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HomeMy WebLinkAbout05/13/1998 P&Z Minutes• • • Planning & Zoning Board May 13, 1998 Page 1 CITY OF LINO LAKES PLANNING & ZONING BOARD MINUTES DATE TIME STARTED TIME ENDED MEMBERS PRESENT MEMBERS ABSENT STAFF PRESENT : May 13, 1998 . 6:35 P.M. . 8:50 P.M. : Corson, Dunn, Johnson, Schaps, Shilling and Trehus : Robinson : Planning Coordinator Wyland, Economic Development Director Wessel, and City Engineer Ahrens I. CALL TO ORDER AND ROLL CALL Chair Schaps called the Lino Lakes Planning & Zoning Board meeting to order at 6:35 p.m., May 13, 1998. II. APPROVAL OF MINUTES - April 8, 1998 Mr. Johnson noted that the Nations Bank, listed on page 13, paragraph 4, should be listed as the Lakeland National Bank. Mr. Johnson made a MOTION to approve the amended minutes of the May 13, 1998, meeting of the Lino Lakes Planning & Zoning Board, and was supported by Mr. Schilling. Motion carried 6 -0. III. APPROVAL OF AGENDA The agenda was approved as submitted. IV. OPEN MIKE Chair Schaps declared the Open Mike portion of the meeting open at 6:36 p.m. There were no comments. Mr. Johnson made a MOTION to close the Open Mike portion of the meeting at 6:36 p.m., and was supported by Mr. Corson. Motion carried 6 -0. Planning & Zoning Board May 13, 1998 Page 2 V. ACTION ITEMS A. Collova Builders, Rezone & Preliminary Plat, 250 & 260 Linda Avenue This item had been tabled at the March 11, 1998, Planning and Zoning meeting, after closing the Public Hearing. The actual motion called for tabling the item "until such time as adequate sewer capacity is determined, a wetland delineation is provided, and a neighborhood meeting is held." The City Engineer has determined that adequate capacity does exist in the sewer main serving these properties. The wetland on the site has been delineated and determined to consist of the existing ponding area. A drainage and grading plan has been submitted for review and approval by the City Engineer. A neighborhood meeting was held to discuss concerns of the adjoining property owners. Ms. Wyland explained that this request requires action on three items. The rezoning, the preliminary plat, and the interim MUSA reserve. Tony Sampair, representative for Mr. Collova, explained to the Board that Collova Builders has completed all the items outlined by the Planning and Zoning Board at the March 11, 1998, Planning and Zoning meeting. Mr. Sampair noted that per the neighborhood meeting the proposed lot dimensions had changed. Regarding the wetland delineation, it had been shown that the development would not be a negative impact. The City Engineer has approved the sewer capacity. Collova Builders has received a UPA letter for approval. They have also applied for a permit from the Rice Creek Watershed and should receive the permit by the end of the month. Chair Schaps asked what issues had been discussed at the neighborhood meeting. Mr. Sampair explained that the issues discussed were lot width, maintaining the character of the neighborhood, garage location at 260 Linda Avenue, and drainage. Mr. Sampair stated that their lots far exceeded the square footage and depth requirements of the R -1 X zoning, which would in fact maintain the character of the neighborhood. Collova Builders have maximized the lots as much as possible, turning the corner lot around which eliminates the need for a variance. The builder does have a plan regarding the garage location at 260 Linda Avenue. They also have a plan to alleviate the water and drainage problem. Mr. Dunn asked why Collova Builders had withdrawn the offer pursuing the R-1X rezoning. Mr. Sampair indicated that they had never pursued that option because the proposed square footage far exceeds the lot requirements of R -1 X. Ms. Wyland explained that the difference in homes regarding R -1 and R -1X is in, exclusive of garage area. • • • • • • Planning & Zoning Board May 13, 1998 Page 3 Mr. Dunn noted that most homes in this area are zoned R -X1. Mr. Sampair indicated that Collova Builders can meet the R -X1 requirements. He believes that Collova Builders has done a good job meeting all the requirements the Planning and Zoning Board has specified. He thanked Ms. Wyland and the neighborhood for all of their help and input. Mr. Ahrens, City Engineer, asked the project engineer to address the drainage issues. Roger Nelson, project engineer, referred to a map that specified the site location. He stated that the existing streets were in good shape, having no curbs or ditches. He indicated that drainage is currently a problem, especially in the