MOTION approve the February 12, 2003 Minutes and was supported by Mr. Tralle. Motion carried 3 -0. IV. OPEN MIKE Chair Schaps declared open mike open at 6:35 p.m. There was no one present for Open Mike. Mr. Tralle made a MOTION to close Open Mike at 6:36 p.m., and was supported by Mr. Rafferty. Motion carried 3 -0. V. ACTION ITEMS A. CONTINUED PUBLIC HEARING, Bruggeman Properties, SE corner of Birch Street Staff stated the applicant had requested Preliminary Plat Approval to allow a three lot commercial subdivision, Rezoning to GB/PDO, Site and Building Plan Review, and a Conditional Use Permit for an accessory drive- through, on property located south of • Planning & Zoning Board March 12, 2003 Page 2 Birch Street and east of Hodgson Road. Staff noted they were continuing to work with the developer on certain issues and recommended tabling this item. Mr. Rafferty made a MOTION to continue the public hearing at the April, 2004 Planning & Zoning Board Meeting. The motion was supported by Mr. Tralle. Motion carried 3 -0. B. RJM Construction, Mueller Office Facility, SW corner of Lake Drive and James Street, Site Plan Review Staff explained the applicant was asking for a site and building plan review on a vacant commercial lot on the southeast corner of Lake Drive and James Street. Staff reviewed their March 12, 2003 report recommending approval of applicant's request and outlined seven recommendations. Chair Schaps invited applicant to make comment. John Patterson, RJM Construction, presented to the Board samples of material they were proposing to use on the building. He stated with respect to site lighting, they were in the process of revising it and they would comply with the City Ordinances. He stated the light fixtures located on the building were for aesthetic purposes only. They were low wattage, which would provide a low light. It would not be light enough to hit the ground or the eve of the building. He noted they would have no problems meeting staff s recommendations. Mr. Tralle made a MOTION to recommended approval of the Site and Building Plans and MUSA Allocation with the following conditions of approval: 1. The trash screening enclosure will use the same brick as the principal building. 2. Lighting must meet ordinance requirements of no more than 0.4 foot candles at the residential property line to the east, and no more than 1.0 at street centerlines. 3. The utility related modifications and comments as set forth in the City Engineer's memo, dated March 6, 2003, shall be incorporated into the final plans. 4. The grading and drainage related modifications and comments as set forth in the City Engineer's memo, dated March 6, 2003, shall be incorporated into the plans. 5. The grading and drainage plans shall be revised to include tree protection measures and measures to avoid soil compaction in designated infiltration areas. 6. The Landscaping Plan shall be revised to include City native seed schedule for all infiltration and ponding areas. • 7. The applicant shall enter into a Site Performance Agreement with the City. Such agreement shall provide for ongoing maintenance of ponding and infiltration areas. The motion was supported by Mr. Rafferty. Motion carried 3 -0. Planning & Zoning Board March 12, 2003 Page 3 • C. Frauenshuh Companies, Dairy Queen Grill & Chill, Lino Lakes Marketplace 2°d Addition, Site Plan Review and Conditional Use Permit for accessory drive - through Staff explained the applicant was requesting Site and Building Plan Approval and a Conditional Use Permit for an accessory drive- through for a Dairy Queen Grill & Chill. Staff reviewed their March 12, 2003 report recommending approval of applicants request and outlining their eight recommendations. Mr. Corson arrived at 6:58 p.m. Mr. Hyden asked with the change in the chimney brick, did this bring it in compliance with the PDO. Mr. Grochala indicated staff was comfortable with this change. Chair Schaps invited applicant to make comments. Nick Spreese, Architect, stated they had revised the elevations to incorporate the brick. He stated they did not have an exact brick color yet, but they would blend with the existing buildings in the area. He noted the panels on the building had a two -tone look on them. He stated Dairy Queen Corporation had approved of the changes being made. He noted they had maintained the buffer edge and had enlarged the islands to incorporate larger trees than shown. He stated they had modified the drive thru lane to a single lane with a pull off lane to be used for the drive thru, if necessary. He stated they had addressed every issue staff was requesting., which would make it