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HomeMy WebLinkAbout06.08.93 Planning Packet1. CALL TO ORDER 7:00 P.M. 2. APPROVE MINUTES MAY 11, 1993 AGENDA PLANNING COMMISSION REGULAR JUNE 8, 1993 3. PUBLIC HEARINGS a. 7:00 P.M. Preliminary Plat of Nelsen Hills Farm 2nd Addition SEk of Section 14 b. 7:15 P.M. PUD for Prairie Creek SWi of Section 13 4. DISCUSSION a. Informal Consideration at 19041 Embry Lane b. Informal Consideration of Signs at Industrial Park 5. ADJOURN of Home Occupation Conditional Use for Beauty Shop Request from Farmington HRA for Two Directional AGENDA REPORT PLANNING COMMISSION REGULAR JUNE 8, 1993 1. CALL TO ORDER 2. APPROVE MINUTES 3. PUBLIC HEARINGS a. Preliminary Plat of Nelsen Hills Farm 2nd Addition 7:00 P.M. The preliminary plat of Nelsen Hills Farm included the entire 2nd Addition which was approved in January of 1992. Because of the way the ordinance is written, the preliminary plat of the 2nd Addition must be reapproved since a final plat was not submitted within 100 days of Council approval. Therefore, much of the same material has been resubmitted by the developer's engineer. A major physical feature of the land area being developed is the 24" gas line and easement which traverses the property in a northwest /southeast alignment. The block pattern was set by this easement. The 2nd Addition completes the loop started by Euclid Path and Englewood Way. It includes one permanent cul -de -sac and two stub streets. The developer intends to begin construction during the summer with lots available to builders during the late fall and winter. The plat includes 29 single family lots. The developer has selected another engineering firm to layout either a PUD or at least a schematic plan of the rest of Nelsen Farm. This is important since the northeast corner of this land area will be required to be open space because of the inability to provide sufficient firefighting water pressure to the housing directly below the water tower. There is also a significant slope area which separates much of the farm from Pilot Knob Road. There may be an opportunity to provide some higher density housing adjoining Pilot Knob particularly if the slope area is utilized as open space. Recommendation Forward the preliminary plat of Nelsen Hills Farm 2nd Addition to the City Council with a recommendation that it shall be approved. b. PUD for Prairie Creek 7:15 P.M. The public hearing for Prairie Creek was advertised before an abstractor's list had been submitted. End of the month backlog for the abstractor means that the list was not available for mailing until June 3, 1993. The staff has notified that action will not be taken by the Commission on the 8th, however, the hearing should be opened and the project discussed by anyone who read the legal notice. Staff has some general comments which are favorable and specific comments which could be adjusted by the developer before the actual hearing. The mailed notices will be sent as soon as the Commission determines the timing of the continued hearing. The concept proposed by the Developer is to provide a transitional residential neighborhood between 6000 square foot lots in Dakota Estates and 10,000 square foot lots in Silver Springs. There is a natural and man made divide consisting of a N.U.R.P. pond stream and a protected wetland. The lots north of the divide range between 7500 and 8000 square feet. Those south of the divide will be a minimum of 10,000 square feet and range as high as 40,000 square feet. There are approximately 10 lots which do not fall within these guidelines. The developer has identified a 7.6 acre DNR protected wetland in the northeast corner of the PUD and shows a ponding area to be excavated that will handle a 100 year occurrence that will total 11.25 acres, including the DNR wetland. The developer has proposed a 5.5 acre park in the northeast corner of the property which has been reviewed by the Park Board. The Park Board has requested that Lot 1 north of the ponding area and Lot 1 east of the ponding area be removed and added to the parkland. The reason for these additions is to provide better access to the park from dedicated City streets. The road connection to Akin Park Estates must traverse a very steep slope to provide a needed neighborhood link. For this reason, the developer has asked for a narrower right of way and paved street surface than would normally be expected. The proposal also includes some street intersections that are less than 90 angles. The most noticeable is 187th and Embers Avenue. The reason for this angle is that it matches the alignment of the existing trunk sewer and gas line already on site. The staff would like to have the location of the gas line verified as it is on the south side of 187th Street in Silver Springs and it appears on the north side in this plat. Once that location has been settled, the curve between Elgin and Embers should be redesigned to allow the intersection to more clearly approximate a 90 angle. The same comment would apply to the curve between Pilot Knob Road and English Avenue on 186th Street. It should be lengthened to eliminate the acute angle. This may mean that the lot behind the Stegmaier home will become inadequate in size. Another part of the street system that should be re- examined is the proposed double cul -de -sac in the triangular area between Embers Avenue and the east property line of this PUD. Staff is of the opinion that one cul -de -sac could be removed by extending a second north /south street through the triangle. This alignment would open more of the neighborhood to direct access to the proposed park. One final comment on the proposed design of the PUD is the 100 foot right of way that has been set aside for the Nelsen Hills Farm, Silver Springs and Prairie Creek drainage into the DNR wetland. At the present time there have been no studies which would indicate that the 100 by 800 foot area designated will be large enough for N.U.R.P. ponding and /or the mitigation of any wetlands that have not yet been identified. Any approval of the concept will need to be qualified by a statement that both N.U.R.P. standards and wetland mitigation will take place on site. All of the previous discussion has been silent about the land use proposal in the northwest corner of the plat. The developer has suggested commercial use of some type at the end of the Dakota County Estates strip without indicating possible uses. Because of the proximity to single family housing, a potential list of acceptable business uses needs to be developed and added to the PUD narrative. Recommendation Provide commentary to the developer and ask when specific changes can be made to the schematic plan. Once this has been done, the hearing can be continued to a specific time and staff authorized to notify the nearby property owners. 4. DISCUSSION a. Conditional Use for a Beauty Shop at 19041 Embry Lane A conditional use may be granted for a home occupation as long as the occupation is conducted solely by persons who reside full time in the home and it is conducted wholly within the principal or accessory structure. The only other relevant regulation includes signs which may be 2 sided and 2 square feet in area. Staff suggested that the applicant first talk with the Planning Commission informally. Past experience suggests that there could be neighborhood opposition to a business and conditional use hearings are expensive. So the Commission should be reasonably clear as to their direction before a hearing is scheduled. b. Off Premise Directional Signs Farmington Industrial Park The HRA has requested that the Commission consider granting a conditional use to allow off premise directional signs along Highway 50 for the Farmington Industrial Park. It is difficult to justify directional signs for an Industrial Park which has frontage on a State trunk highway. It is also stretching the intent of the ordinance to suggest that two signs just off the property currently owned by the HRA within the State trunk highway right of way are off premise. A more effective use of the investment would be a well designed entrance sign on the larger of the two corner lots at the industrial park entrance from the trunk highway. If the Commission believes that these signs can be justified, the HRA will need to supply an abstractor's list so that property owners can be notified. ei#4%, Charles Tooker City Planner cc: file