spring. He is proposing a natural high point on Linda Avenue and improving the ditch by making it deeper, going west to south with a culvert under the driveways. Chair Schaps asked if that was the present flow of the drainage. Mr. Nelson stated that basically it was, with overflow occurring in the spring. The internal drainage would be improved by enlarging the pond and creating a new pond to accommodate increased run- off. Mr. Johnson asked where the water would flow after it left the site. Mr. Nelson indicated that the overflow would flow along a ditch running east and trail southward with a culvert. It would connect to a large basin under Lorraine Avenue to the west and then into a County ditch and end up in Baldwin Lake. Mr. Johnson asked where flooding problems were most likely to occur. Mr. Nelson stated that flooding could be a problem in the intersection, but would not affect any homes. He noted that the one home next to the pond currently has a problem with water on the lawn. Mr. Corson questioned when the flooding would occur. Mr. Nelson said that anything beyond a 100 year storm would flood. Mr. Trehus asked how much additional run -off will be generated due to the new homes. Mr. Nelson explained that approximately 6,000 cubic feet of additional run -off would occur. Mr. Trehus inquired about creating a storage area on site. Mr. Nelson stated they have provided for on -site ponding. Mr. Schilling asked if the storage area would be designed only to handle the additional run -off or much more flooding. Mr. Nelson indicated it would be designed for only the additional run -off, they would not make it any larger than necessary. Mr. Ahrens stated that the improvements Mr. Nelson described would improve the current drainage on the streets. He is concerned about the additional run -off that would be generated from more housing. He would like to see the evidence that there would be no net increase of run -off. Planning & Zoning Board May 13, 1998 Page 4 Chair Schaps asked for brief comments from any citizens in the audience who wished to express their opinion regarding the project. Judy Bruner, 270 Linda Avenue, stated that the drawings Collova Builders had presented were incorrect. She referred to a map of the current development. She believes that R -1 is not consistent with the area. The project would triple the density of homes in the area. She is also concerned with tearing down of many trees, smaller frontages than the area currently has, sewer, and drainage. Ms. Bruner indicated that smaller frontages would be totally inconsistent with the neighborhood. Although everyone in the area is using a septic system, they do not want to eliminate the option of hooking up to sewer. She would like to keep the rural look of the area. Ms. Bruner referred to a petition regarding the project, noting that no one had refused to sign it. Tom Bruner, 270 Linda Avenue, stated that his main concern regarding the project was water management. He believes that the soil would not be able to soak up the additional run -off and pond overflow. He stated that the culverts were designed for a small area only. Mr. Bruner indicated he owned one of the ponds, and the culvert put in 15 years ago was basically a 10" PVC pipe, meant for the trail only and would not accommodate the whole block. Currently, the ponds take approximately one month to return to the normal level after a rainfall. The proposed pond in the rear of the development will overflow into the two ponds that already overflow. He asked that the Board take his concerns into consideration. Peter Rosenthal, 288 Rohavic, stated that he also owned one of the ponds. He feels that if the City approves the R -1 zoning, it would have a negative impact. He hopes the Board will take the whole street into consideration, addressing the curbs, gutters, and road work. Connie Grundhofer, 235 Linda Avenue, addressed the issue of infiltration. Developing two lots into six lots would result in wide open lawns that would require more chemicals. When the overflow of water runs into the ponds with these chemicals from the lawns, the pond life would be affected as well as Baldwin Lake. Ms. Grundhofer also noted that the proposed division of land was extremely small and would be inconsistent with the current lots. Leon Moll, 6251 Laurene, stated that he agreed with all the above comments, noting he was opposed to the narrow frontages. Jim Kurkowski, 239 Linda Avenue, explained that he is fairly new to the neighborhood, and very rarely saw his neighbors. One of the reasons he purchased a home in this area was