Loading...
HomeMy WebLinkAbout09/09/1998 P&Z Minutes• Planning & Zoning Board September 9, 1998 Page 1 CITY OF LINO LAKES PLANNING & ZONING BOARD MINUTES DATE TIME STARTED TIME ENDED MEMBERS' PRESENT MEMBERS ABSENT STAFF PRESE NT September 9, 1998 6.39 P.M. : '9 :35 P.M. : Corson, Dunn, Johnson, Schaps Robinson and Trehus : None Schilling, Planning Coordinator Wyland, Economic Planning Consultant Brixius, and Consulting Engineer, Powell I. CALL TO ORDER AND ROLL CALL • Chair Schaps called the Lino Lakes Planning & Zoning Board meeting to order at 6:39 p.m., September 9, 1998. • II. APPROVAL OF MINUTES - August 12, 1998 Mr. Johnson stated that page 3, paragraph 1, should read "trusses ". He also stated that page 5, paragraph 1, should read "ground water recharge areas ". Mr. Dunn made a MOTION to approve the amended minutes of the August 12, 1998, meeting of the Lino Lakes Planning & Zoning Board, and was supported by Mr. Johnson. Motion carried 6 -0 with Mr. Robinson abstaining. III. APPROVAL OF AGENDA Chair Schaps verified that the Park Board would be joining the meeting at 7:15 for the presentation from Mr. Jeff Schoenbauer. The agenda was approved as presented. IV. OPEN MIKE Chair Schaps declared the Open Mike portion of the meeting open at 6:40 p.m. No one appeared for open mike. Planning & Zoning Board September 9, 1998 Page 2 Mr. Robinson made a MOTION to close the Open Mike portion of the meeting at 6:41 p.m., and was supported by Mr. Dunn. Motion carried 7 -0. V. ACTION ITEMS A. David & Lynn Mason, 6225 West Bald Eagle Blvd., Variance Ms. Wyland stated Mr. and Mrs. Mason have purchased the property at 6225 West Bald Eagle Blvd. and plan some extensive remodeling of the property. The matter is being presented to the Planning & Zoning Board because of Section 3, Subdivision 2, Non - Conforming Uses and Structures, Section B. 9 of the Zoning Ordinance. The non - conformity exists in the fact that the dwelling is too close to both Rolling Hills Drive and West Bald Eagle Blvd. The setback is approximately 14' from West Bald Eagle Blvd. and 10' from the paved portion of Rolling Hills Drive. The Mason's are requesting a variance to allow an expansion of the dwelling size even though they will not be increasing the setback non - conformity since they are building up, not out. The proposed expansion involves not only interior remodeling but a 1,118 square foot second story consisting of three bedrooms and two baths. Ms. Wyland indicated staff recommended approval of a variance to Section 3, Subdivision 2, B.9 of the City's Zoning Ordinance. Mr. Trehus asked if it is appropriate to make a recommendation to modify the language of the Zoning Ordinance as it may be too restrictive. Chair Schaps stated that could be discussed at a different time. He asked how long the road has been there. Mr. Mason indicated he did not know if the road or the house was there first. Mr. Robinson stated he believes the house was there before the road. Mr. Robinson made a MOTION to approve variance to Section 3, Subdivision 2, B.9 of the City's Zoning Ordinance, and was supported by Mr. Trehus. Motion carried 7 -0. Mr. Brixius stated that the wording of the Zoning Ordinance should be looked at. The City does not want to discourage residents from investing in their own property. Chair Schaps directed staff to submit a text amendment at the October, 1998, meeting. A public hearing will then be held in November, 1998. • • • Planning & Zoning Board September 9, 1998 Page 3 B. Century Farm Development, 7744 Sunset Ave., Minor Subdivision Ms. Wyland stated that Mr. Gary Uhde would like to purchase the rear 375' of Lot 5, Block 1, Sunset Oaks (7744 Sunset Road) for future inclusion into the Behm's Century Farms 5th or 6th Addition. The parcel would consist of 1.41 acres and leave .69 acres with the existing homestead. In January of 1997 the City approved a similar minor subdivision and rezone for five parcels along Lilac Street. The property is currently Zoned Rural and a rezone is not scheduled at this time, however, rezoning could be considered at the October meeting of the P & Z if the Board determines it would be more appropriate to review these items simultaneously. In the alternative, a rezone could be considered at the time a preliminary plat that would incorporate this site in future phases of Behm's Century Farms is considered. Ms. Wyland summarized that factors that discourage approval and supported approval. She stated it is a Planning and Zoning Board determination to approve or deny the request for minor subdivision. Mr. Corson asked about the State Code regarding one acre lots and the septic system. Ms. Wyland stated the City Ordinance refers to existing homesteads. • Mr. Corson asked if the .69 acres would be required to have City sewer. Ms. Wyland stated staff