unique. Mr. Rafferty asked if the panel would fade. Mr. Spreese replied those panels generally would not fade as a metallic color. Chair Schaps asked how many seats did the restaurant have. Mr. Spreese replied it had 82 seats. Mr. Corson asked if the internal street was going to be maintained by the corporation. Mr. Grochala replied it was a shared maintenance and street sweeping costs by the business owners in the area. Mr. Tralle asked what the fascia was made of above the eyebrow. Mr. Spreese replied it was a metal panel and it had a powdered, baked on finish. He noted it had a metallic look to it. Mr. Hyden made a MOTION to recommend approval of the Site and Building Plan Review and Conditional Use Permit for accessory drive- through with the following conditions of approval: 1. Building elevations shall be modified to incorporate face brick consistent with the material types and colors used throughout the Market Place Development with the exception of the stone treatment on the "chimneys." 2. Perimeter and interior landscaping will shall be provided in conformance with the MarketPlace PDO requirements. Islands located in the parking lot shall be landscaped and of sufficient width to accommodate the vegetation. Planning & Zoning Board March 12, 2003 Page 4 • 3. The plans shall be modified to the reduce the impervious surface to 75% or less. • • 4. The modifications and comments as set forth in the City Engineer's memo, dated March 6, 2003, shall be incorporated into the plans. 5. The ordering Kiosk, in the drive- through lane shall be relocated westerly to accommodate additional stacking. 6. The drive- through exit shall be extended to the south to route existing traffic through the jparking lot more uniformly. 7. The sidewalk area shall be modified to provide separation between the parking stalls. 8. The applicant shall enter into a Site Performance Agreement with the City. The motion was supported by Mr. Rafferty. Motion carried 4 -0. D. Michael McGough, 153 Parkview Drive, Variance Staff explained the applicant was requesting a variance to construct an addition onto his home. The proposed one -story addition would extend 10 feet into the required 30 -foot rear yard setback. Staff reviewed their March 12, 2003 report summarizing the five findings for a variance. Staff stated they were recommending denial of the variance request due to there being no unique circumstances or conditions on the property which were creating a hardship situation. Chair Schaps invited applicant to make comment. Mike McGough, 153 Parkview Drive, stated he had lived in his home since 1994. He stated he liked the neighborhood and he did not want to do something him or his neighbors did not like and therefore, he did not want to turn the addition sideways. He noted he believed he did have a hardship with the layout of the property. He stated this was the best way he could architecturally add the addition. He stated if he tilted the addition 90 degrees, he would have a big lean to shed out the back of his house. He indicated his neighbors had no objection to the addition as proposed. Chair Schaps asked if there was a patio in existence. Mr. McGough replied there was. He noted he would landscape all of the way around the addition. He noted he had a comer lot and because of that, he had three 30 feet setbacks, which was also, in his opinion, a hardship. Mr. Corson made a MOTION to recommend denial of the variance request due to there being no unique circumstances or conditions on the property which were creating a hardship situation. The motion was supported by Mr. Tralle. Motion carried 4 -0. • Planning & Zoning Board March 12, 2003 Page 5 E. William Noel, 346 Carl Street Staff explained applicant was requesting a variance to construct a 2,400 sq.ft. hanger, to be placed 135 feet from the right -of -way of Carl Street, which is closer to the street than the principle structure. Staff reviewed their March 12, 2003 report summarizing the five findings for a variance. Staff stated they were recommending approval of the variance request as hardship and unique physical circumstances, in the form of the transition air space /safety zone of the Lino Park Air Strip, have been demonstrated. That is, if the hanger were placed behind the house, it would impinge on the safety zone and create a potential safety issue. Chair Schaps invited applicant to make comment. William Noel, 346 Carl Street, stated the hanger he was proposing was not as large as his neighbors. He noted the hanger was two -toned and was in keeping with the other buildings and the neighborhood. He indicated he would be planting additional landscaping