because there are few homes around his lot. Judy Twohy, 6119 Hodgson, stated that she lived on one side of the current drainage ponds and was very concerned about the elimination of any wildlife in the area. • • Planning & Zoning Board May 13, 1998 Page 5 Paul Marano, 6170 Oakwood Drive, explained that he was opposed to the population increase the project would cause. He relocated back to Minnesota in 1986 and looked at many areas before purchasing his current property. He chose to live in this area because of the spacious lots. He also expressed concern regarding drainage and the ecosystem. He questioned who he would turn to for help if the septic system backed up into the pond. John Grundhoffer, 235 Linda Avenue, stated that his main concern was that Collova Builders had not presented any concrete plans and also offered no consistency. He wanted to be very sure as to what the builders would be developing on that property. He stated that if Collova Builders were given low minimum requirements, they would only build the low minimum housing. Mr. Grunehoffer would like to see the same quality of housing developed that is already in place. He noted that any wildlife currently in the area would eventually disappear. Chair Schaps asked for a show of hands from the audience that would be in favor of the R -1X zoning. The majority of those present did raise their hand. Jim Holt, 6261 Laurene, stated that last year his neighbor had 2 lots on one side of his home, he now has nineteen houses. He indicated that he was opposed to the project. Mike Dockendorf, 6168 Laurene, explained that he lived next to the big pond. Currently, his lawn is often damp, and he believes that more homes will cause too much additional water run -off. He stated that he has never had a problem with water in his home. Ken Trittin, 6221 Laurene, stated that he has lived in his home since 1970. He is concerned that Collova Builders has not yet proposed the exact location of homes on the lots. Chair Schaps indicated that the proposed homes would be placed in accordance with the required setbacks. Mr. Trittin asked if there was a set plan for the location of the homes. He questioned if the rezoning should be approved before there was a plan for the exact location of homes. He stated he has not yet seen anything platted, and expressed concern over the amount of trees that would have to be destroyed. Missy Trittin, 6221 Laurene, stated that the area is beautiful and she would like to see the trees and the wildlife remain the same. She explained that she has seen 22 different species of birds, including a very rare woodpecker. Destroying all of the trees would be a terrible waste. • Mr. Sampair said that all the comments from the concerned residents were very good and had been taken into consideration. He pointed out that the total area of the proposed Planning & Zoning Board May 13, 1998 Page 6 development, divided by the minimum requirements, met the R-1X standards. The frontages would not meet the R -1 X standards. He stated that the proposed development would improve the area and the flow of the land. He said that some of the existing homes are small, and the new proposed homes would be consistent with the neighborhood. Sewer and water does currently go through the neighborhood, and the proposed plan far exceeds the minimums of Fox Trace, a development close by. Mr. Trehus stated that he believed the proposed development was not consistent with the area and very much out of character with the current neighborhood. Mr. Dunn said that he had visited the area several times so he could draw a fair conclusion regarding the issue. He was very impressed with the area. The homes were very well kept and maintained and he would like to see it stay that way. He stated that the sewer and water on Linda Avenue was done by chance, not choice. He felt the street would not be improved to residential quality and destroying the area for development was unfair and unreasonable. Mr. Dunn stated that meeting required conditions was only part of the big picture and he was very skeptical regarding the proposed drainage plans. The Comprehensive Plan segments part of the City to remain rural and the City has an opportunity to do so with this area. He noted that a citizens survey indicated the majority of the citizens would like to preserve rural land and wildlife where there is an opportunity to do so. Mr. Schilling stated that Collova Builders and the citizens had both made good points. He felt it was not a good idea to put so many houses in one area. The developer had increased the square