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HomeMy WebLinkAbout06/11/1997 P&Z Minutes• Planning & Zoning Board June 11, 1997 Page 1 CITY OF LINO LAKES PLANNING & ZONING BOARD MINUTES DATE TIME STARTED TIME ENDED MEMBERS PRESENT MEMBERS ABSENT STAFF PRESENT June 11, 1997 6:31 p.m. 9:15 p.m. Dahl, Dunn, Herr, Gelbmann, Johnson, and Schaps Robinson : Planning Coordinator Wyland, City Engineer Ahrens, Economic Deve opment Director Wessel, Planning Consultant BobKirmis I. CALL TO ORDER AND ROLL CALL: Chair Schaps called the Lino Lakes Planning & Zoning Board meeting to order at 6:31 p.m., June 12, 1997. • II. APPROVAL OF MINUTES - MAY 14, 1997 • Mr. Herr made a MOTION to approve the minutes of the May 14, 1997 Lino Lakes Planning & Zoning Board meeting, as submitted and was supported by Mr. Dunn. Motion carried unanimously, 6 -0. III. APPROVAL OF AGENDA There were no changes. IV. OPEN MIKE Chair Schaps declared the Open Mike portion of the meeting open at 6:33 p.m. There were no comments. Mr. Dunn made a MOTION to close the Open Mike portion of the meeting at 6:34 p.m., and was supported by Mr. Johnson, Motion carried unanimously, 6 -0 V. ACTION ITEMS: A. Ordinance Amendment - Recreational Vehicles - PUBLIC HEARING • • • Planning & Zoning Board June 11, 1997 Page 2 Chair Schaps announced that the public hearing remains open and is continued at 6:35 p.m. Planning Consultant Kirmis stated that a draft to amend the City's ordinance regarding recreational vehicle storage is before the Board for consideration. He referred Board members to the May 27, 1997 memo which highlights the changes. He noted that the reference to a maximum number of vehicles has been deleted. The term "recreational vehicle" is an all encompassing term and includes such vehicles as snowmobiles, boats, boat trailers, truck campers, race cars, motorized homes, etc., and must be registered to the family residing on- site. Front yard storage is limited to driveways and identified setbacks that are broken down by street classification and measured from the curb line or pavement edge which makes the ordinance easier to enforce. Chair Schaps requested a modification to include all trailers of recreational vehicles. Mr. Johnson noted that recreational vehicles may not be registered but rented. He requested language to reflect either registered or rented recreational vehicles of the resident on -site. Mr. Dave Raider, 6442 Ware Road, stated that the language referring to measuring the setback distance could be misunderstood as to whether it is from a paved trail or a front roadway. Chair Schaps stated that the measurement is from a curb or street pavement, not a trail. Mr. Johnson requested additional language to prohibit RV's from blocking any trail crossing a driveway. Mr. Jerry Clausen, 6109 Lake Road, stated that he would prefer to see this issue covered in the nuisance ordinance. He belongs to a trailer organization and offers his property as a site for courtesy parking of people passing through with trailers. That is one of the reasons he purchased his property. He allows people to hook up to his electric and water utilities. Mr. Johnson stated that the ordinance is not intended for limited visits. It is intended to prevent permanent living situations. Ms. Wyland noted that the code provides for a 14 -day permit at no charge for visits from friends and relatives. • Planning & Zoning Board June 11, 1997 Page 3 Mr. Robert Benning 6788 East Shadow Lake Drive, stated that the ordinance is a good one. He would prefer a stipulation that permits RV's to be parked in front yards or driveways on a short -term basis only and not stored there. They should not be allowed to remain in front yards more than two or three weeks. Mr. Pat Smith, 6922 West Shadow Lake Drive, stated that it is ludicrous to have to come to City Hall for a permit for friends and relatives to park RV's. Such a regulation takes rights from residents to use their property in the manner they see fit. He would like the City to stop imposing government on residents in the community. Mr. Jerry Berg, 6489 Totem Trail, noted that the ordinance has always been intended to regulate storage. Now parking is included. He would like to see any reference to parking removed. He also noted that not all vehicles may be registered to the resident. Some may be stored as a hobby for restoration. He suggested changing the reference of "registered" to "owned." He further stated that because of the limitations of his driveway he stores vehicles on the side of the driveway. According to the ordinance that area would have to be paved or gravel put down at his expense, when he would prefer to keep the grass. A new surface should not be mandated. Ms. Wyland stated that in areas where there are larger lots, the driveway area is not required to be surfaced. In rural areas driveways can be crushed rock, but any parked or stored vehicle in the front yard must be on a hard surface. Mr. Berg stated that he does not see the necessity for a paved surface in front and believes the setbacks are unreasonable. A 