that should obscure the hanger more. Chair Schaps asked if this hanger would be big enough for his use. Mr. Noel replied it was. It would provide for two airplanes and a shop in the back. Mr. Corson asked if the hanger door would face to the south. Mr. Noel replied that was correct. Mr. Corson asked if the hanger would match the house. Mr. Noel replied it would match the home as closely as possible. He noted the association governed the hanger materials and colors. Mr. Hyden made a MOTION to approve the variance to allow an accessory building (hanger) to be placed closer to the front lot line than the principal structure due to this being a unique physical circumstance and that hardship, in the form of the transition air space /safety zone, had been demonstrated. The motion was supported by Mr. Corson. Motion carried 4 -0. VI. DISCUSSION ITEMS Mr. Grochala noted the City Council had approved the second reading of the Zoning Ordinance. VII. ADJOURNMENT Mr. Corson made a MOTION to adjourn the meeting at 7:52 p.m. and was supported by Mr. Tralle. Motion carried 4 -0. Respectfully submitted, Kathy Altman, Recording Secretary TimeSaver Off Site Secretarial, Inc. • • AGENDA ITEM V. B STAFF ORIGINATOR: Bob Kirmis (NAC) P AND Z MEETING DATE: April 9, 2003 TOPIC: CONTINUED PUBLIC HEARING: Bruggeman Properties - Rezoning, Preliminary Plat, Site & Building Plan Review and CUP (for accessory drive- through) BACKGROUND Bruggeman Properties has requested preliminary plat approval to allow a three lot, commercial subdivision on property located south of Birch Street and east of Hodgson Road. The development site overlays 33.3 acres of land, 24.8 acres of which is to be reserved for future medium density development. The western portion of the site lies within the shoreland overlay district of Baldwin Lake. To accommodate the development proposal, the following approvals are necessary: 1. Rezoning of a portion of the property from R -3, Medium Density Residential to GB, General Business/PUD (to allow private streets and multiple buildings on a single lot) 2. Preliminary Plat 3. Site and Building Plan for a 12,160 square foot retail center 4. CUP for an accessory drive- through facility (accessory to the retail center) While detailed plans have not been submitted at this time, future plans for the site include a motor fuel station (with accessory carwash), a fast food restaurant (with accessory drive- through) and a 7,125 square foot office building /daycare facility. This request was first considered at the February 12, 2003 Planning and Zoning Board meeting. As a result of design- related concerns cited by City staff and land use concerns raised in public testimony, the Planning and Zoning Board continued the public hearing pending resolution of these matters. Of primary issue raised in public testimony were concerns over the inclusion of a motor fuel station in the project. Prior to moving forward with extensive site design modifications, both the applicant and City staff request Planning and Zoning Board input regarding the proposed use of the property. The purpose of this report therefore, is simply to provide a fundamental discussion regarding the following: 1. Comprehensive Plan guidance of the property 2. Zoning district alternatives /evaluation 3. Site specific uses • • Bruggeman Properties Page 2 of 8 This review is based on the following plan submittals: Concept Sketch dated 3/25/03 Site Plan dated 3/27/03 Individual Site Plans dated 3/27/03 ANALYSIS Comprehensive Plan The City's Comprehensive Plan was drafted in 1998 and adopted in 2002. The comprehensive plan establishes plans and policies for guiding the City's growth in a manner that is rational, efficient and desirable through the year 2020. Of primary importance in the preparation of the plan was determining how much the City should be allowed to grow, where urban development should be allowed to occur, and what specific uses should be allowed within designated growth areas. Once undeveloped areas have been identified as urban growth areas, their future use is directed both by various policies within the Comprehensive Plan and the official Land Use Plan. The subject site lies within Planning District 4 of the Comprehensive Plan. The District 4 Land Use Plan guides the northeast and southeast corners of the Hodgson Road/Birch Street intersection for commercial uses. In regard to the subject site, commercial uses are indicated in the northwest corner of the property with medium density residential uses on the balance of the site. In addition to directing commercial uses at the Hodgson Road/Birch Street intersection, the plan