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HomeMy WebLinkAbout12/10/1997 P&Z Minutes• Planning & Zoning Board December 10, 1997 Page 1 CITY OF LINO LAKES PLANNING & ZONING BOARD MINUTES I. CALL TO ORDER AND ROLL CALL • Chair Schaps called the Lino Lakes Planning & Zoning Board meeting to order at 6:32 p.m., December 10, 1997. II. APPROVAL OF MINUTES - NOVEMBER 12, 1997 Mr. Robinson made a MOTION to approve the minutes of the November 12, 1997 meeting of the Lino Lakes Planning & Zoning Board, and was supported by Mr. Dunn. Motion carried, 7 -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 6:33 p.m. There were no comments. Mr. Robinson made a MOTION to close the Open Mike portion of the meeting at 6:34 p.m., and was supported by Ms. Dahl. Motion carried 7 -0. • Planning & Zoning Board December 10, 1997 Page 2 V. ACTION ITEMS A. Public Hearing, Incarnation Cemetery, Ash Street, Amended Conditional Use Permit to Expand the Cemetery Chair Schaps declared the public hearing open at 6:35 p.m. Ms. Wyland presented this request for expansion of the Incarnation Cemetery at 899 Ash Street through the addition of 2.0 acres to the existing 1.49 -acre cemetery. The subject property is zoned Rural and, according to the City Zoning Ordinance, qualifies as a permitted conditional use provided it is located on a "major collector roadway" and screened according to Section 3, Subd. 4S. In addition to increasing the size of the cemetery by 2.0 acres, Ms. Wyland explained that the Cemetery Association would like to relocate the existing storage building and add two driveways. Staff recommended that the second driveway onto Ash Street be approved by Anoka County prior to construction. By way of background Ms. Wyland explained that the existing cemetery contains 550 platted sites. The proposed expansion would allow for an additional 700 sites. Ms. Wyland added that the wetland area would be protected by a drainage easement, as required in the previously approved subdivision. Ms. Wyland represented that the conditional use permit criteria can be met in this case and Staff recommended approval subject to the following conditions: 1. Drainage easements be provided over all wetlands. 2. The driveway and storage building location be subject to all applicable setbacks and subject to review and approval by the City Engineer and Building Inspector. 3. Landscaping plans be reviewed and approved by the CPTED Officer and City Forester. 4. A turnaround be provided for emergency vehicles, if required by the Fire Chief. 5. The second access be subject to approval by Anoka County. Ms. Wyland pointed out that there is no immediate need for this expansion; therefore, compliance with the necessary requirements is not urgent. Mr. Johnson asked about the widths of the proposed driveways. Ms. Wyland stated that although not specified within this request, the City Ordinance requires at least a 10 -foot width. • • • • • Planning & Zoning Board December 10, 1997 Page 3 Mr. Johnson then asked if there is any proposed change in signage for the cemetery. Jerry Hawkins, representative for Incarnation Cemetery, stated that there are no plans to change signs at the cemetery. He added that his group has a good history of maintaining the cemetery, and intends to continue to do so. They are aware of the wetland issues, and intend to comply with the City's requirements. Mr. Dunn asked about a maintenance program. Mr. Hawkins indicated that a committee of approximately eight parishioners maintain the cemetery grounds. Mr. Robinson made a MOTION to close the public hearing at 6:42 p.m., and was supported by Mr. Johnson. Motion carried 7 -0. Mr. Johnson made a MOTION to approve the conditional use permit for Incarnation Cemetery, pursuant to the conditions outlined above, and was supported by Mr. Gelbmann. Motion carried 7 -0. B. Public Hearing, Gerald Rehbein, southeast corner of Main Street and 21st Avenue, Preliminary Plat for Clearwater Creek Business Park Chair Schaps declared the public hearing opened at 6:43 p.m. Mr. Brixius explained that T & G Properties Inc. has requested preliminary plat approval for an eight -lot commercial subdivision entitled Clearwater Creek Business Center. The subject 23.3 -acre site is located south of Main Street between I -35E and the eastern boundary of the City of Centerville. The property is zoned General Business (GB), and lies within the MUSA. Mr. Brixius indicated that he met with Mr. Rehbein regarding this project earlier in December. A number of configuration issues were raised at that time. Generally, the proposed lots exceed the minimum 20,000 - square -foot area requirement, ranging in size from 1.4 to 2.5 acres. All proposed lots also exceed the minimum lot width requirement with the exception of Lot 2, Block 1, which is recommended for expansion in order to provide consistency throughout the subdivision. Although Staff recommended approval of the preliminary plat at