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HomeMy WebLinkAbout06.29.93 Special Planning PacketAGENDA PLANNING COMMISSION SPECIAL JUNE 29, 1993 1. CALL TO ORDER 7:00 P.M. 2. CONTINUED HEARING PRAIRIE CREEK PUD 7:00 P.M. 3. TIM CARR CONDITIONAL USE HOME OCCUPATION 4. COMPREHENSIVE PLAN AMENDMENT WAUSAU SUPPLY MUSA EXPANSION 5. JOHN TSCHOHL VERY LOW DENSITY SCHEMATIC PLAN 6. ADJOURN 1. CALL TO ORDER AGENDA PLANNING COMMISSION SPECIAL JUNE 29, 1993 2. CONTINUED HEARING Prairie Creek PUD 7:00 P.M. The standard for reviewing lots in the Prairie Creek PUD was arbitrarily set at 7500 square feet north of the so- called creek and 10,000 square feet to the south. There were 10 lots that did not meet that criteria, now there are only 8. The developer made some minor adjustments to gain the necessary square footage for the two that increased in size, whereas the other lots would involve adjustments that will reduce the total number of lots in this neighborhood below the established target of 260 lots. In the overall scheme of things, this is a minor point, since the PUD process was established to provide development flexibility and all of the lots are at least 1000 square feet larger than those in Dakota County Estates and many are 1500 square feet larger. The overall density is 2.3 units per acre based in part upon the 11 acre pond and the 6 acre park. This suggests that the development overall is comparable with other subdivisions within the R -1 District. One question raised by the City Engineer in a comprehensive analysis of the proposed development involves the existing City easement which was purchased from Robert Stegmaier, Sr. to handle surface water runoff from both Nelsen Hills and Silver Springs. As he points out, the Developer will be required to reimburse the City for this right of way and replace it with another in the location designated as the creek in this plan. And, like East Farmington, the site includes DNR protected wetland plus an open drainage area which will function as a settling pond. This pond will be required to meet the Natural Urban Runoff Protection (NURP) standards as well as MPCA Best Management Practices. Also like East Farmington, the engineering detail associated with these requiremdnts will not be accomplished until the platting process starts. Therefore, approval of the PUD Schematic Plan will be subject to the ability of the site to accommodate both the lots as proposed and the environmental protection elements which will be detailed later. An environmental assessment worksheet is currently being prepared by an outside consultant. Another consideration that will need to be addressed during the process is that approximately 30 acres of the PUD is outside MUSA. A 10 acre portion of this is a neighborhood park and a wetland to be created on site. Another eight acres of wetland is within MUSA boundaries and possibly may be traded for land outside. This leaves another 12 acres, approximately, that will be categorized as a MUSA expansion. Recent discussions with the Metropolitan Council Staff suggests that MUSA expansions are not likely to be granted by the Council until after the year 2000 which possibly could be later than the Developer's expected period of build out. An approval will be subject to the Developer's ability to sort out, in detail, the amount of MUSA that will be necessary to complete the PUD and the approval of such an expansion by the Metropolitan Council. The staff, in reviewing the PUD, strongly recommends that "the creek" from which the development acquired its name shall be treated as a creek, particularly with regard to the treatment of the Embers Avenue crossing. The staff has provided the Developer with promotional material that indicates a bridge -like construction across the creek rather than a series of small culverts. This material should be included as part of the documentation included with the PUD Plan. Plan approval shall be based upon the treatment of this waterway as a natural watercourse requiring bridging. Because of the gas line in the 187th Street right of way, the Developer was unable to do anything about the angle of its intersection with Embers Avenue. He was also reluctant to redesign the triangular area south and east of 187th Street and Embers Avenue. The staff intent was to provide better access to the neighborhood park from the south and to eliminate at least one cul -de -sac. However, the detailing of lots indicated that the south end of the new block would have some awkward sites. The staff has withdrawn this request. The Developer was able to improve the angle of the intersection of 186th Street and English Avenue. He also rearranged lots adjoining Pilot Knob Road so that the Stegmaier farmstead has a reasonably large lot. Another request that has been satisfied is the addition of a temporary turnaround at the south end of Embers Avenue. It is the understanding of the staff that architectural drawings of the one acre commercial site will be available at the hearing as well as more detail on the age composition of the population that will be living in this neighborhood. As the Commission