includes specific recommendations in regard to commercial uses within the district. Specifically, the plan states the following: The commercial uses within District 4 are located near major street intersections. The commercial locations are oriented to serve nearby neighborhoods. In this respect, the City will regulate future commercial development to control land use intensity and establish both site and building designs that will be compatible with surrounding residential uses. Attention will be given to site design, building architecture, green space, setbacks, access, signage and lighting to create attractive commercial locations. In the case of the commercial land use areas located at the corners of Hodgson and Birch Street, the City will promote the integration of the commercial and adjoining medium density land uses in a cohesive design that promotes a physical sense of neighborhood and an inter - relationship between the two land uses. • As noted above, the Comprehensive Plan states that commercial uses in this area of the City are to be "oriented" to serve nearby neighborhoods. To some degree, this statement may provide • Bruggeman Properties Page 3 of 8 some flexibility depending on the development proposal. On one hand, the intention could be understood to promote only neighborhood uses. On the other hand however, the directive could allow for a broader range of commercial uses (as dictated by site characteristics) provided such uses be oriented or designed such that they are compatible with the surrounding neighborhood. Zoning District Alternatives As noted previously, the northwest corner of the subject site is guided for future commercial use. To implement the land use directive of the Comprehensive Plan, it is necessary to rezone the property from R -3, Medium Density Residential to a commercial zoning designation. The pending Zoning Ordinance Update includes three commercial zoning districts. The districts and their intended purposes are listed below (see attachment for listing of allowed uses): Neighborhood Business District. Summary: The purpose of the NB, Neighborhood Business District is to provide for the establishment of local businesses for convenience, limited office, retail or service outlets which deal directly with the daily requirements of the immediate neighborhood and which are located along a collector or arterial roadway. These businesses are not intended to draw customers from the entire community. Permitted uses in this district include but are not limited to offices, retail businesses (without drive - through service facilities), restaurants (without drive - through service facilities). Commercial daycare facilities are listed as conditional uses in the district. The NB District prohibits motor fuel stations and accessory drive through facilities such as those being proposed. Comment: The Comprehensive Plan states that commercial locations in the area (Planning District #4) are oriented to serve nearby neighborhoods. If the intention of the plan directive is to exclusively serve neighboring residents, than it would appear that the application of the NB District may be justified. If however, the plan intends to allow a broader range of uses provided they are compatible with the neighborhood, an alternative district designation may be more appropriate. To be noted however, is that the application of the district to the site would create an inconsistent zoning pattem in the area. Allowable uses would differ from uses approved for the Spirit Hills project across the street to the north. Limited Business District Summary: According to the Zoning Ordinance, Limited Business District designations are to be applied in areas which are suitable only for commercial uses of a limited (less intense) nature. This may be due to the close proximity of residential uses. This may • • Bruggeman Properties Page 4 of 8 include high quality commercial areas such as an office park development. Also, the LB District can be used as a transitional district or buffer between non - compatible uses such as intense commercial (GB) and residential uses. Like the Neighborhood Business District, the LB District likewise lists offices, retail business as permitted uses and commercial daycare facilities as a conditional use. Unlike the NB District however, accessory drive through service facilities and motor fuel stations are allowed by conditional use permit. Comment: According to the Zoning Ordinance, Limited Business Districts are intended for commercial use of a limited nature, potentially as a buffer between non compatible uses. The intersection of Birch and Hodgson sees a