footage of the proposed homes, but the issue of quality also had to be addressed. The neighborhood had compromised agreeing to the R -1X zoning. Mr. Schilling hoped to pursue that option. Mr. Corson stated that the R -1X zoning was more appropriate in this area that R -1. He complimented Collova Builders for working so closely with the residents. Mr. Johnson agreed that R -1 X would be more appropriate than R -1, due to the nature of the street, vegetation, and wildlife in the area. Chair Schaps stated that it was nice to see so many residents concerned with the area that they live in. He also thanked Collova Builders for doing a good job. He felt it was appropriate to have a larger frontage, and it could be done. Chair Schaps noted this would result in the loss of one lot, but the neighborhood would be happier. Mr. Corson made a MOTION to approve the application of the rezone from R -Rural to R1 -X for all of Lots 1, 2, 3, and 4 of Block 2 Arthur E. Thom Addition and Lots 47 and 48 of Block 1, Arthur E. Thorm Addition, and was supported by Mr. Dunn. • • • Planning & Zoning Board May 13, 1998 Page 7 Ms. Wyland explained that if the request is denied at R -1, the applicant needs to wait 12 months to resubmit. She stated the Board can act on R -1X and submit it to the Council at R -1X with a request to the applicant to redraw the plat to fit R -1X requirements. Or, it can go to the Council with a negative recommendation. Mr. Sampair requested the decision be moved to the City Council, with the Board's suggestion of zoning the area R -1X. He stated they will support a rezoning of R -1X and modify the plat to comply with the standards. Ms. Wyland indicated that the Board would need to defer action on preliminary plat and all drainage issue if the Board rezones the area to R -1X. All preliminary plat and drainage issues would be revisited. Mr. Trehus stated that both the R -1 X and R -1 zoning does not work with the area. He strongly opposes the rezoning. Mr. Dunn explained that without MUSA designation the homeowners are prevented from hooking up to sewer. He believes that is a good reason to change the zoning and approve the MUSA. Motion carried 5 -1, with Mr. Trehus voting no. Mr. Schilling made a MOTION to approve the allocation of 5.8 acres of gross Interim MUSA Reserve to all of Lots 1, 2, 3, and 4 of Block 2, Arthur E. Thorm Addition and Lots 47 and 48 of Block 1, Arthur E. Thom Addition, and was supported by Mr. Dunn. Motion carried 6 -0. Mr. Dunn made a MOTION to table and return to Staff the Preliminary Plat for the Collova Addition, and was supported by Mr. Corson. Motion carried 6 -0. Chair Schaps entered the petition into the record. B. PUBLIC HEARING, Lakeland National Bank, 7641 Lake Drive, Conditional Use Permit Chair Schaps declared the public hearing open at 7:53 p.m. The Planning and Zoning Board and Council have approved a site plan review for the Lakeland National Bank which is to be located in a General Business Zoning District which requires a conditional use permit for any accessory drive - through facility. Staff has determined that the proposed accessory drive - through facility will meet all criteria and Staff recommends approval of the conditional use permit. Planning & Zoning Board May 13, 1998 Page 8 Mr. Wessel stated that approval of the conditional use permit was the third part of the proposed plan. The developers plan to break ground in June, 1998, and open the bank in October, 1998. Mr. Johnson asked how many cars could be stacked in the drive - through lane. Paul Strother, architect for the proposed plan, indicated approximately five cars could be stacked. He stated that the bank doesn't seem to generate much drive - through business. Ms. Wyland stated Staff has determined that the proposed accessory drive - through facility will meet all criteria required and does recommend approval of the conditional use permit. The conditional use permit will be subject to the original conditions of approval outlined in the site plan review with conditions. Mr. Schilling made a MOTION to close the public hearing at 7:59 p.m., and was supported by Mr. Corson. Motion carried 6 -0. Mr. Schilling made a MOTION to approve Lakeland National Bank, Lake Drive and Apollo, Conditional Use Permit to allow accessory drive - through, with the following conditions: 1. The Lake Drive access is terminated at such time when southerly public street access (vie Apollo Drive) is provided. 