this time, Mr. Brixius suggested that, in the event there is a buyer for Lot 1 only, at the time of final platting consideration be given to platting all but Lot 1 as an outlot allowing for flexibility in marketing the balance of the site on a parcel by parcel basis with minor modification to the preliminary plat. The proposed subdivision project would include the upgrading of 21st Avenue to include bituminous surfacing. The western one -half of this roadway lies within the jurisdiction of the City of Centerville. A 60 -foot right -of -way width is proposed for Northern Lights Planning & Zoning Board December 10, 1997 Page 4 Boulevard, which is anticipated to be extended southward in the future. As a condition of preliminary plat approval, the Northern Lights Boulevard right -of -way should be expanded to 80 feet in accordance with Section 302.03(1) of the Subdivision Ordinance. All lots demonstrate compliance with applicable GB District setback requirements. There is a number of wetlands located on the subject property, and a mitigation plan has been submitted to and approved by the Rice Creek Watershed District. The grading and drainage plan remains subject to approval by the City Engineer. Mr. Brixius explained that plat approval would end at the southern boundary of Outlot A, and it is recommended that the southern boundary be designated consistently on the plat. With filling of the wetlands, a new drainage system is proposed to extend along the northern and eastern property lines with a ponding collection area on the eastern side of the plat. Easements will be required over this drainage swale and ponding area. Additionally, utility and drainage easements will be required along all lot lines. Utilities are subject to review by the City Engineer. Park dedication should be subject to review by the City Park Board. The extreme northeast portion of the subject site lies within the City's 100 -year flood plain, bringing into question the need for proper elevation of the streets and building pads, as well as recognition of hydric soils with respect to possible development limitations. Storage of underground fuel tanks and proper MPCA positioning and installation must also be addressed. • Staff recommended approval of the preliminary plat, based on the following conditions: • 1. Consideration is given to expanding the width of Lot 2, Block 1 in a manner such that it is consistent with other lot widths within the subdivision. 2. The right -of -way width of Northern Lights Boulevard is expanded from 60 feet to 80 feet in accordance with City subdivision standards for commercial/industrial streets. 3. A wetland mitigation plan is submitted and approved by the City Engineer. 4. Consideration is given to identifying full development of the property (future lot configuration) on the preliminary plat and establishing an outlot (or outlots) on the final plat to accommodate future development phases. 5. The preliminary plat and grading plan depictions of Outlot A are revised to be graphically consistent. 6. Soil borings are taken which demonstrate the buildability of the subject property. 7. The 100 -year flood plain elevation, building pad elevations, and street elevations are identified. 8. The Park Board provides recommendation regarding park dedication requirements. 9. The City Engineer provides comment and recommendation regarding: • • • Planning & Zoning Board December 10, 1997 Page 5 a. City maintenance responsibilities associated with 21st Avenue. b. Grading and drainage. c. Easement establishment. d. Utilities. e. Flood plain containment. f. Hydric soil limitations. Mr. Dunn asked if there remain any open issues between the City and the applicant. Mr. Brixius indicated that there are no remaining issues. Mr. Wessel commented that engineering issues are paramount, and should be reviewed in detail. He added that Mr. Rehbein and Economic Development have worked for the past two years to make this quadrant commercially developable. This is important to the City in light of the status of the commercial property opposite the I -35, which has not developed as anticipated. Mr. Ahrens explained that Staff is currently conducting a feasibility study regarding extension of utilities along 21st Avenue to serve the subject property, and that this study should be available for presentation to the City Council on January 12, 1998. Road reconstruction is proposed along this roadway from Main Street south to the lot indicated as an exception on the proposed plat, with extension of utilities along a similar corridor in line with certain work by the Metropolitan Council in this area. Sewer and water could be installed from Cedar Street north up to Main, or a trunk sewer may be installed along Main Street by the Metropolitan Council. Mr. Ahrens added that a joint powers agreement will be necessary between Centerville and Lino Lakes covering issues such as construction, responsibilities, future