high traffic level. Property on the north side of Birch is zoned General Business. The proposed new commercial development is on the southeast corner of the intersection. The remainder of the site is guided for medium density residential. Low density, single family homes exist on the western side of Hodgson. An LB commercial district would fulfill a transitional purpose. Once again however, the application of the LB District would create inconsistent commercial zoning application in the area. General Business District Summary: GB, General Business Districts contain a wide variety of business uses including retail, service, and semi - industrial uses. As such, they may contain businesses which tend to serve other business and industry as well as those catering to shoppers needs. Of the three commercial zoning districts, the GB District allows the greatest variety and intensity of uses. Aside from offices and retail businesses, other permitted uses include greenhouses and theaters. Unlike the Limited Business District, drive through service facilities are listed as a permitted accessory use. Conditional uses allowed in the district include bus garages, carwashes, motor fuel stations, automobile and truck repair and contractor shops. Comment: According to the Zoning Ordinance, the purpose of the GB District is to accommodate a wide variety of business uses including retail, service, and semi - industrial uses. While several uses within the GB District are considered compatible within the context of the neighborhood in question, there clearly are several uses that may not be appropriate upon the subject property (i.e. bus garages). • Bruggeman Properties Page 5 of 8 Recognizing that both Hodgson Road and Birch Street are major carriers of traffic and accommodate traffic movements through the City, the subject site could be expected to draw customers well beyond the scale of the immediate neighborhood. With the subject site having visual exposure similar to the Spirit Hills project to the north, it is believed that some precedent may exist to establish a homogeneous "General Business District" in the area. Planned Unit Development Summary: Generally speaking, planned unit development is intended to allow for various design flexibilities or a mixture of uses in return for a higher quality development product. The new zoning ordinance allows planned unit development to be applied either as a conditional use permit within a zoning district or as a distinct base zoning district that allows the regulation of uses. When applied as a conditional use permit, the PUD allows flexibility from certain performance requirements of the ordinance provided land uses are consistent with those allowed in the applicable base zoning district. As a base zoning district, the PUD has the ability to regulate both specific uses and development design features. Comment: If it is the opinion of City Officials that a motor fuel station and an accessory drive- through facility can compatibly exist on the site with proper site design, the application of a Planned Unit Development zoning designation may be appropriate. Such designation would grant the applicant development rights similar to that of the Spirit Hills development while ensuring that other more intense uses do not locate on the property. The planned unit zoning district would also allow the City to impose design related standards necessary to mitigate and potential adverse impacts of the proposed uses. Site Specific Uses The subject site is unique in that it is bounded on three sides by high volume roadways. In the City's transportation plan, Hodgson Road (west of the site) is classified as a minor arterial. Birch Street (north of the site) is a major collector. Ware Road, which borders the site on the east, is classified as a minor collector street. Obviously, traffic volumes in the area and associated visibility make the subject site an attractive location for commercial uses. By design, there are certain uses that are unique to the various commercial zoning districts. For example, private clubs and lodges are not allowed in Neighborhood Business Districts but are • • • Bruggeman Properties Page 6of8 allowed in Limited Business and General Business Districts as conditional uses. Such use allowance is based upon the assumption that private clubs and lodges uses serve liquor (an activity not allowed in neighborhood business zones) and that such activity holds a potential for negative impact. While the allowance of a restaurant serving liquor may not be generally appropriate within a neighborhood district, question exists whether or not such activity could