10 -foot setback for all street classifications is sufficient for safety and for snow plowing. Mr. Carl Elmquist, 6310 Otter Lake Road, stated that this whole issue should be skipped. With only five complaints in the City in the past few years, there is no problem and the City should leave well enough alone. Mr. Herr noted that if the Board did not address this issue, the current ordinance that would remain would be more restrictive. Mr. Elmquist stated that the real issue is that people store stuff on their property. He criticized the Board for trying to regulate where people's belongings are stored. Property owners should be left alone to do as they please on their own property as long as it is within reason. • Chair Schaps asked Mr. Elmquist how he knew the board members did not share his view. • Planning & Zoning Board June 11, 1997 Page 4 Mr. Elmquist stated that he is not against Board members individually but is against government, which the Board members represent. Everyday there are more regulations to make life more complicated for property owners. Mr. Smith asked how residents can know that Board members share their view. He believes the ordinance is being reviewed and revised because of action by Mr. Dunn and Mr. Benning. He would like to see the issue left alone. There were no further public comments. Mr. Johnson made a MOTION to close the public hearing at 7:00 p.m. and was supported by Mr. Gelbmann. The motion carried unanimously, 6 -0. Ms. Dahl asked how houses with 15 feet of driveway can accommodate an RV of 30 feet. Ms. Wyland stated that most houses are 30 feet from the property line and another 15 feet from the curb line or road pavement. • Ms. Dahl asked whether the ordinance would only be enforced upon complaint if it were put into effect. • Ms. Wyland stated that current regulations are enforced on a complaint basis. Mr. Dunn noted that the City is undertaking an update of the Comprehensive Plan which is dependent on this ordinance and how it will be implemented. Ordinances are to protect the rights of the people, so that when rights are abused people have something to fall back on. He believes this ordinance is too permissive in not defining the number of RV's in the front yard. It will not foster good implementation of that section of the Comprehensive Plan which will guide the City today and 25 years into the future. He believes the ordinance could be better and takes personal offense at criticism toward himself. His job is to represent the total population of the City. Mr. Johnson stated that the City is no longer a village. This ordinance will prevent people in his neighborhood from parking RV's on the front lawn between the driveway and his property line. More and more residents are encountering these types of situations and he wants to see the ordinance adopted. In the spirit of understanding that regulations are restrictive, the Board has defined the benefits. • • Planning & Zoning Board June 11, 1997 Page 5 Mr. Gelbmann noted that the City's population has doubled in the past five to ten years, which has created changes in the character of the community. The regulations that come before the Board are not one - sided. Arguments on both sides are heard. This ordinance will treat all situations in a balanced way and allow people to store RV's with a limited impact on their neighbors. Mr. Herr stated that he would like to encourage residents to support the proposed changes. Chair Schaps suggested dropping the reference to "parking" and only use the word "store." The City already has a parking ordinance, and he is not certain that the definition should be extended. Chair Schaps noted that requiring registered vehicles is an attempt to avoid large piles of junk. Mr. Gelbmann agreed and acknowledged that while people may have hobbies with restoring old vehicles, it is inappropriate to have multiple vehicles in various stages of assembly in their yard, but he is not sure how to address this issue. Mr. Kirmis stated that if the reference to "parking" is eliminated, there may be questions as to how the ordinance is to be interpreted. He would prefer to keep the references to parking to make sure it is clear how the ordinance shall be applied. Mr. Johnson made a MOTION to recommend City Council adoption of the amended ordinance regarding storage of recreational vehicles with the following provisions: 1. The vehicles are registered or rented by a resident of the dwelling on such site, provided that: 2. The vehicles have affixed thereto current registration or license plates as required by law. 3. The vehicles are stored no closer than five (5) feet from side and rear lot lines. 4. The vehicles located within front yard areas are confined to designated driveways �r parking areas surfaced in compliance with Section 8, Subd. 4(3) of this ordinance. 