is suggesting the .69 acres have City sewer when it becomes available • Mr. Dunn asked how the septic requirement will be mandated. Ms. Wyland explained that in other situations the City required the property owners to waive their Charter rights. The residents on Rice Lake Lane signed a petition waiving their rights because they were reducing their lot size. There is a precedent that has been set regarding this issue. The sewer will then be installed with the 5th or 6th Addition. Mr. Dunn asked if a legal document will be on file regarding this issue. Ms. Wyland indicated there could be provisions in the development agreement. Mr. Dunn stated he is concerned that if there is not a legal document it will not be done. Mr. Trehus asked how the parcel can be subdivided if it is not in the MUSA. Ms. Wyland stated that when the Comprehensive Plan is approved this area will be in a growth area. It is possible the area will be added to the MUSA. Because the land is not being developed now, it does not need to be in the MUSA right now. The request is unique to this area. Mr. Gary Uhde, a representative from Century Farm Development, came forward and gave a history of the process of Behm's Century Farms which began in 1992. The City Council has requested they continue to incorporate the neighbors in the development process. That was demonstrated on Lilac Street. They are currently going through the same process. An answer is needed in a timely manner for the property owners. Planning & Zoning Board September 9, 1998 Page 4 Mr. Uhde explained that a document is required at closing that states the landowner must hook up to City sewer and water when it is available if their septic system fails. This document could be filed with the County also. He stated that it is possible the area will never be added to the MUSA. It is a big risk. The worst case scenario would involve going before the Metropolitan Council and requesting that parcel be added to the MUSA. Mr. Uhde commented on the discouraging factors regarding approval. He stated that the MUSA issue is a risk for the developer. Regarding the nonconforming lot he believes there is additional room on the site for an alternative septic system. Regarding future development, if there is no more property acquired in the area they will be able to develop at least two large lots. Chair Schaps asked about access to the lots. Mr. Uhde referred to the map and indicated there is access to the lots from the east. Chair Schaps asked if he has spoken with all property owners in the area. Mr. Uhde explained he is working will the property owners. One home would have to be moved. Another property owner would have to be bought out completely. He has met with the property owners twice and they are in the process of making a decision. Mr. Johnson stated that if all property is acquired there will be a short street into the property. Mr. Uhde stated it would be a loop street. Mr. Dunn expressed concern regarding incorporating new residences around existing property. The existing property does not seem to integrate with the neighborhood. He asked if there are better ways to integrate more effectively. Mr. Uhde stated it is always the goal of the developer to blend well. Individual land owners have individual rights. The developer makes an offer and works with the existing property owners as best they can. Mr. Dunn asked if there is anything in the City Ordinances that refer to a marriage of old and new. Ms. Wyland indicated she is not aware of any such ordinances. Mr. Dunn stated that issue should be discussed. He stated he is in support of a land bank. Mr. Uhde is taking all the risk. Chair Schaps asked what stage of the phasing they are currently in. Mr. Uhde stated they are into the 3rd and 4th Phase. There are 36 lots and half of them are currently sold. Their projection was 25 lots per year. They are currently at 30 units per year. Phase 5 will start in late fall. There will be 26 lots in Phase 5. The 6th Addition will begin in the year 2000. • • • • • • Planning & Zoning Board September 9, 1998 Page 5 Mr. Corson asked if there is a State Code which prohibits the creation of a lot less than one acre if a septic system is on that lot. Mr. Jackson stated that newly created sites must have a location for a back up system on them. Mr. Corson expressed concern regarding the extension of service to the north. He indicated the subdivision may be slightly premature. He suggested reviewing a ghost plat. Chair Schaps noted there is not much down side for the City if the subdivision is approved. Mr. Trehus stated there is the risk of the Comprehensive Plan in choosing not to approve the subdivision of this area. He asked about the possibility of Mr. Uhde saying that the City is liable for his expenses. Mr. Uhde stated he already has