be considered an acceptable use on the property if it were of a scale appropriate to the area and designed with sensitivity to the surrounding neighborhoods. Another example is the prohibition of "off -site service businesses" in Neighborhood Business Districts. By definition, "off -site service businesses" are businesses that provide services at the customer's location rather than at the location of the business. These include delivery services, catering services, plumbing and sewer services. Generally speaking such uses draw from area beyond the immediate area and are not specifically oriented to serve the only the immediate neighborhood, though the immediate neighborhoods would be served. However, many of these uses normally involve larger vehicles and storage needs for equipment and materials. These elements are inherent to these types of businesses, and cannot be eliminated by site and building design changes. Thus, such uses would not be a desirable fit for the site in question. Retail businesses and restaurants are permitted within Neighborhood Businesses Districts provided they do not include an accessory drive- through facility. Typically, such activities present few compatibility concerns and include uses such as gift shops, book stores, travel bureaus, hardware stores etc.). It is believed any of these uses, as well as office -type uses, could compatibly exist upon the subject property. In contrast, retail uses and restaurants that include accessory drive through facilities are listed as conditional uses in the Limited Business District and as permitted outright in General Business Districts. If such uses were to locate upon the subject site, assurances would need to be made through proper site design that possible negative impacts of the drive- through facility are adequately addressed. Motor fuel stations are prohibited within Neighborhood Business Districts and allowed as conditional uses within Limited Business and General Business Districts. Of primary issue in regard to the development application is whether or not opposition to the motor fuel station component of the project is based on upon concerns that are correctable and can be addressed (such as the pump visibility, signage, etc) through creative site design. To be realized is that traffic volumes alone may be a questionable basis for use prohibition as the volumes generated by the motor fuel stations are within the capabilities of streets serving the property and that the potential exists for other uses within the district to generate equal or even greater volumes of traffic. Recognizing that motor fuel stations hold a potential for adverse impacts, the LB and GB districts impose an extensive number of conditions on such uses. These conditions address the following: • • Bruggeman Properties Page 7 of 8 • Gas pump /underground tank accessibility • Architectural standards (color, scale, functional plan, building materials) • Canopies (location, height, illumination, color, materials, signage) • Gas pumps (installation, island design) • Drainage • Dust control • Landscaping • Lighting • Circulation • Loading • Off -street parking • Noise • Outside storage • Outside storage, sales and service • Refuse Prior to this development application moving forward with extensive site plan modifications, input is requested regarding specific objectionable features of motor fuel stations. The intent of such discussion is to determine if the concerns of neighboring residents and Planning and Zoning Board members can be mitigated through creative site design. While concerns regarding the proposed motor fuel station have been most evident, concern has also been voiced in regard to the proposed fast food restaurant. As in the case of the motor fuel station component, the applicant would like direction regarding the acceptability of the fast food restaurant prior to moving forward with substantial plan modifications. RECOMMENDATION Prior to moving forward with extensive plan revisions, the applicant and City Staff have requested input from the Planning and Zoning Board regarding the acceptability of the proposed land uses. Of specific question is whether concerns over the motor fuel station component are design related and could potentially be rectified through a creative design solution. A second and obviously related question involves the appropriate zoning the property. In review of the Comprehensive Plan, it is clear that it promotes commercial uses that are oriented to serve nearby neighborhoods. Whether or not specific uses fall within that directive is open to debate. • • Bruggeman Properties Page 8 of 8 It is also