reconstruction, and maintenance. Chair Schaps asked if excavation and refilling is proposed for the subject property. Mr. Ahrens predicted a fairly large sand layer being necessary to support the expected traffic loads. Soil borings are paramount. With respect to grading and drainage, Mr. Ahrens explained that on a preliminary plat basis drainage provides for Lots 1, 2, 3 and 4 to drain either north or to the east at one ditch system and toward the pond at the east side of the preliminary plat. Mr. Gelbmann asked where the wetlands will be created to replace those being filled. Mr. Ahrens explained that the wetlands mitigation site is located on the portion of Gerald Rehbein's property where his business is currently operating, and the proposal exceeds the 2 -1 ratio for wetland replacement. Applicant Gerald Rehbein explained that Rice Creek Watershed approached him about two years ago regarding making the creek on his property into a sediment basin. Mr. Rehbein agreed, on the condition that the flood corridor could be reduced to 100 feet. Planning & Zoning Board December 10, 1997 Page 6 According to Mr. Rehbein, lowering the flood plain is not difficult, and FIMA indicated that this could be accomplished on the subject site with minimal effort. Mr. Robinson asked about the excepted lot. Mr. Rehbein indicated that he does not own that property. The proposed road reconstruction would go just to this property, which contains a single family dwelling. He added that future development would take the road reconstruction all the way to Cedar, and that there are three prospective industrial users expressing interest in locating south of the creek. He added that such development would be some time in the future, with MUSA designation being an issue as well as Comprehensive Plan considerations. Mr. Johnson requested clarification as to the extent of proposed wetland fill. Mr. Rehbein explained that all designated wetland would be mitigated in exchange for improved water quality and establishment of wildlife areas. Mr. Rehbein stated that the subject property is the best site east of Lino Lakes for commercial and industrial development, making it beneficial to make use of the wetlands. Mr. Robinson asked if Mr. Rehbein is being allowed to bank mitigation for future development. Mr. Rehbein explained that he is working with Centerville, and is in the process of creating 40 acres of extra wetlands in another community as a bank within the Rice Creek Watershed District. James Bushinger, owner of the property containing the single - family dwelling, expressed opposition to any 24 -hour business proposed for the site adjacent to his home. Chair Schaps asked for Mr. Bushinger's understanding as to the nature of the proposed business, to which he replied it would be a truck stop with diesel fuel, which raises a drainage question. He also indicated that he has 500 feet of frontage along the proposed road reconstruction location, and is also opposed to paying for such improvement. Chair Schaps asked if Mr. Bushinger had discussed his concerns with anyone. Mr. Bushinger indicated that he had communicated with Mr. Rehbein's agent, to no avail. He had not met with any City representatives until this date. However, he stated that he has obtained legal counsel. Mr. Ahrens explained that the area between 21st Avenue and 35E is Charter- exempt. However, homesteaded property can petition against improvement projects. Therefore, Mr. Bushinger would have the opportunity to petition against the proposed improvements and not be assessed. Russel Strehlo, whose father owns property along 21st Avenue in Centerville, asked about the extension of sewer through to Cedar Street. Mr. Ahrens explained that the watermain would certainly be extended to Cedar Street; however, there are remaining issues regarding sewer service regarding capacity. • • • Planning & Zoning Board December 10, 1997 Page 7 IIIMr. Robinson made a MOTION to close the public hearing at 7:09 p.m., and was supported by Ms. Dahl. Motion carried 7 -0. • • Ms. Wyland stated that the Park Board reviewed this proposal at its December meeting. There was no formal action by this body, as park dedication fees would be collected at the time of commercial construction within the subdivision. She added that a letter of map revision from FEMA be required for the northwestern corner of the plat, which will become Condition No. 11 to approval of this request. Mr. Robinson asked how long the subject property has been zoned General Business. Mr. Rehbein indicated that it was zoned GB at the time he purchased it approximately 25 years ago. Chair Schaps encouraged Mr. Rehbein to meet personally with the owner of the adjacent residential property as soon as possible in order to address concerns. Mr. Robinson suggested that the residential property owner should have been aware of the GB zoning at the time he acquired his property. Mr. Bushinger was under the