2. The landscape plan is subject to review and approval by the City Forester and CPTED Officer. At such time as a southerly property access is available (and the Lake Drive access is terminated), the Lake Drive parking lot access drive is removed and restored as green area. 4. The proposed Lake Drive (CSAH 23) access location is subject to the review and approval of the City Engineer and Anoka County Highway Department. 5. This conditional use permit is approved. The bank drive - through lane is expanded or redesigned such that the stacking of vehicles (three) does not encroach upon the adjacent parking lot drive aisle. The site plan is revised to identify an off - street loading space. 8. All lighting used to illuminate off - street parking areas are arranged to deflect light away from adjoining properties. ■ • • • • • Planning & Zoning Board May 13, 1998 Page 9 9. A detailed sign plan is submitted subject to City approval. 10. The submitted utility and grading plan is subject to review and approval by the City Engineer. 11. Site and building plans are subject to review and approval by the Town Center Architectural Review Committee. The MOTION was supported by Mr. Dunn. Motion carried 6 -0. Chair Schaps excused himself from the meeting at 8:00 p.m. and Mr. Johnson chaired the remainder of the meeting. C. PUBLIC HEARING, Highland Meadows II (710 79th Street), Rezone from R -1 to R -3 Medium Density Residential Acting Chair Johnson declared the public hearing open at 8:04 p.m. Ms. Wyland stated that North Suburban Development, Inc. is requesting a rezoning from an R -1 Single Family Residential District to an R -3 Medium Density Residential District on a 4.5 parcel located at 710 79th Street. The site adjoins the applicant's Highland Meadow Subdivision which includes a medium density residential area. Jack Menkveld, President of North Suburban Development, stated that they have acquired property based on future zoning. He said that it is not inconsistent to rezone without a detailed plan of development. Without the rezoning, the property they would like to acquire is worthless. North Suburban Development will eventually have a detailed plan prior to construction. Mr. Menkveld asked the Board to recommend to the City Council the rezoning of the property located at 710 79th Street. Mr. Schilling asked if North Suburban Development planned on acquiring more property. Mr. Menkveld indicated they did. John Gusse, 710 79th Street, stated that the City did suggest his property to be rezoned. He said that the rezoning does fit into the Comprehensive Plan and seems reasonable as the City does have the need for multi- housing development. Mary Ann Hinke, 7901 Nancy Drive, stated that the tentative plans for the property were single family housing on the south side of 79`h Street. If the property were rezoned, there is no guarantee single family housing would be developed. She is opposed to giving up the land and having to deal with more traffic. She indicated she would like a guarantee that single family housing will be developed before the rezoning is approved. Planning & Zoning Board May 13, 1998 Page 10 Nancy Boyer, 749 79th Street, stated that she has seen the plat and would like for all the property to have continuity. Single family homes would be acceptable to her. She stated she likes the size of the lots and would like to continue to enjoy the area. Ms. Boyer stated she strongly opposed the rezoning to R -3 if it includes the property adjacent to the street on the southern side. Mr. Menkveld suggested the Board vote to rezone the property, excluding the northern area. The northern area would then provide the R -1 buffer the neighborhood wants. Mr. Schilling stated they would then need a new map and proposal. Mr. Ahrens agreed that a new map and proposal would be needed. Right -of -way issues would have to be addressed and the City would have to see the proposal in detail. Mr. Schilling asked about the time frame regarding building. Mr. Menkveld indicated a year at the earliest. Mr. Dunn stated that the Comprehensive Plan does provide for Multi- Family Housing in the District. The plat has been approved as part of the Highland Meadows Plan. The Board is now faced with changing the zoning. The site plan describes what is going to be developed, and the zoning deals with what is allowed to be developed Ms. Wyland indicated that was correct. If the City approves a rezone with no site plan, some multi - family homes that were not anticipated could be developed. The City has an approved plat that shows townhomes and approving the rezone without the site plan would not guarantee townhomes would be developed. Mr. Dunn stated that it would better serve the City if the Board has both