5. All front yard storage comply with the following setbacks from street curb or pavement lines: • • Planning & Zoning Board June 11, 1997 Page 6 Street Classification Minimum Setback Major Arterial 30 feet Minor Arterial 30 feet Collector 20 feet Local 15 feet 6. The vehicles are not connected to any water or sewage disposal system on the residential property where the same is so parked or stored. Mr. Herr seconded the motion. The motion carried with 5 Ayes and 1 Nay (Dunn). Ms. Wyland asked if the Board wished to include all trailers associated with RV's and add a condition that parked or stored RV's cannot block a trail crossing a driveway. Mr. Johnson made a MOTION to further amend the ordinance to include all trailers associated with RV's and add a condition that parked or stored RV's cannot block a trail crossing a driveway. He was supported by Mr. Herr. The motion carried with 5 Ayes and 1 Nay (Dunn). B. Rehbein Arena /BMX Bike Racing, 426 Pine Street, Amended Conditional Use Permit - PUBLIC HEARING Mr. Kirmis stated that Mr. Rehbein's request is to legalize the existing BMX Biking facility located on approximately 20 acres of land south of Pine Street and east of Fourth Avenue. The property is zoned Rural, which currently does not allow this particular use. To accommodate the biking facility, two approvals would be required: 1) a text amendment to the zoning ordinance to allow commercial sports arenas within this zoning district, and 2) approval of a conditional use permit to allow this use on the subject property. At the present time, the City does not have a mechanism in place to accommodate this request. There is no allowance for a conditional use permit for this use. The Board needs to determine whether or not to consider a conditional use permit prior to an ordinance being in place to accommodate it. Chair Schaps declared the public hearing open at 7:20 p.m. Mr. Herr stated that he would not want to take action until the ordinance amendment has been adopted by the City Council. 1111 Ms. Wyland explained that the applicant has been waiting for Council action on an ordinance amendment. It is scheduled for review at the June 23, 1997 • • • Planning & Zoning Board June 11, 1997 Page 7 Council meeting. She noted that the City did receive a complaint. Because of the timing of the complaint, it was decided to go forward with the application. The Fire Chief has inspected the facility, and Mr. Rehbein is willing to make some corrections based on the Fire Chief's recommendations. Mr. Herr stated that after the Council takes action to include this use as an option for a conditional use permit would be the appropriate time for the Board to consider it. Mr. Dunn noted that if the amended ordinance is not adopted, the issue is moot. However, people have been notified of the public hearing, and he would like to take time to hear their comments. He expressed his serious concern about being in compliance with the fire code because with the knowledge that the facility is not in compliance, the City could potentially become liable. Ms. Wyland stated that Mr. Rehbein and the Fire Chief have agreed on a 90 -day time frame to complete repairs. Mr. Dunn noted that the Fire Chief's memo is dated April 24, 1997, which means the 90 -day period is almost ended. He expressed his strong concern that events are taking place at a facility that does not meet fire code standards. Mr. Johnson asked if the arena is used in the summer. Mr. Kenneth Rehbein, 8027 Danube Street, answered, yes. He noted that the Fire Chief did not indicate any danger in the facility. The repair work has been started and will be completed within the 90 days. Mr. Kirmis noted that the arena was constructed in 1971 for the purpose of accommodating rodeo events. It has been a BMX facility since 1994. Events are held indoors and outdoors. The indoor facility is 15,000 square feet; the outdoor arena is 24,000 square feet. The Board has recommended that commercial sports arenas be allowed as a conditional use in Rural zoning districts in the revised Zoning Ordinance to be considered by the Council. Mr. Kirmis stated that in relation to this conditional use permit application, staff is recommending approval with 15 additional conditions, which address: 1) allowing this conditional use in a Rural district; 2) combining the two lots currently used; 3) access issues; 4) compliance with side yard setbacks; 5) off - street parking compliance with setbacks; 6) adequate on -site sewer and water facilities; 7) compliance with the Fire Code; 8) adequate off - street parking provided, striped, surfaced and according to ADA standards; 9) exterior lighting; 10) • • • Planning & Zoning Board June 11, 1997 Page 8 grading and drainage plan approval from City Engineer; 11) signage; 12) off - street loading space; 13) noise mitigation; 14) other comments from staff. Ms. Connie Baumann stated that she lives directly behind the facility on Fourth Avenue. The bang of the starting ramp sounds several times an hour, and high speed balloon tires can be heard with yelling spectators. There is a lack of respect and safety for children on bikes. In addition, they are forced to put up with the view. They have tried to be tolerant, but she believes that has made it worse. No one in the neighborhood knew about