clear that several of the uses allowed in the GB zoning District (the district designation requested by the applicant) would not be appropriate upon the site. These uses include bus garages, contractor shops, etc. The LB district provides a median between the GB and the NB. For example, the LB does not allow bus garages or contractor shops, but it does allow drive - through facilities and motor fuel stations. The question is whether concerns over specific uses are based on unavoidable aspects of those uses, or if the concerns are based on elements that can be addressed through site and building design. If redesigning the specific elements can resolve problems and avoid negative impacts, the use itself can be acceptable. If concerns regarding specific uses cannot be overcome through site and building design efforts, the zoning designation to be applied should not allow for those uses. ATTACHMENTS Matrix of Allowable Uses In Business Districts Concept Sketch Site Plan Individual Site Plans BRUGGEMAN PROPEERTIESAINO LAKES CAProjects\0wgs-Geeg-2,BRUGGEMAN-150,LINO LAKES-I50023,,.. Layout3-20.03,wg 03/26/2003 0213:36 PM CST CONCEPT SKETCH BRUGGEMAN PROPERTIES w -J 2 CITY OF LINO LAKES, MINNESOTA OVR ER /DEVELOPER • SCALE 100 150 200 300 400 IN FEET C1 0 4 0 KEYNOTES DESCPOPTION ONUMENT SIGN BITUMINOUS VALK PATH PROOF OF PARKING(13 STALLS) HANDICAP CONCRETE ACCESS ISLE COLORED CONCRETE SPEED )(U MP CONCRETE CURB AND GUTTER CONCRETE SIDEWALK BERM FOR VISUAL BARRIER ST DNE 1 METAL VALL UNDERGROUND TANKS SITE STATISTICS CURRENT LAND USE - FARM AND RESIDENCE PROPOSED USE - OFFICE, RESTAURANT, RETAIL AND RESIDENTIAL CURRENT ZONING - R-1, R -3, AND RETAIL PROPOSED ZONING - LB AND R -3 LOT 1 AREA, 143,895 SF. • 3.30 ACRES 83.605 SF IMPERVIOUS 580 LOT 2 AREA 45248 S.F. • 1.04 ACRES 26,134 SF IMPERVIOUS • 57.7X LOT 3 AREA. 50250 S.F. 1.15 ACRES 29,330 SF IMPERVIOUS • 5440 OUTLOT A (INCL. ST.) 1,111,621 S. • 2552 ACRES TOTAL SITE AREA, 1,351,014 SF. • 31.01 ACRES SETBACKS. ARTFRIAL_STRFETS BEBB. BUILDING, PARKING. PARKING REQUIREMENTS, 40' -0' 30' -0' 15' -O 10' -0' RETAIL 1/200 SF. (11400 SF /200) • 57 REQUIRED C -STORE 4 + 1 /EACH SHIFT EMPLOYEE (4 SHIFT EMP.) • 8 REQUIRED TOTAL REQUIRED LOT 1 • 65 STALLS OFFICE 3 1/200 S.F. 0,755 SF /200) • 32 REQUIRED FAST F000 15/1,000 S.F. DINING (1,300 SF DINING /1,000) 15 REQUIRED TOTAL REQUIRED • 112 STALLS PARKING PROVIDED, LOT 1, 70 HANDICAP REQUIRED - 2, PROVIDED - 2 LOT 2. 35 HANDICAP REQUIRED - 2, PROVIDED 2 LOT 3. 33 HANDICAP REQUIRED - 2. PROVIDED - 2 (14 PROOF OF PARKING) TOTAL, 138 HANDICAP REQUIRED - 6, PROVIDED - 6 0 50 )00 200 1 Itf 41 aul 1111 1111 niAIJzi. 6a j c7k limme1s/ ∎ter y =I 1 O �.��0 -mow we _ _�.,�• N NO1dm�M IgldnvH Maim 0 al411•11arali) (Matra r ardliPM1 SKETCH PLAN - OVERALL .ITS E ARCHITECT I HEREBY CERTIFY THAT THIS PLAN AND SPECIFICATION VAS PREPARED BY ME IR UNDER MY DIRECT SUPERVISION AND THAT I AN A DILLY REGISTERED ARCHITECT UNDER THE LAYS OF THE STATE 6MNNESOTA AS SIGNIFIED BY MY HAND AND SEAL. APETER HILGER 85862 SEAL REVISIONS LINO LAKES DEVELOPMEN SITE PLAN DATE 0127.03 SCALE 1,50' DRAWN BY Da CHECKED BT APH SP-2 JOB K 02 -041 ARCHITECT =± . �� . 041 y ; •.. ::: ii ',o li : : : : : :'rr OO O I io IN• -- - _ - • �•L -_- ~'', !".4 PREPARED BY ME DR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED ARCHITECT UNDER THE LAWS OF THE STATE DE MINNESOTA PARK I , 8ETBA �• PARKING 8lTBA - �� rILDIN SETS CK - .. ■ a /�T!a . G -. 0 . - , •�1 • �iIO SEAL ,, /. 4 ilti � I j Ij!.h:!' irefit itt.si i_. Al.lii iit i,e, • :r:: .: .. - y s O s 4h C. o B : % \ \ s ' \ S. tto s. I \ t 4I'' \ kr` \I 1'II♦ \ w ' f ' ♦♦♦ y I 4 D © .. ll �, nrGGiiCiiiii-' - - -- C(iZnr,,.,•rtfbl - • CONVENIENCE STORE SITE 1 " :40' 3 QSR SITE 1• :40' y r 0 .nu_itrpriGSiiiii ® ® 1 _IL -IT � �' ■® : i : ■ �s I y� �y ` ' ; , I j I iuI••I I •� :I:■ r:■ ° �i �® � Ics• � J '" ................ 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Ill s. \ I •,1.. a 0iinerr /De77elooer KG OEVELOPIIENT INC. 360th Street' - North Brooch, MN 55056 PHONE (651) 674 -8034 1 1 �^ JE1 /4cer. See. 31 i M,m0.L 1 .i to VICINITY MAP ▪ saes AREA BREAKDOWN TOTAL LOTS = 42 LOTS PLUS ONE OUTLOT SMALLEST LOT AREA - 11.200 SO. FT. LARGEST LOT AREA - 30.147 S0. FT. AVERAGE LOT • -1 = 7 6.865 5..^ .7: UPLAND AREA - 20.89 AC. TOTAL GROSS AREA = 959.188 50. FT. (22_08. At-) BUILDABLE AREA = 14.94 Ac.(IXCL ROW & WETLANDS) PROPOSED OPEN SPACE = 251.796 S0. FT. (5.78 At.) NOTE: PROPOSED ZONING. FOLLOW THE CHAPTER 1000, SUBDIVISION AND PLATTING GUIDELINES. 0 T is u=? „LaiNtAal rr0 tea !s .sotsal n I 1 >0 II.) MAMA en IL • J • .00.1. V../ ILO a 1O1 710710.0 l -tip' 9.071 ggi8 R•0.