preliminary plat approval. All additional plats will need approval. The City is not liable if the subdivision does not go through. Mr. Robinson stated Mr. Uhde will be buying the property from Ms. Trask if the subdivision is approved with conditions. Mr. Dunn suggested a fourth condition be added that staff ensures the agreement provide a provision for the septic system upgrade prior to City sewer availability and the developer agreement provide language with the homeowner that sewer hook up will occur with the City if a failure occurs. He added he would feel better about approval with this condition. Mr. Trehus stated he is not comfortable with approval of such a small subdivision without taking into consideration the larger picture. Mr. Corson made a MOTION to approve the minor subdivision with the following conditions: A rezone from Rural to R -1 be approved prior to development of the remnant parcel. 2. No building permits be issued prior to rezone and redevelopment of the remnant parcel. 3. The westerly parcel, containing the homestead, be required to connect to municipal sewer service at such time as service lines are extended to serve the area. Planning & Zoning Board September 9, 1998 Page 6 4. Staff ensures the development agreement provide a provision for the septic system upgrade prior to City sewer availability and the homeowner agree to hook up if septic failure occurs. The motion was supported by Mr. Dunn. Motion carried 6 -1 with Mr. Trehus voting no. VI. DISCUSSION ITEMS B. Environmental Inventory/Plan - Discussion with Mr. Jeff Schoenbauer Mr. Jeff Schoenbauer gave a presentation to the Planning & Zoning Board and Park Board regarding the Environmental Inventory/Plan being conducted within the City of Lino Lakes. Several Park Board members were present, including Paul Montain, George Lindy and Pam Taschuk. He stated the goal is to determine ways development can occur while maintaining the natural integrity of the environment. Mr. Schoenbauer went over maps which identified ecological systems. He stated he will be making recommendations to preserve the natural aspect of the community. One of the goals is to preserve the natural gradient going beyond wetlands. Mr. Schoenbauer stated a key objective is to obtain a solid ecological basis for development and to preserve the communities natural resources. There are many possibilities that exist and flexibility is needed as to how the City will work with developers. He stated the next step is to meet with the Environmental Board to review the reports of their findings. Several different teams will be involved to apply the findings directly to the City of Lino Lakes. Mr. Corson asked if density transfers will be used as one of the tools to protect sensitive areas within the City. Mr. Schoenbauer stated they are considering using density transfers. Another tool used may be wetland banking. They want to make sure the recommendations made are ecologically positive. Mr. Corson stated the DNR has conducted a biological diversity study in this area. Mr. Schoenbauer stated that some information provided from that study will be integrated into this study. Mr. Dunn stated this is an excellent tool for the Planning & Zoning Board to have available to them for decision making regarding development. He asked if this study will look at the Watershed District and what it would do to the lakes. Mr. Schoenbauer indicated the study will look into the Watershed District. He stated conservation includes looking at ways to integrate development and preserve the natural environment. He stated this study will look into a much broader scope. Mr. Dunn asked what the current basis for status is. He asked how to determine when enough is enough. Mr. Schoenbauer stated his associate can better answer that question. • • • Planning & Zoning Board September 9, 1998 Page 7 • The goal is to provide a recommendation to develop in a manner that there are no • increase of ecological problems. The City must actively manage its resources. Mr. Corson asked if recommendations will be made regarding problems in the City's lakes. Mr. Schoenbauer stated the City is beyond the point of reversing damage that has already occurred in the lakes. The goal is to eliminate any more damage. Mr. Dunn stated that the residents of Reshanau Lake have formed a committee to address the water concerns. He asked when it is feasible to integrate their committee and this study for a blended approach. Mr. Schoenbauer explained that their expectation is to meet with developers and the Environmental Board. After those discussions the scope of who is involved will broaden. Mr. Schilling asked if specifics will be identified that need immediate attention. Mr. Schoenbauer indicated those specifics will be identified. Mr. Johnson asked what the lines