this land use until a truck started hauling in dirt. A resident on Wood Duck Trail stated that he has tried to talk to the owners, but the answers have not been helpful to the neighborhood's problems. The traffic and noise are affecting neighboring back yards and property values. He believes that the owners and operators do not respect neighborhood issues. If there are not restrictions on the amplified sound or the number of events allowed, he will move. Mr. Rick Glewe, 490 Pine Street, stated that he has lived in the area for two summers and has never had a problem with the Rehbein arena and the way it functions. For all practical purposes he believes it is good, and Mr. Rehbein has been cooperative. Ms. Beverly Rust, 508 Pine Street, stated that she lives next door to Mr. Glewe and cannot describe the aggravation the neighbors put up with in the last two years. The noise is loud from 9:00 a.m. to 8:30 p.m. It is impossible to have people in the yard because no one can hear themselves think. Traffic is another issue. What will happen if it is enlarged or motorized? What will happen if property values go down? Drivers are very inconsiderate. There is dust constantly from the traffic. Out of 30 days in a month, 15 are scheduled with events. Neighbors were originally told that there would be events twice weekly. It is not fair to residents who live in the area, and it has been going on for 1.5 years. Parking is an extreme problem with parking on both sides of the street. Emergency vehicles cannot get through, and there is no other place to park. People are constantly turning around in her driveway. Culverts were smashed. It would have been nice if neighbors were notified before this facility was ever started. Mr. Art Maxwell, 431 Andall Street, stated that he has not had a problem with the arena until last summer when the outdoor track came into use. The noise is terrible this summer in both the front and back yards. The only thing that can be heard is the PA system at the arena and people cheering. BMX is great for kids • • • Planning & Zoning Board June 11, 1997 Page 9 once or twice a week, but four or five times a week all summer really affects the neighborhood. Ms. Dawn Maxwell, 431 Andall Street, stated that they chose to buy 1.5 acres for quietness and so kids could ride their bikes in the street. Some mornings it is very difficult to get in and out of the area, and kids using the arena are disrespectful. The noise is very annoying and can be heard inside the house, unless windows are shut. Mr. Gary Brownberg, 824 Wood Duck Trail, stated that he does not understand how this business could be in operation since 1994 without a permit. If a neighbor complains about his dog barking three times, he is fined. He does not understand how this business can be allowed for four years with nothing done about it. Ms. Carrie Boganrief, 455 Andall Street, stated that she has no problem with the bike racing; the activity is good for kids. Her concern is the noise and traffic on Fourth Avenue. It is a circle for running and roller blading, but the speed limit is 45 mph with no shoulders. Many people drive over the speed limit, and it is very dangerous. Mr. Rehbein stated that there are also several people who do not mind the race track. He has had very few complaints from the City and is willing to do everything possible to work with the residents in the neighborhood. At this time a new PA system is being designed for outdoors. Mr. Mark Sandberg, 2342 128th Avenue, Coon Rapids, stated that his son races at the Rehbein arena. There are two basic problems with the sound system as it exists. One is that the speaker has to be turned up for everyone to hear. He is designing a system that will be reflected off the ground with volume controls similar to a drive -in movie theater. Chair Schaps asked if the reflective sound system would be installed by mid - July. Mr. Sandberg answered, yes. Mr. Rehbein agreed that the traffic is heavy on Fourth Avenue. However, it is not only due to BMX people. There are a number of problems with the traffic. A few years ago he made a request to the City for the speed limit to be reduced to 30 mph but was told that the speed limit cannot be reduced. Mr. Gelbmann asked if there is parking on both sides of the street. • • • Planning & Zoning Board June 11, 1997 Page 10 Mr. Rehbein stated that there has not been parking on both sides this year, and signs have been posted for "No Parking" on one side. Chair Schaps asked when the 90 -day deadline expires with the Fire Chief. Mr. Rehbein stated that he is not sure of the date. Mr. Johnson asked the constituency of the race arena. Mr. Rehbein stated that children start at age 4. Mr. Johnson asked if there are adult racers. Mr. Rehbein responded that there are a few. Mr. Johnson asked who is responsible for enforcement of the speed limit on Pine Street, which is the City limit. He suggested "No Parking" signs on Pine Street and stated that if parking is provided on -site there would be no problem. Ms. Wyland stated that Lino Lakes Police and Anoka