assumption that the entire area was zoned Residential. Ms. Wyland pointed out that, according to a 1972 zoning map, the entire site of the proposed project with the exception of the residential lot was zoned Commercial as of that time. Mr. Dunn made a MOTION to approve the preliminary plat for Clearwater Creek Business Park pursuant to the eleven conditions presented above, and was supported by Mr. Gelbmann. Motion carried 7 -0. C. Public Hearing, Joan Tschida, C -Store on southeast corner of Main Street and 21st Avenue, Conditional Use Permit Chair Schaps declared the public hearing opened at 7:15 p.m. Mr. Brixius described this project as a request by DJT Properties, LLC for approval of a conditional use permit which would allow for the establishment of a convenience center on Lot 1 of the Clearwater Creek Business Center at County Road 14 and 21st Avenue. The proposed facility would include gas sales, a 4,380 - square -foot fast -food restaurant, a 2,026- square -foot convenience store, and a car wash for location on a 2.5 -acre parcel. The subject site is properly zoned for the proposed use, and contains the requisite area and setbacks. Mr. Brixius met with the applicant earlier this date to review features and recommendations including a 15 -foot setback along the south property line, parking location and angles, need for traffic signage, number of parking stalls, parking surface, perimeter curbing, and site access. An issue of significant importance is site access. The proposal includes two curb cuts from the south and two from the west, which is considered by Staff to be excessive. A compromise of a single curb cut with a median Planning & Zoning Board December 10, 1997 Page 8 allowing for one lane exiting and two entering has been suggested to allow for potential traffic volume issues. Loading areas are oriented toward Northern Lights Boulevard, which is desirable for security reasons. A hedge planting is recommended to alleviate compatibility concerns along the southern setback area. The appearance of the trash enclosure will be consistent with the rest of the structure. A more formal landscaping plan is required, and green space is compliant. A proper flood plain map amendment is anticipated in conjunction with the plat; however, until the amendment is approved, proper elevation is essential. MPCA approval will be necessary for placement of underground fuel storage tanks. Although there is no prohibition on such installation at this site, precautions must be made for proper installation. Staff recommended approval of the requested conditional use permit, subject to the following conditions: 1. City approval of the proposed Clearwater Creek Business Center subdivision. (Approval obtained by unanimous vote in Agenda Item V.B. above) 2. The following parking- related conditions are satisfied: a. A minimum 15 -foot parking lot/driveway setback is provided along the subject site's south lot line. b. One -way vehicular circulation routes be specifically identified (i.e., pavement signs). c. Two additional off - street parking stalls are provided. d. The parking lot is surfaced in asphalt and provided a concrete perimeter curb. 3. Additional green area be provided along the southern and western boundaries of the site (via redistribution of eastern green area). 4. The site's two access points via 21st Avenue are consolidated into a single point of entry. 5. The site plan is reconfigured such that the loading and trash handling activities do not conflict with restaurant and car wash drive through routes. 6. Building elevations are submitted and subject to City review and approval (including canopy and car wash). 7. A landscape plan is submitted which identifies the location, size and variety of all site plantings. • • • • • • Planning & Zoning Board December 10, 1997 Page 9 8. All trash handling equipment is screened from view of adjacent properties and public rights -of -way by a fence or wall at least six feet in height with a minimum opaqueness of 80 percent. 9. The grading and drainage plan is revised to identify the 100 -year flood plain elevation as well as elevations of adjacent streets and the proposed buildings. Such plan shall be subject to review and approval by the City Engineer. 10. The site plan is modified to identify exterior lighting locations. All exterior lighting shall be hooded and directed such that the source of the light is not visible from any adjacent residential properties or public rights -of -way. 11. All applicable MPCA and flood plain requirements are satisfied regarding location and installation of bulk storage of fuel. 12. Detailed sign plans are submitted. All site signage shall comply with applicable provisions of the City's Sign Ordinance. 