on the map meant. Mr. Schoenbauer stated the different lines indicated buffers at various sizes. Larger buffers will mean different things for development in the City than the smaller buffers. Mr. Johnson asked if the lines showed the transition between the most carefully preserved land and developable land. Mr. Shoenbauer indicated that was correct. Mr. Trehus asked if any discussions have taken place with the Park Board regarding trails. Mr. Schoenbauer indicated those discussions have not yet taken place. Mr. Trehus asked if the inventory of private land had been completed. Mr. Schoenbauer stated most of the inventory has been completed. He will be looking at a handful of properties tomorrow. Mr. Dunn asked if the study will define wetlands that exist. Mr. Schoenbauer stated it will but not in the sense of actual wetland delineation. The biggest value is broadening the perspective of all natural resources in regard to development. Mr. Robinson asked who authorized the study and what the budget is. Chair Schaps stated the City Council authorized the study three to four months ago. He stated the budget is $30,000 for 1998 and $30,000 for 1999. Mr. Dunn stated the study should have come before the completion of the Comprehensive Plan. Mr. Schoenbauer stated some recommendations will be made before the Comprehensive Plan is complete. • Chair Schaps recessed the meeting for five minutes at 8:02 p.m. Planning & Zoning Board September 9, 1998 Page 8 Chair Schaps called the meeting back to order at 8:07 p.m. V. ACTION ITEMS C. Clearwater Creek 3rd Addition, Preliminary Plat (revised) Mr. Brixius stated that Gor -em LLC's development application for a preliminary plat entitled Clearwater Creek 3rd Addition was reviewed by the Planning Commission at its August, 1998, meeting. At that time the Planning Commission chose to approve the request to rezone the subject site from R, Rural to R -1, Low Density Residential. The Planning Commission also chose to extend the review period for the preliminary plat to 120 days in order to review a revised plat at the next Planning Commission meeting. Mr. Brixius reviewed the revised preliminary plat. Mr. Johnson indicated there is a possible problem with lot areas B and C because street B dips out of the 3rd Addition. He stated it makes sense to remove two lots from the 3rd Addition. Mr. Brixius stated it does not matter because it cannot be built on. The starting point is street B and as it continues east it dictates the location of the lot. The City will make sure it is up to code. A legal plat will be required. Chair Schaps stated there is a lot that needs to be done for completion of the preliminary plat. Mr. Trehus questioned what type of tree preservation plan would be used. Mr. Brixius explained that the typical arrangement is to visit the site and identify trees that are significant and 6" caliber. It is not realistic to save every significant tree. Chair Schaps noted that 12 of the 60 lots are not compliant. Mr. Trehus asked if it is possible to have walk out basements and still have trees. Mr. Brixius stated the trees to be saved must be identified and then the grading plan will be integrated around that. Mr. Trehus asked if a standard has been defined for preserving trees. Mr. Brixius stated he does not believe a standard has yet been defined. Mr. Powell stated that Mr. Asleson would visit the site. Tree preservation is a field activity. Mr. Robinson asked what changes have been made from the last plat that was presented. Chair Schaps stated that some recommendations have been ignored. Ms. Wyland stated that some of the recommendations have not yet been completed. • • • Planning & Zoning Board September 9, 1998 Page 9 Chair Schaps stated the park is in the same place. Mr. Brixius noted the park had not been placed on the previous plat. Chair Schaps stated the revised plat is not consistent with the desires of the Park Board or the Planning & Zoning Board's recommendations. Mr. Brixius verified that the revised plat is not consistent with the Planning & Zoning Board's recommendations. Chair Schaps stated a number of things have not been done to the revised plat. He noted they may have not been done due to a lack of time. Mr. Johnson stated that the tree preservation is crucial to the layout. He indicated he would like to see a tree preservation plan and talk to the City Forester and Environmental Board. Mr. Dunn stated that he feels uncomfortable with moving forward at this time. They have given the applicant more time to meet the requirements for land acquisition. They have given specific guidance to the applicant that has been ignored. He stated he feels it is mandatory for the applicant to meet with the Park Board before coming back to the Planning & Zoning Board. He stated he is not opposed to the project