County Sheriff both patrol Pine Street. Posting "No Parking" signs has been discussed for the north side of the street. Mr. Rehbein has put out cones to block parking on Pine Street which worked well. The City would rather have Mr. Rehbein patrol the area and provide parking on -site than post "No Parking" signs. Mr. Gelbmann asked if the combustible material has been removed from the hay and stable areas of the arena site. Mr. Rehbein responded that there is very little hay in the stable. Mr. Johnson asked if Mr. Rehbein intends to use the arena for a horse arena in the future. Mr. Rehbein answered, not at this time. He is not sure what the future will bring. Mr. Dunn requested specific plans for the property rather than a concept before it is brought back to the Board for review. If the new Zoning Ordinance is adopted, the requirements for a conditional use permit for a sports arena should be adhered to. Fifteen stipulations are too many to make a value judgment on the application. He would like to see an application that includes specifics presented for Board review. The issues he is concerned about are traffic, sound amplifier, • • • Planning & Zoning Board June 11, 1997 Page 11 tire storage is a breeding ground for mosquitoes, and impact to adjacent wetland. Ms. Wyland stated that no wetland will be filled in. Mr. Dunn asked if there will be any environmental impact to the wetland. There is a large pond to the west that drains through this property. There are too many unanswered questions. He acknowledged the entertainment provided for children, but it is a business and it must be reviewed carefully in terms of its impact to the neighborhood. Mr. Herr made a MOTION to continue the public hearing to the July 9, 1997 meeting in anticipation of the Council's action on the amended Zoning Ordinance; to allow the applicant time to resolve issues raised by neighbors by holding a neighborhood meeting; and to work with City staff and consultants to review the proposed sound system. Mr. Johnson seconded the motion. Discussion: Ms. Wyland noted that if the Council approves the Zoning Ordinance, this application could be acted upon. If there is any delay to adoption of the Zoning Ordinance, the Board could consider a text amendment with the same provisions as in the revised Zoning Ordinance at the next meeting and vote on it separately. Chair Schaps stated that to continue the public hearing gives the Council an opportunity to adopt the Zoning Ordinance. If it is not approved, the Board will have to take action on the application at the July meeting because of the 60 -day deadline of application review. That will also allow time to work on other serious problems, particularly fire code compliance. He expressed concern that the memo from the Fire Chief is dated April 24, 1997, but Mr. Rehbein is just beginning to take action to comply. Mr. Johnson stated that he will not vote for the conditional use permit if the building is not completely up to code. Chair Schaps stated that the work to comply with the Fire Code should have been started immediately. Another item that can be addressed by July is the sound system. Beyond those issues, the project will have to be considered in terms of whether it is good for Lino Lakes on its own merit. • • • Planning & Zoning Board June 11, 1997 Page 12 Ms. Dahl suggested that a buffer for neighbors be built along bordering resident property lines. She requested that the applicant realize the problems neighbors are having with noise and traffic. She is bothered by the traffic and does not want to see a child hurt because traffic is not being considered. Mr. Gelbmann stated that the Fire Code compliance is a big concern for him. It is very important to assure safety to the large numbers of people who come to that building. He is surprised that the combustible material has not been removed because it seems that it would be a simple process and something to add to safety immediately. He suggested that Mr. Rehbein hold a neighborhood meeting to resolve issues before the Board reviews the application at the next meeting. Chair Schaps stated that the activity is great, and Mr. Rehbein has great neighbors. He encouraged him to give them the opportunity to express what they like and do not like. City Engineer Ahrens offered the services of the City Consulting Engineer to review proposed changes that would further protect residents and make sure everything is done properly. Chair Schaps requested that the Fire Chief review his compliance with his recommendations again. The motion carried unanimously, 6 -0. Chair Schaps had to leave the meeting at 8:20 p.m. Mr. Johnson continued the meeting as Acting Chair. C. Liza Horner /Lisa Erhardt, 1565 Holly Drive East, Amended Conditional Use Permit - Public Hearing Ms. Wyland stated that the amended conditional use permit is requested to remodel a room between the barn and riding stable to be used as a residence. The riding stable is on a 10 -acre parcel and houses 15 to 16 horses. There is a large riding arena attached to the stable. The space