is aware, the Planning Commission Chairperson has a triangle of land which separates this PUD from Akin Park Estates. In order for the neighborhood to function as a complete unit, this property should be added to the PUD as part of the Schematic Plan approval process. This would either involve the purchase of the property, or an association whereby the Chairperson becomes part of the ownership of Prairie Creek PUD. The major concern of Staff is the possible failure of the parties to cooperate on this link sometime later in the development process. The road connection is important in the layout of this neighborhood. Recommendation Forward the PUD to the City Council with the recommendation that it be approved subject to the concerns outlined in the preceding analysis. 3. TIM CARR Conditional Use Home Occupation A citizen's request form was filed on Tim Carr in May resulting in the enclosed letter being mailed. When Mr. Carr called to respond, I suggested that he appear at this meeting to discuss his business informally. It is my understanding that sales and service do not take place at his residence on Akin Road. Currently there are a number of full time business operations in Farmington where equipment is parked, such as pickup trucks and vans, at the home but the jobs are off site. I am not aware that any have home occupation permits. As City Planner, I receive many telephone calls about business operations in the home and my standard response is that if the business is conducted by telephone and no on comes to the site for sales or service, there is no need for a home occupation permit. If this is an incorrect response, I should be brought up to date and a revised enforcement program needs to be put in place. 4. COMPREHENSIVE PLAN AMENDMENT Wausau Supply MUSA Expansion Wausau Supply Company was annexed to Farmington for the sole purpose of being supplied with municipal sewer and water service. The Engineering Department has been working on plans and specifications but during the review process with the MWCC, the Department was notified that utilities cannot be expanded into an area without MUSA. The approach being used in this request is to point out that the City has had no control of development beyond its borders. If it had, an industrial use without sewer and water would not have been built. However, since the sewer system has failed, the City plans to treat it like residential uses in the Pine Knoll area and will ask for a 13 acre expansion to serve one existing industry. Recommendation Forward the Comprehensive Plan Amendment to the City Council with the recommendation that it be approved. 5. JOHN TSCHOHL Very Low Density Schematic Plan When Bill Morrish and the Design Center staff were in Farmington for a discussion that involved the very low density concept, they prepared a schematic plan for the remainder of the John Tschohl 160 acres. It contains a total of 16 housing sites clustered on the high ground and the concept of common open space in the wetland areas. This was given to Mr. Tschohl but, for whatever reason, he has decided against it. The alternative submitted in its place as a discussion item for the Planning Commission has eliminated the clustering concept and substituted a shorter cul -de -sac on a 9% slope for a long cul -de -sac that is on level land. The Morrish concept also allows for a connecting link between the east end of the cul -de -sac and Fairgreen Avenue. In essence, the schematic plan is a geometric division of what remains from a 160 acre homestead. This is in sharp contrast with the Morrish plan which is based upon natural features providing individual housing sites on high ground with opportunities for views into the lowland areas. The Morrish plan provides common open space which could be handled as an undivided interest for the people living in this quarter section or dedicated as open space to the City of Farmington. If this plat proposal had followed the normal procedures for subdivisions, it would have been flagged as a premature subdivision as described in Section 11 -2 -4 of the City Code. However, from the beginning it has been involved in an ongoing discussion of the City Council for an amendment to the City Code which would establish a very low density housing option. This amendment was delayed until the Design Center developed a proposal to analyze the capabilities of all land in the rural areas around the City. This in turn has been delayed during the discussion on annexation and the Vermillion River Tributary. Currently, if this subdivision were to be approved, it would either need several variances to the City Code or the City Code would need to be amended. At the last meeting during which the Tschohl property was discussed by the Council, there appeared to be a consensus that a very low density plat would be acceptable, provided that street improvements followed current City standards with respect to paving. Recommendation Ask the Developer to consider revising his proposal to incorporate the concept offered by the Design Center Study before proceeding with a preliminary plat. Charles Tooker City Planner