he just does not believe it is ready. Mr. Corson stated the trees are a big issue. He expressed concern regarding a macro scale and staff viewing it on a micro scale. He suggested identifying each lot and each tree to be saved on each lot. Mr. Brixius stated staff has not given the project that consideration. Staff has looked at design. He stated he is hesitant to recommend approval of the application. Mr. Corson suggested looking into a tree preservation plan and perhaps having a presentation made to the Board regarding this issue. Mr. Brixius stated that a recommendation for approval could include comments from the City Forester and Environmental Board. Mr. Jackson stated the City does do a micro scale view of subdivisions by addresses. Mr. Asleson does visit the sites and determine which spots require tree preservation. The process is very effective. Mr. Mike Quigly, Gor -em LLC, came forward and stated he felt it is not fair to say they have ignored the Board's recommendations. He stated they have gone overboard in responding in a timely manner. Some areas regarding the recommendations are not in his control. When the property is platted it will meet all the City Ordinances. Chair Schaps asked if Mr. Quigly has met with the Park Board and received a recommendation from them. Mr. Quigly indicated he has not met with the Park Board. The Park Board has asked for a 3 acre parcel of park land within the plat. The Park Planning & Zoning Board September 9, 1998 Page 10 Board did not indicate the parcel had to be in the south property area. He stated he did try to meet with the Park Director. It was indicated that the park is in the hands of a park consultant. Chair Schaps stated he believes the preliminary plat should not go anywhere until the park has been placed. Mr. DeGardner, Park Director, stated the Park Board is interested in a 3 acre parcel of land. The Park Board is open to locate the park anywhere that it fits into the development. It must border the south end of the development if future expansion of the park is desired. Chair Schaps asked if any residents have approached the developer regarding the park. Mr. Quigly indicated that no residents have contacted him. He did speak with Mr. Latondra, an attorney for one of the property owners. Chair Schaps stated that he is concerned there will be no ball fields within the park. Mr. Quigly stated that is not the concern of the residents of Clearwater Creek. Those residents are more interested in a nature park. He stated he received that information based on a survey that was taken. Chair Schaps indicated he would like to see the survey. He stated he frequently hears Lino Lakes residents complain about the lack of ball fields within the City. Mr. DeGardner stated he has heard from five residents who would prefer an active neighborhood park. Chair Schaps stated the members of the Planning & Zoning Board are disappointed. He stated the revised preliminary plat is elusive. He stated there are too many holes in the report. Mr. Dunn stated the applicant should be given more time to reconstruct with staff and meet with the Park Board again. If the neighbors in the area do not want a park, the City must deal with that. He suggested the applicant work with staff again to resolve all the issues. Mr. DeGardner stated the applicant does not need to meet with the Park Board again. The bottom line is the Park Board would like 3 acres of land for park space. If the developer is able to locate the 3 acre parcel with a future expansion area of the park he will approve it himself. Chair Schaps asked if Mr. Quigly has a problem with fixing other recommendations by the October, 1998, meeting. Mr. Quigly indicated that will not be a problem. • • • • • • Planning & Zoning Board September 9, 1998 Page 11 Mr. Corson made a MOTION to continue the Clearwater Creek 3rd Addition discussion at the October, 1998, meeting, and was supported by Mr. Johnson. Motion carried 7 -0. Mr. Brixius asked if the applicant is aware of the letter from Mr. Powell, Consulting Engineer. Mr. Quigly indicated he was aware of the letter. D. PUBLIC HEARING - CONTINUED - Zoning Text Amendment - Driveway Width Chair Schaps opened the public hearing at 8:41 p.m. Mr. Jackson stated that over the past several months /years the City has regularly received requests from property owners to increase the width of their driveways from 26', as provided in the Zoning Ordinance, to something wider. The Planning, Building, and Engineering Departments have reviewed this section of the Zoning Ordinance and believe a change to a wider width will not affect the integrity of the Ordinance and would therefore recommend the attached amendment. This amendment would allow a driveway width up to 36'. The 36' width was selected based on the average width of a three