13. The City Engineer provides comment and recommendation regarding grading and drainage issues. Issues which previously suggested a need to reorient the building have been address and satisfactory explanation given for parking and service activity requirements. Mr. Herr asked how the 40 -foot easement would be accomplished. Mr. Brixius suggested that the northern boundary must remain fixed; therefore, adjustment will be on the southern line. Mr. Dunn asked if a traffic impact study had been conducted, particularly with respect to left turn off Main onto 21st Avenue. Mr. Brixius stated that to his knowledge no specific traffic analysis had been done, although there is concern regarding the area between the bridge and the site entrance with respect to Highway 14 capacity. Applicant Joan Tshida informed the Board that she has owned Amoco stations in the area for approximately 28 years. This project has been an idea for over five years with plans in development for over a year. Ms. Tshida expressed delight in the opportunity to locate in Lino Lakes. She described her proposed facility as quite innovative, including a delicatessen, a bakery, and a sit -down restaurant in addition to a tunnel -style car wash and drive - through fast food service. The building will be a two -story, glass front building with a police desk marked clearly as a police substation. Considerable effort has been made to address all public safety and security issues. Ms. Tshida explained that curbs had been considered objectionable because of the proposed sheet drainage into the ditch Mr. Rehbein is constructing. Her request is that curbs not be installed on the east side of the site, as that area is intended as a "safe gate" for extra parking if necessary. Ms. Tshida emphasized that the facility will not be a truck stop; in fact, should large rigs begin to frequent the site, it will be posted prohibiting trucks from entering the premises. Planning & Zoning Board December 10, 1997 Page 10 Chair Schaps asked if the service station will be an AMOCO. Ms. Tshida indicated that the provider has not yet been determined. Mr. Wessel pointed out that Ms. Tshida intends to personally oversee the operation of this facility. Ms. Tshida explained that she intends to spend the entire day on site. Mr. Johnson requested clarification regarding the drive - through food service. Ms. Tshida described the method by which the driveways will be utilized so that the drive - through and car wash will be clearly separate. Mr. Johnson commented that the new facility will have competition from nearby service stations. Mr. Gelbmann asked about the restaurant. Ms. Tshida explained that Culver's, based in Wisconsin, will provide restaurant service. She added that Culver's is a closely operated business, requiring specific training and high standards of operation. The menu includes well -known specialties, and customers may choose to dine on site or utilize the drive - through arrangement. Chair Schaps asked about the projected timetable. Ms. Tshida indicated that the intent is to be open by May 1, 1998. Mr. Johnson asked about hours of operation. Ms. Tshida explained that 24 -hour service is proposed for the convenience store and service station, as well as the seating area of the restaurant. Mr. Bushinger again expressed objection to the project, urging the Board to reject the request. Mr. Robinson made a MOTION to close the public hearing at 7:46 p.m., and was supported by Ms. Dahl. Motion carried 7 -0. Mr. Dunn again raised the issue of possible traffic buildup entering the facility. Mr. Ahrens indicated that the feasibility study will include a thorough study of this issue. Mr. Dunn also asked if a joint powers agreement will be executed between Lino Lakes and Centerville. Mr. Ahrens indicated that a joint powers agreement will be negotiated for this project. Mr. Robinson made a MOTION to approve the conditional use permit for Joan Tschida's proposed C- Store, pursuant to the conditions presented • • • Planning & Zoning Board December 10, 1997 Page 11 • Mr. Brixius requested that Condition No. 6 be changed to read "...such that the hours of the loading and trash handling activities do not conflict ..." • • Chair Schaps asked if the alternative drainage would be curb /gutter. Mr. Ahrens explained that a dropped curb was a possibility, but that in any case engineering can accommodate the drainage issue. Mr. Robinson expressed concern regarding a variance for this particular site with respect to curbing, as that would set an undesirable precedent. Mr. Johnson seconded the motion. Motion carried 7 -0. D. North Suburban Development, 801 Main Street, Minor Subdivision Ms. Wyland explained that North Suburban Development is requesting a minor subdivision that would split an existing homestead and one acre of property from the balance of the parcel, which consists of approximately 40 acres. The purpose of the proposed subdivision is to allow for the sale of the existing home, holding the balance of the land for future development. The subject property is zoned R -1 Residential, and is located within the MUSA boundary; however, utilities