the rezone and site plan. Ms. Wyland agreed that was a better option. Mr. Schilling asked how much time was involved for approval of the rezone of just the rear property. Ms. Wyland stated the application for the rezone of just the rear property could be presented at the next Planning and Zoning meeting. She noted that Staff would still have the same concerns. Mr. Ahrens stated that the engineer for North Suburban Development would have to draft a proposal and he would review it. Mr. Ahrens would obtain the right -of -way requirements prior to the next meeting so there would be no delay. Mr. Gusse, 710 79th South, stated that Mr. Menkveld needed to acquire the property before he can plat it. The time schedule for acquiring the property is June 1, 1998. He suggested the Board approve the rezoning with conditions regarding the plat. • • • • • Planning & Zoning Board May 13, 1998 Page 11 Ms. Wyland stated that the City cannot enforce conditions regarding a rezone. The City can, however, stipulate conditions for a plat. She explained that this is why the Board is hesitant to approve the rezone. Mr. Dunn noted that it is customary to rezone with a plat. Mr. Menkveld indicated that was not true in most cities. He stated that during the platting process of Highland Meadow I, the neighbors were told the property would be used for multi - family housing. Mr. Wessel noted the importance of the Comprehensive Plan. The City is not directing North Suburban Development to build multi - family housing. The Comprehensive Plan only suggests the idea of multi - family housing. He advised that the Comprehensive Plan has not yet been formally recommended. Mr. Dunn stated that he felt a 30 day tabling of the issue was appropriate to settle the issues before a decision can be made. He believes that June 1, 1998, is a self imposed deadline. He encouraged all of those involved to work with the City. Mr. Menkveld asked if the Board would consider the rezoning without a detailed plan, or if the Board would continually delay the property owners. Mr. Dunn stated that zoning and a site plan are different issues. If the City requires both a problem will occur. He indicated he has no problem with the zoning being independent of the site plan. Mr. Schilling asked if the Board would be able to vote on a proposed rezone at the next meeting. Mr. Corson stated that if the Board approves the rezone to R -3, the site plan could not be denied if all of the requirements were met. The issue has been addressed before and a site plan was required for other developers. He would like the City to be consistent. Mr. Dunn said that occasionally exceptions are made. If an unacceptable site plan was proposed after the rezone, the Board would be faced with a policy decision. Mr. Trehus stated that exceptions should not be made. All information should be presented before a decision is made. Mr. Dunn said that developers will not spend money on a site plan without the desired zoning. Mr. Corson stated that two citizens of the City have concerns that have not yet been resolved and if the City approves the rezone an unacceptable plat could be forced on them. Ms. Wyland explained that if the front of the property remains R -1 and the rear of Planning & Zoning Board May 13, 1998 Page 12 the property is rezoned R -3, the only access to the rear property is through the front property so the situation is unique. Acting Chair Johnson said that the Board should be cautious, as any change from R -1 to R -3 has a major impact on the neighborhood. Because North Suburban Development plans to acquire more property, he would like to see a site plan and the extent of multi-. family homes being developed before approving a rezone. Mr. Menkveld stated that a current site plan would be revised as they acquire more property. A good design would be impossible until all desired property is required. Mr. Schilling said that North Suburban Development should then acquire all desired property before requesting a rezone. Mr. Menkveld stated that there are limitations but they know the area does not extend north of 79th Street and east of Lake Drive. Mr. Schilling stated that the area has not yet been laid out. Mr. Menkveld said that the area was laid out with the preliminary plat of Highland Meadows. • Mr. Corson made a MOTION to close the public hearing at 8:35 p.m., and was supported • by Mr. Schilling. Motion carried 6 -0. Acting Chair Johnson stated that the issue would be revisited at the next Planning and Zoning Board meeting with the following conditions: 1. Applicant present a site plan. 2. Applicant resolve neighborhood's issues. 