between the stable and riding arena is the subject of the request. The reason for the request is that the property is zoned rural with a conditional use permit for use as a riding and boarding stable. This conditional use permit has been in place since before the adoption of the Zoning Ordinance. The building code issues raised by the Building Inspector have been addressed by letter from a Building Code Consultant. The applicants have indicated their willingness to make necessary corrections to the structure. If the Board finds this to be an acceptable use, staff would recommend approval with the following conditions: • Planning & Zoning Board June 11, 1997 Page 13 1. Proper building permits obtained and a certificate of occupancy issued prior to use of the area for living purposes. 2. Structural changes are made to the apartment as outlined by Duane Grace, Building and Fire Codes Consultant and Wayne Larson, P.E. 3. The smoke detector is hard wired as recommended by the City Building Inspector. 4. The on -site septic system is maintained per City Code. 5. Disposal of animal waste shall not affect the adjacent wetland areas. 6. Any changes to the use and /or structures shall require an amended conditional use permit. 7. The applicant allow periodic inspections of the site as provided in the Zoning Ordinance. Acting Chair Johnson declared the public hearing open at 8:26 p.m. Mr. Dunn noted another conditional use permit riding stable in the City with living quarters which does set a precedent. Acting Chair Johnson asked the reason for constructing living quarters. Mr. Ron Greenleaf, Representative of the applicants, stated that there is an enclosed area between the riding arena and the stable that was partially finished as a room. The applicants were concerned about supervision of the horses and decided to finish the room to live in. Mr. Johnson asked the size of the living space. Mr. Greenleaf answered that it is under 700 square feet. Ms. Wyland stated that the floor area is 403 square feet plus another 10' x 10' area for a total of between 600 and 700 square feet. Mr. Johnson noted that the space is under the minimum code standard size which would mean granting a variance. Nothing has been submitted to justify a variance. Mr. Gelbmann asked if the apartment portion is adequate to support 40 feet of snow load as required by code. Mr. Greenleaf stated that the proposal is in compliance with Section 310.7, Efficiency Dwelling Unit, as referenced in Mr. Grace's letter dated April 16, 1997. • Planning & Zoning Board June 11, 1997 Page 14 Ms. Wyland stated that the State Building Code references this as an Efficiency Unit. The applicant is willing to meet all requirements but does not want to do all the work without approval as an allowed use. That is the reason for the conditions for all requirements to be met. Mr. Herr noted that the State Building Code square footage requirement may be Tess than the City ordinance requirement of 680 feet. Mr. Greenleaf stated that the applicants were not aware of any other size requirement than the State Building Code. Ms. Wyland stated that there is no space to increase the space of the proposed living quarters. Mr. Wessel suggested that the public hearing be continued to allow staff time to meet with the applicant to clarify these issues. Mr. Greenleaf asked if the amended conditional use permit could be approved subject to meeting all code requirements. IIIActing Chair Johnson stated that it would be premature to grant the amended conditional use permit. Mr. Myron Snell, 1556 Holly Drive, stated that he lives across the street and has no problem with the proposal. His only concern is if more pole barns will be built for hay storage. Ms. Horner stated that there are no plans to build another pole barn. Ms. Claudia Clark stated that she boards her horse at the stable and appreciates the Board's attitude toward this proposal. It is important to her to know there will be a responsible party living at the stable. Mr. Glen Wandersee of Holly Drive stated that he could have built a pole barn to live in but built a house and had to follow all codes. He emphasized that everyone should have to abide by the codes. It was the consensus of the Board that in principle the requested use makes sense but many questions must be answered, and the living space must comply with all building codes and City ordinances. S Mr. Dunn made a MOTION to continue the public hearing to the July 9, 1997 meeting and was supported by Ms. Dahl. The motion carried unanimously, 6 -0. • • • Planning & Zoning Board June 11, 1997 Page 15 Acting Chair Johnson called a break at 8:55 p.m. and reconvened the meeting at 9:03 p.m. D. Boe Ornamental, 484 Lilac, Site Plan Review Ms. Wyland stated that Boe Ornamental is requesting a site plan review to construct a office /warehouse /manufacturing building. The building will consist of 6,376 square feet of office space and 18,002 square feet of warehouse /manufacturing space. The site is located on Lilac immediately adjacent to their existing building. The property