are not available to serve this site. Section 3, Subd. 3.A.2.b.2 of the City's Zoning Ordinance provides "Habitable single family homes constructed prior to July 13, 1992 may reduce their lot size to a minimum of one (1) acre if the balance of the property results in a parcel of ten (10) acres ..." Ms. Wyland stated that North Suburban Development desires to develop the balance of the property at a later date. Utilities are proposed to be extended to the Lino Elementary School in mid 1998, although the project has not been ordered to date. The existing home is currently on a well and septic system. Access to the property is currently provided via a 33 -foot driveway easement from Main Street. It is unlikely that this easement will ever become a full width roadway, as it accesses Main Street too close to the Lake Drive Intersection. Should this roadway easement be acceptable to the City, Ms. Wyland indicated that Staff would recommend that the proposed lot be increased by 296 square feet to provide a minimum 1 -acre lot exclusive of roadway easements, as provided in the Ordinance. Additionally, Staff would recommend that park dedication be collected upon future subdivision of the 40 -acre parcel. Applicant representative Bruce Kerber explained that although development is not anticipated at this time, an expressed interest in purchase of the subject home prompted the request for this subdivision. Planning & Zoning Board December 10, 1997 Page 12 Mr. Robinson pointed out that this procedure has been used in the past, and that the subject property meets the criteria for such action. Mr. Herr made a MOTION to approve the North Suburban Development minor subdivision, and was supported by Mr. Gelbmann. Motion carried 6 -0, with Mr. Robinson abstaining. Chair Schaps called for a recess at 7:58 p.m. The meeting was reconvened at 8:09 p.m. E. Continuation of Public Hearing, Telecommunication Ordinance Mr. Brixius presented a revised draft amendment to the Zoning Ordinance, specifically addressing the following issues raised after review of the amendment draft dated September 3, 1997: 1. Antenna towers are allowed only in the City's industrial and public /semi- public zoning districts (via administrative permit). Such location allowances are anticipated to allow PCS and cellular coverage of the entire City based upon a two -mile radius. The erection of antennas upon existing buildings and structures remains allowable in all zoning districts. 2. Within PSP zoning districts tower setbacks must equal the height of the antenna. 3. Within industrial zoning districts tower setbacks must likewise be equal to the height of the tower. Exceptions to such setback are, however, allowed upon demonstration of a collapsible tower design. 4. To further promote co- location, the tower search area requirement has been increased from one -half to one mile. Mr. Brixius pointed out that tower heights have thus far been established at 100 feet for at least 2 antennas, and 120 feet if an additional antenna is accommodated. He suggested that additional consideration of taller towers may be appropriate based on the concept of broader range /fewer towers. Mr. Dunn requested clarification that by adding 15 feet of antenna to an existing structure the maximum allowable building would not be exceeded. Mr. Brixius explained that the 15 feet is allowable beyond the maximum building height. Mr. Dunn asked about placement of antennas within all zoning districts. Mr. Brixius explained that antennas are proposed to be allowable within any district so long as they blend in with existing structures. He clarified that the construction of towers will be restricted. With respect to attachment of antennas to existing structures, it is unlikely that • • • Planning & Zoning Board December 10, 1997 Page 13 IIIadding antennas to residential dwellings will become a problem as the average home is not high enough to provide the necessary height for effective signal coverage. • • Mr. Dunn then asked about adjoining properties, one desirous of a tower and the other opposed to such a structure. Mr. Brixius explained that within a rural residential district, a tower would not be permitted. However, an antenna could be attached to an existing building/structure. Mr. Johnson asked if Mr. Brixius had a sense for the maximum number of antennas and/or towers required to service our area. Mr. Brixius said that he does not, as service is based in large part upon demand. At this point, demand is an unknown. Mr. Johnson also asked if there is an upper limit to the height of an antenna. Mr. Brixius explained that 150 foot to 200 foot towers are desirable to the industry. However, restriction of the tower /antenna height reduces the service area. Chair Schaps asked about a telecommunications study. Mr. Brixius explained that he has requested estimates regarding service from Sprint, but has no conclusive data with respect to proposed service to the