® MIK 1 n a 1' 107.70 SAN 111 90010 21Ag 22.9 sq. (16.728 sq. ft.) 907.7 \ ea I A0 11 I ! I N 30.147 sq. ft. \ - 907 -I i /48913•01'8/ 284.30 1 /1 Jv 0.P O O L_ 90 -bed ay' / ,E 21,513 s ._ 90074 1■0.72 24.282 >q 8. I 1 0.W \ LEGEND tr1 900.41 1320.87 \ � ` -- -9_ I H89 04'35 W 170.07E5 COSMO CONTOUR OENOIES 1REE l7NE OE7I01E5 PROPOSED ELEVATION • 0000 DENOTES COSMO ELEVATION Q DENOTES 1051105 POWER POLE 01110715 SANITARY SEWER MANHOLE - OE - OENO1E5 0ve7tl1EAD ELECTRIC O MOTES CAST MOi LONMENT r :JV1i a 0.r ,,. t a ^rwLL . • 0.v S Me d N 1/2, N 1/2 of S 1/2. NE 1/4. SE 1/4. \ TREE IDENTIFICATION SAD - 1011E OAK DI A. P - PINE 1». RO - RED OAK DMA. GRAPHIC- SCALE - e e e NO (10088?) 1 hereby certify that this survey. pion otszort eaa prepored by me or under my a.partim and that 1 am a buy Registered led Sveya um= the loos of the Slots of WN.roka Dole ReOatrolion No. 16213 i f.atl i�iaer • • • AGENDA ITEM VI. A STAFF ORIGINATOR: Jeff Smyser P & Z MEETING DATE: April 9, 2003 TOPIC: Discussion of I -35E Issues BACKGROUND The I -35E corridor is an important element in Lino Lakes. It is part of the federal transportation system. It provides access to other suburbs, the metropolitan core, Greater Minnesota, and other states. It also creates opportunities and challenges for land use planning in local communities. These issues have led to the creation of a coalition of communities formed to address the opportunities and challenges. Originally called the Tri -City Coalition, it began with Hugo, Centerville, and Lino Lakes. The group has expanded to include Anoka County, Washington County, and Columbus Township. The second meeting occurred on March 20. We are working toward a jointly funded study of the I -35E corridor. While the study may focus on transportation, this will require examining future land uses along the corridor. DISCUSSION TOPIC The goal for the next meeting is for each community /jurisdiction to bring a list of issues to be considered when the group establishes a work plan for the study. Staff thought it would be a good idea to start with ideas from the P & Z when drafting a list for discussion by the City Council. The Council will finalize the list of issues that Lino Lakes will offer to the corridor group at its next meeting. • • • AGENDA ITEM VI. B STAFF ORIGINATOR: Jeff Smyser, P & Z MEETING DATE: April 9, 2003 TOPIC: Discussion of Ravens Hollow Plat BACKGROUND Ravens Hollow is a project proposed for land between Hodgson and Ware Roads, immediately south of the Fox Trace development. The developer, Rockey Goertz, has had a meeting with the neighbors. As the review of this project has progressed, several issues have arisen. Staff would like to discuss the project with the P & Z without action being taken. After the discussion, we likely will schedule a public hearing for the May P & Z meeting. The main issue is that the comprehensive plan guides over 'A of the site for medium density residential. This means 3 -6 units per acre. If the project does not comply with this density, an amendment of the comprehensive plan would be required. This site is zoned Rural, and a rezoning is needed for urban development. A rezoning is an amendment to the zoning ordinance. State law clearly prohibits a zoning amendment that conflicts with the comprehensive plan. Another issue is the City's requirements regarding the annual number of units and amount of MUSA allocation to be approved. Road access —to Hodgson Rd., Ware Rd., Linda Lane, and future development —is a planning challenge for this project. The many existing, offset road intersections in the area is a particularly difficult issue. Piecemeal development without a larger view of transportation needs has resulted in too many local roads creating T intersections with collector streets in a disorganized pattern. Staff is examining the situation further to see what options may be possible. We will present additional information as part of the discussion. • • • IRIMEMM 1 I a y Ora �6 b1�va UV o° ° p d ANICIMIE Q aDo a Veit .� os V MERVIN aaommartieniiiiWzriavethi Ikea *9 e pL IFW6oi� n ° AMTINME _ .®md tOeeoeeeetIMIC • K' of 7# a ' oo �0 "© ailo Voiintb M o t immi l■Im63 H ©I %I0 ,m ANOKA COUNTY S 'VEY•R DRAWN SEP. 1974 REVISED REVISED NOV.1978 REV. REV. MAR.1980 REV. REV. SEP. 1981 REV. REV. DEC.I982 REV. REV. JULYI985 REV. REV. DEC. 1985 REV. JAN. 1987 MAY 1988 AUG. 1989 FEB. 1991 FEB. 1992 FEB. 1993 MAY 1994 SCALE I°=1500' REVISED REV. REV, REV. REV. REV. REV. REV. NOV. 1994 JAN. 1996 JULY 1997 JULY 1998 AUG. 1999 SEPT. 2000 MAY 2001 JULY 2002 0 1/4 I, MILE 3/4 LOCATION MAP Coo.t/olferto)pie AA,/ 4,1,4 aoe /900 • BALD\VIN C`M ''APPLE 4N •