3. Applicant meet with City Engineer to assure right -of -way requirements are met. 4. Applicant submit a general concept plan illustrating future development option for the adjoining single family lots to the east and south. 5. Applicant waive the 60 day review period for development applications in writing. Mr. Corson made a MOTION to table the rezone of Highland Meadows I1 (710 79th Street), subject to above conditions, and was supported by Mr. Dunn. Motion carried 5 -0. Mr. Dunn asked Ms. Wyland and Mr. Wessel for clarification on the City's position regarding zoning request and site plans. He suggested the issue be put on the Agenda for the next meeting. • • • Planning & Zoning Board May 13, 1998 Page 13 D. Charles Votel, 7306 24th Avenue North, Variance Ms. Wyland indicated that the application involves a request for a variance on the number of accessory buildings and total square footage. Mr. Votel has a 10 1/2 acre parcel of property in the R -BR Zoning District. He currently operates an apple orchard on the site and another 10 acre parcel on the opposite side of the roadway in Hugo. The options include the following: 1. Increase the size of one outbuilding by 552 square feet, thereby requiring a variance only for the number of accessory buildings. 2. Allow the construction of a 552 square foot accessory building, thereby requiring a variance for the number of accessory buildings. 3. Allow construction of an additional accessory building at 768 square feet, thereby requiring a variance for the number of accessory buildings and an additional 215 square feet of accessory building. Mr. Dunn asked if there was an option that would not require a variance. Ms. Wyland indicated that allowing the applicant to add on to the barn or garage would not require a variance. However, the applicant wants more space than adding on would allow. Mr. Dunn asked if the Board's motion would be all inclusive, or if the applicant had to return in 30 days for another approval. Ms. Wyland stated that the motion would be all inclusive. Charles Votel, 7306 24th Avenue North, presented the Board with a picture of his farm. He stated that adding on to the barn or garage does not suit his needs. He would like to have a building that is more appealing for customers to come and purchase the fruit. Acting Chair Johnson asked how he currently markets his apples. Mr. Votel explained that he has a fruit stand which is actually an old chicken coop. He stated there is not much traffic going through the farm, except for possibly on a Saturday or Sunday. Mr. Votel indicated that his business is split by 50% wholesale and 50% retail. Mr. Dunn stated that the farm is very beautiful with very well kept buildings. He would like to see the new space be just as nice, noting this farm could be a model for other farms. Mr. Trehus expressed his concern regarding legalities. He wondered if this was a sufficient exception to grant a variance. Planning & Zoning Board May 13, 1998 Page 14 Mr. Dunn noted that this is a very unique property which would be sufficient enough to grant a variance. Mr. Corson stated that he had the same concern as Mr. Trehus. He noted that this is the only apple orchard in Lino Lakes. Mr. Trehus made a MOTION to approve the construction of an additional accessory building at 768 square feet, thereby requiring a variance for the number of accessory buildings and an additional 215 square feet of accessory building, and was supported by Mr. Schilling. Motion carried 5 -0. VI. DISCUSSION ITEMS Acting Chair Johnson stated that the Builders Association is requesting involvement from the Planning and Zoning Board. The Builders Association is claiming the MUSA line does not provide enough buildable land and the Builders Association would like to expand. It seems there is a difference of opinion between the Builders Association, Metropolitan Council, and other organizations. The issue is not something the City has a say in; only the Metropolitan Council can allow expansion of the MUSA. Acting Chair Johnson stated that the video and reports might be interesting. Mr. Corson indicated he has seen the video and reports. Acting Chair Johnson stated that the Board would defer the issue until Chair Schaps is present. Ms. Wyland announced the Comprehensive Plan meeting next Thursday, May 21, 1998. VII. ADJOURNMENT Mr. Schilling made a MOTION to adjourn the meeting at 8:50 p.m., and was supported by Mr. Trehus. Motion carried 6 -0. Respectfully Submitted, Kim Points, Recording Secretary TimeSaver Off Site Secretarial, Inc. • • •