car garage. Mr. Jackson showed pictures of residents that have installed rocks as a way of widening their driveways. He stated another problem is when residents frequently drive over the curb nothing can grow in that area. He also showed pictures from residents in other communities with driveways wider that 26'. Chair Schaps asked if green space is a problem. Mr. Jackson indicated green space is not a problem. At 10,800 square feet allowable coverage is 65 %. If the text amendment is approved driveway space would be 1,584 square feet. Mr. Corson expressed concern regarding cul -de -sacs and the appearance of a sea of asphalt. Mr. Jackson stated the contractors and homeowners will ensure their property looks good. He noted the pride of ownership issue. Mr. Corson asked if the text amendment is consistent with other communities and noted the motor home issue. Mr. Jackson stated other communities do not address this issue. He stated motor homes can legally be parked on the street. Mr. Schilling brought up the snow plowing issue. He stated he believes it is a good idea to limit width of the garage corner to corner to a 36' maximum. Mr. Dunn stated he feels this is a step in the wrong direction. He stated he had previously asked for specific data. He stated that 45% of the front yard will be concrete on a 80' lot with a three car garage. He stated residents can get by with a 26' driveway with a three car garage. The City has the right to dictate driveway width because it is the City's land. Planning & Zoning Board September 9, 1998 Page 12 Mr. Jackson stated he receives approximately five calls per week regarding this issue. The blacktop companies know the rule so he does not receive calls from them. Mr. Dunn stated the rules should not be changed every time a resident calls the City about something. The wider driveways will cause more snowplowing problems. Yards will be very unattractive. He stated he believes 26' is more than adequate. Mr. Powell stated a typical cul -de -sac has 240 -250' of curb. Six driveways cuts that down to 90'. With 36' driveways snow storage would be cut down to 30 -40'. Utility poles and mailboxes require space also. He indicated he does not support the widening of driveways to 36'. Chair Schaps asked Mr. Carlson, Richard S. Carlson & Associates, Inc., about his experience in the last three years regarding this issue. Mr. Carlson stated he has never had anyone ask about a wider driveway. He stated that in his opinion driveway width should remain at 26'. Mr. Schilling noted that all cul -de -sacs would not contain 36' driveways. Mr. Robinson stated he is not aware of an Ordinance regarding this issue in the communities of Woodbury, Maplewood, or Oakdale. He stated the driveways in those communities are 26'. Mr. Brixius stated that in most communities that is a maximum curb cut at 24 -26' with exceptions for commercial and industrial properties. Mr. Dunn made a MOTION to close the public hearing at 9:03 and was supported by Mr. Trehus. Motion carried 7 -0. Mr. Trehus made a MOTION to deny the adoption of Ordinance Amendment to provide for a 36' wide driveway width and was supported by Mr. Dunn. Motion carried 4 -3 with Mr. Schilling, Mr. Johnson, and Mr. Robinson voting no. VI. DISCUSSION ITEMS A. West Shadow Lake Drive Extension/Preliminary Plat Mr. Brixius stated that Mr. Richard Carlson has submitted an application for a concept plan entitled West Shadow Lake Extension. The site is located south of Birchwood Acres, which is south of County Road 10 and east of State Highway 49. The site is Zoned R, Rural District. The proposed subdivision would require rezoning the site to R- 1 X, Single Family Executive Residential District. • • The concept plan allows the opportunity to extend West Shadow Lake road south to 62nd • Street. The concept plan includes a proposed extension of West Shadow Lake Road • • Planning & Zoning Board September 9, 1998 Page 13 beginning 170 feet south of the centerline of Fox Road and ending in a cul -de -sac approximately 700 feet further south. The right -of -way needed to extend West Shadow Lake Road from the proposed cul -de -sac to 62nd Street would be dedicated for this use. The plan includes 15 single family lots. The City Council and Planning Commission need to decide whether it is appropriate to rezone this site to a residential district and include it in the Municipal Urban Services Area at this time. They must also decide whether West Shadow Lake Road should be extended to 62nd Street now or whether it is appropriate to end the extension with a cul- de -sac with the potential of extending to 62nd Street in the future. Mr. Robinson asked about the wetlands south of 62nd Street. Mr. Brixius indicated there are a tremendous amount of wetland south of 62nd Street which may affect the future