Lino Lakes area. Steve Mangold, Regional Real Estate Manager for U.S. West, addressed the issue of the number of poles projected for Lino Lakes. At the present time, U.S. West is tracking 160 sites from Forest Lake to Lakeville, and from Hudson to Lake Minnetonka. The projection for this area is for use of fewer than 50 monopoles. Mr. Mangold stated that U.S. West is exploring three sites within Lino Lakes. Two of those sites are within appropriate zoning, while one is not. Mr. Mangold suggested that an area of approximately one acre be designated a tower district. This site would then accommodate not only U.S. West, but MnDOT's 911 microwave service as well as at least one other tenant. Mr. Dunn asked about shared facilities. Mr. Mangold explained that multiple use agreements exist between U.S. West and Aerial Communications, Sprint, AT &T, and Nextel, among others. Mr. Dunn asked what is being done to make the towers more aesthetically pleasing. Mr. Mangold explained that their towers are constructed by a company that builds street light poles, which are, in his opinion, as attractive as possible. Consultant David VanLancheau explained that the PCS service is based upon a tier system with different providers operating at different heights. He asked that Lino Lakes give consideration to a policy of replacement of existing structures with a 50 percent height increase allowing for location of an antenna without compromising the nature of the structure. Mr. VanLancheau also mentioned the tower district designation, pointing out that construction of a tower would allow for several providers as well as Planning & Zoning Board December 10, 1997 Page 14 accommodating the public safety service. In conclusion, Mr. VanLancheau expressed confidence that the community would realize fewer antennas than anticipated. Mr. Johnson requested clarification about replacement. Mr. VanLancheau used the example of a ball park light pole. As the light pole would not support an antenna added on, the pole would be replaced by a taller pole which would offer sufficient height. Fifty percent is a common height addition, but in some cases variances are used to achieve additional height. Mr. Herr asked about a base structure to the antenna structures. Mr. VanLancheau agreed that a base structure is required. Mr. Johnson asked again about a maximum number of antennas. Mr. VanLancheau explained that the total number depends upon the amount of service desired by the community. In order to service every need, there would be more antennas. Mr. Brixius requested sample language for inclusion in a draft ordinance regarding the replacement policy. Mr. VanLancheau offered to provide sample language. Mr. Brixius brought up the concept of rural areas, where a tower might now be appropriate, might not always be rural; and a tower constructed now might not be appropriate in the future. Mr. Herr asked about the City Council's desires. Ms. Wyland indicated that Council does not support maximum service for Lino Lakes. Mr. Johnson asked if there would be demand for tower space in the Lino Lakes area. Mr. Brixius stated that there is interest on the part of U.S. West, and that the City has leased space on its water tower. Ms. Wyland stated that there are many closely following development of this item. Mr. Dunn questioned the need for additional carriers. Mr. VanLancheau explained that one reason is an overall government effort to reduce and ultimately eliminate the current communications infrastructure to be replaced by wireless service. Additionally, more and more consumers are turning to wireless technology. By providing space for more carriers, competition drives prices to consumers down. Mr. VanLancheau agreed that rural areas tend to request more limited service. Mr. Johnson explained that from a planning standpoint it is difficult to identify locations for and numbers of antennas and /or towers that would be needed in Lino Lakes. He suggested that the community may have to enact basic legislation and be sensitive to changes in technology and be quick with needed amendments. Mr. Brixius agreed. • • • • • Planning & Zoning Board December 10, 1997 Page 15 Chair Schaps asked for Mr. Brixius' reaction to the proposed tower zone. Mr. Brixius feels that the draft Ordinance addresses that issue through restriction of where antennas and towers can be located. In any event, as this issue is not of urgent nature, additional investigation is appropriate. Mr. Dunn requested an executive summary with the next draft Ordinance for ease in reviewing concepts suggested by proposed legislation. Mr. Brixius recommended that this matter be tabled until the January Planning & Zoning Board meeting. Mr. Johnson suggested including language in the next draft Ordinance regarding a tower zone, including specifications where towers could be located. Mr. Brixius also suggested that responsibility for service should be shared by neighboring