is zoned General Industrial with the Apollo Business Park located to the south. Ms. Wyland stated that the City is working on a feasibility report for the extension of sewer and water services on Lilac. If the utilities are not extended, construction of this project will be delayed. The street right -of -way next to this property was vacated by the City Council at the last Council meeting in anticipation of this application. The additional property that Boe Ornamental will receive will be used for on -site parking. Staff is recommending approval with the stated conditions in the staff report. It is also recommended that two to four parking stalls be eliminated at the east access. The applicant has agreed, and there will be adequate parking meeting code requirements. Mr. Wessel stated that Boe Ornamental has been a valued business in the community for 15 years. The Economic Development Board supports this project. It will provide leasing space for new businesses and a Tong -term upgrade for their own business as Boe continues to expand. The application has been submitted without requesting tax increment financing (TIF) assistance. Mr. Dunn asked if the building design blends well with the development on Apollo Drive so that it is compatible with the area. Mr. Wessel answered, yes. The exterior will be an architectural treatment of concrete block and will fit well with the Apollo Business Park. It also will upgrade the visibility and quality of development on Lilac Street. Mr. Dunn asked the status of the water and sewer extension. Mr. Ahrens stated that at the last Council meeting the feasibility report for the sewer and water extension from Fourth Avenue to Lilac Street to Apollo Drive was accepted. A public hearing is scheduled for July 14, 1997. A meeting will be held with property owners to review the report and answer questions. It is his hope that the project will be ordered and the improvement completed this year. • • • Planning & Zoning Board June 11, 1997 Page 16 Acting Chair Johnson asked what proportion of the building will be leased. Mr. Doug Boe answered that it is anticipated that the whole facility will be leased at this time. A small amount of office space may be used by Boe Ornamental. Mr. Dunn made a MOTION to approve the site plan for construction of a new office /warehouse /manufacturing building on Lilac Street by Boe Ornamental, subject to the following conditions: 1. Proper building permits be obtained prior to any construction on the site. The building permit shall include a deposit of 1% of construction costs to insure completion of all site improvements. 2. The City Engineer shall review and approve the grading, utility and drainage plans. 3. Rooftop heating and ventilating units shall be screened and /or blended with the design and coloring of the building. 4. The parking area shall be modified as recommended in the staff report to provide better maneuvering room and supplied with adequate handicapped spaces as provided by the ADA Rules and Regulations. This would include increasing the entrance drive to 26' and eliminating 2 to 4 parking spaces near the front entrance drive. 5. Permits shall be obtained from the Rice Creek Watershed District for grading, if required. 6. Signage shall comply with the City Sign Ordinance and proper permits obtained. 7 Concrete curb, gutter and bituminous paving shall be provided for all access driveways and parking areas. 8. The City Forester and CPTED Officer shall review and approve the landscape plan. 9. A lighting plan shall be reviewed and approved by the CPTED Officer. 10. The legal description for this site and the adjoining property shall be clarified due to the addition of the vacated Industrial Boulevard right -of- way and a shared driveway agreement signed by the property owner(s). • • Planning & Zoning Board June 11, 1997 Page 17 Ms. Dahl seconded the motion. The motion passed unanimously, 6 -0. VI. DISCUSSION ITEMS: A. Grading Plans /Policy As Board Member Robinson had requested a review of the City's grading policy, it was the consensus of the Board to continue this discussion item to the August 13, 1997 meeting, when Mr. Ahrens and Mr. Robinson will be present. B. Comprehensive Plan Update Mr. Wessel announced two meetings of the Comprehensive Plan Task Force: July 17 and July 24, 1997. The objective of the two meetings is to determine the pace and intensity of residential growth in the community. Secondly, neighborhood meetings have been completed in all six districts of the City. Staff will work with Northwest Associates to put the information and issues identified at the public meetings into a document that will be presented. Mr. Dunn expressed his interest that the document correlate information from all districts into a useful working document. Mr. Wessel stated that he is confident the process will achieve a working document for the City and encouraged Mr. Dunn to talk to staff. VII. ADJOURNMENT Mr. Herr made a MOTION to adjourn the meeting at 9:15 p.m. and was supported by Mr. Dunn. The motion passed unanimously, 6 -0.