alignment of West Shadow Lake Drive to Co. Rd. J. Chair Schaps asked if it was reasonable to say that a straight line cut to County Road J will not happen. Mr. Powell indicated that will not happen. Mr. Trehus noted the cost to the City for extending the road. Mr. Powell stated that both West Shadow Lake Drive and 62nd Street are State Aid Road. Mr. Dunn asked if it was technically impossible to continue the road to the intersection with 62nd Street. He stated that would be a good option for travelers wishing to go south. Mr. Brixius stated the street does not have to be extended. A cul -de -sac is an option until funds become available. Mr. Dunn stated that discussions have been held before regarding the upgrade of 62nd Street. Ms. Wyland indicated those discussion were about Ware Road not 62nd Street. Mr. Dunn stated a cul -de -sac would force more people to go north. Mr. Brixius indicated 62nd Street is in poor condition but could accommodate the traffic from 15 new homes. Chair Schaps asked when 62nd Street will be improved. Mr. Powell indicated it will be at lease a couple years before improvements are made on 62nd Street. Mr. Dunn stated that if the condition of 62nd Street is that poor it should be high on the priority list of road improvements. Mr. Powell explained there are other areas for improvement higher on the list. The road is adequate for traffic now. It is a matter of adding 15 new homes to the road as opposed to more. • Mr. Brixius stated Mr. Carlson is looking for general approval of the concept plan because it involves a rezone. The Board may outline what they feel is acceptable. Planning & Zoning Board September 9, 1998 Page 14 Mr. Johnson indicated he supports the concept plan with the staff recommendations. Mr. Robinson agreed. Chair Schaps asked if a park plan is in place. Mr. Carlson went over the background of the property. He referred to a map which showed the location of the park dedication. He stated the two existing property owners are receptive to his plan. Chair Schaps asked about acreage. Mr. Carlson went over a map that showed wetland and mitigated. The wetland area has been doubled. He stated he has met with the Park Board. Trail access is on the north. There is an easement which will be driveable. Mr. Dunn asked which way the water will flow from the created ponds. Mr. Carlson indicated he can not answer that at this time. Mr. Powell stated the flow will go to the existing storm system, which is to the south. Mr. Dunn stated he felt the plan is acceptable. He indicated he would like to see a traffic analysis and figures regarding the capability of 62nd Street in its current mode. He stated specifics are needed for balance. Mr. Powell stated that in general terms, for a connection, 62nd Street will have to be upgraded. Mr. Dunn stated it will be easier to upgrade 62nd Street because it does not have to go to the voters. Mr. Schilling asked if Mr. Carlson has any problems with the conditions outlined by staff. Mr. Carlson stated he agrees that 62nd should be improved. Mr. Corson asked if the road is not put in now will there be enough lots to the south to justify the road. Mr. Carlson indicated there will not be enough lots to justify the road. Mr. Powell stated an agreement will be negotiated. It was the consensus of the Planning & Zoning Board of a favorable response to the concept plan keeping in mind the following issues: 1. All the land required for the extension of West Shadow Lake Road must be dedicated for that use at the time of final plat approval. The concept plan shows the street dedication are overlapping a corner of another land owner's lot. Using this piece of land will require the owner's permission. Another option is to revise the site plan so that the street dedication area is shifted to the east and does not include another owner's land. 2. The street dedication are south of the cul -de -sac should be shifted slightly to the east so that lot 8 does not extend south into a thin band of upland. This will increase the amount of buildable land on the west side of the road. • • • Planning & Zoning Board September 9, 1998 Page 15 • 3. The cul -de -sac should be approximately fifteen feet further south to match the extent of the southern property line of lot 7. 4. A variance is required to permit a cul -de -sac longer than 500 feet from the centerline of the street origin to the end of the right -of -way. 5. All lots must meet the minimum lot width and depth requirements with comer lots at least 115 feet wide. The concept plan shows two corner lots with non- conforming widths. VII. ADJOURNMENT Mr. Robinson made a MOTION to adjourn the meeting at 9:35 p.m., and was supported by Mr. Dunn. Motion carried 7 -0. Respectfully Submitted, Kim Points, Recording Secretary TimeSaver Off Site Secretarial, Inc. •