communities. Mr. Johnson made a MOTION to continue the public hearing regarding the telecommunications ordinance until the January, 1998 meeting, and was supported by Ms. Dahl. Motion carried 7 -0. Mayor Landers was invited to the podium where he expressed his appreciation for the quality effort of the Planning & Zoning Board over his time in office as Mayor of Lino Lakes. He stated that competent and thorough work on the part of the Board made his job much easier. VI. DISCUSSION ITEMS A. Diana Turner Proposal Ms. Wyland introduced Diana Turner, stating that Diana comes before the Board with an exciting and innovative idea, which meets no ordinance requirements. Therefore, Ms. Wyland suggested that Ms. Turner come before the Board to explain her idea and elicit suggestions. Diana Turner, 7404 Sunset Avenue, approached the Board, distributed a packet of information to Board members. She explained that she has been developing her idea for approximately two years. It is her desire to move a barn onto her property, storing the barn on her property until such time as she can reconstruct the barn as an addition to her existing barn, and ultimately turning that structure into a Bed - and - Breakfast. Ms. Turner would then like to subdivide her property, moving her residence to the portion on Leonard Avenue, and selling the remaining two - thirds of her property to a non - profit entity which would operate the Bed - and - Breakfast. Planning & Zoning Board December 10, 1997 Page 16 Ms. Turner suggested development by Lino Lakes of its own Bed - and - Breakfast ordinance, based upon her project. She enthusiastically explained numerous benefits to having such a place in Lino Lakes, expressing hope that the Planning & Zoning Board will assist in providing flexibility to accomplish this project. Mr. Johnson asked about the specific layout of the barn structure. Ms. Turner explained that eight bedrooms would be housed within the upper level (loft) of the large barn, the lower level containing a kitchen and eating place, and the small barn being used as a meeting place. Mr. Robinson pointed out problems such as splitting off a section of property which would be in violation of City Ordinance. He commended Ms. Turner, and commented that a Bed - and - Breakfast ordinance could be beneficial to the community. Mr. Robinson also pointed out that the subject area is not located on a main thoroughfare, and might not be the attraction anticipated. Chair Schaps suggested similarity between Ms. Turner's project and the Village concept. Extreme flexibility would be required, and the necessary conveyance to Ms. Turner would be problematic. Mr. Brixius agreed that Ms. Turner's project does not fall under any category currently governing land use within Lino Lakes. His only suggestion was use of a PDO. Mr. Brixius agreed that consideration would have to be given to overall future planning for the district. Chair Schaps asked that Mr.Brixius meet with Ms. Turner, give further thought to the project and investigate possibilities, and return to the Planning & Zoning Board in January with information for further discussion. Mr. Robinson asked about permits required to move and store the larger barn. Ms. Turner had not yet been able to obtain this information. Mr. Herr asked why Ms. Turner wishes to operate the Bed - and - Breakfast as non - profit. Ms. Turner explained that this aspect of her project is based upon financial considerations, as well as to maintain the specific land use for perpetuity. Mr. Dunn stated that Ms. Turner's idea is a good example of innovative leadership, and challenged the Board to find ways to help implement the project. B. Accessory Building Ordinance Ms. Wyland explained that a question has arisen regarding this Ordinance. Specifically, the question is with regard to a request to construct three 1,500- square -foot accessory buildings. The existing Ordinance states that, within a 5,000- square -foot limitation, there • • • Planning & Zoning Board December 10, 1997 Page 17 • can be one attached garage and two accessory buildings on a site between 10 and 20 acres. The party raising the question has two existing accessory buildings and wishes to construct a third, which will bring him to a total of 5,000 square feet of accessory buildings. Ms. Wyland stated that a text amendment would have to take place, as there is not hardship warranting a variance. Chair Schaps asked how the City arrived at the current limit of two accessory buildings on 10 to 20 acres. Ms. Wyland indicated that this was an arbitrary number. Mr. Gelbmann asked if more accessory buildings could impair future land development. Chair Schaps acknowledged that there was no objection to creating a text amendment allowing for three accessory buildings on 10 to 20 acres of land. VII. ADJOURNMENT Mr. Robinson made a MOTION to adjourn the meeting at 10:25 p.m., and was supported by Mr. Johnson. Motion carried 7 -0. •