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HomeMy WebLinkAbout04.14.92 Planning Packet1. Call to Order 7:00 p.m. AGENDA PLANNING COMMISSION REGULAR APRIL 14, 1992 2. Approve Minutes March 10 and 17, 1992 3. Public Hearing 7:00 p.m. Conditional use request from Larry and Roseanne Ihle to move a dental laboratory to the existing clinic building at 310 Division Street. 4. Public Hearing 7:30 p.m. Preliminary plat of Dakota County Estates 7th Addition, a 62 -lot single family subdivision within Dakota County Estates P.U.D. 5. Discussion Schematic plan, Riverside north of middle school. Request for additional access. 6. Discussion Subdivision amendment regarding access spacing along arterials and collectors. 7. Discussion Zoning amendment regarding churches and schools as a conditional rather than permitted use. 8 Discussion Zoning amendments related to wetlands and flood plain. 1. Call to Order 7:00 p.m. AGENDA REPORT PLANNING COMMISSION REGULAR APRIL 14, 1992 2. Approve Minutes March 10 and 17, 1992 3. Public Hearing 7:00 p.m. Conditional Use request from Larry and Roseanne Ihle to install a dental laboratory at 310 Division Street. The applicants have asked to relocate an existing dental laboratory from Rosemount, Minnesota to 310 Division Street in Farmington. The existing building will be used as is with minor removal of some interior walls to create a more open floor plan. The exterior is to be changed by the addition of a temporary storage building behind the air conditioning enclosure for containers of powdered stone, the basic ingredient in dental appliances. Mr. Ihle has stressed "temporary" in connection with the storage building since the proposal includes future expansion of the main building and /or construction of a separate building to conform with the materials and architectural style of the existing structure. It is noted that the existing clinic building is located in the flood plain as drawn on the National Flood Insurance Program Flood Insurance Rate Map. However, it is apparent that the site was filled prior to the drafting of this map as the clinic and much of the site is at the same elevation as the adjoining townhouses in the Whispering River complex. This was recognized by the Department of Natural Resources when it approved the City Zoning Map. The property is divided into three zoning districts. Between Division Street and a depth of 200 feet the property is zoned R -2. Between a 200 foot depth and 300 -foot depth, the property is zoned F -2 or Flood fringe. This means that the property may be filled for a structure as long as the first floor is one foot above the regional flood. Mr. Ihle has been made aware that a topographic survey will be required relating to elevations in the area to get from the DNR a determination on the flood fringe boundary. Generally, the area of the building utilized by the dental laboratory may be extended approximately 30 feet before passing from the R -2 district to the F -2 district. Building expansion beyond the 200 -foot depth from Division Street in the dental laboratory area may require discussions with the DNR. However, the flood fringe area is buildable if the building pad is filled as outlined in the Zoning Ordinance. The building expansion probably should be addressed when more specific information becomes available. Planning Commission Agenda Report Page 2 In the site plan presented with the application, the requested temporary storage building is to be replaced by a detached permanent storage building, constructed of materials that will duplicate those utilized in the existing structure. The size of the area to be enclosed measures 44 X 48 feet or 2112 square feet. Because accessory garages are limited to 1000 square feet and accessory storage buildings are considerably smaller, the expansion area will need to be attached to the main building similar to the manner in which the dental office is attached to the clinic. The applicant also needs to relate building expansion to the floodway or F -1 Floodway District Boundary since the 20% building coverage will be based on the land area within the R -2 and F -2 Zoning Districts. The current parking lot has a capacity of 25 vehicles. This relates to the number of spaces that are required for professional offices and business services in the City Zoning Ordinance. This will not be large enough for the existing 37 employees since business expansion is contemplated. The existing parking lot, if expanded by 60 to 80 feet to the west, would accommodate another 12 to 18 automobiles. The loop driveway is also available for parking but more than likely it will be used by dental clinic clients and for visitor parking plus pick up and delivery services. This area will hold approximately eight automobiles and could be expanded if the paving were to be widened and diagonal parking was introduced in front of the building. Parking lot expansion would also provide an ideal opportunity to overlap the existing lot and drive which are well worn at the present time. It is recommended that the Division Street frontage and the Whispering River Townhouse open space shall be provided with landscaping to screen parked cars from the adjoining neighborhood. The sign ordinance indicates that business uses within residential neighborhoods are limited to twenty square feet in area. The permit process is relatively simple if this size is adequate. If not, the size of sign should be determined by the Planning Commission as part of the Conditional Use process. Recently the Commission discussed the possibility of offering the relocated clinic and hospital a somewhat larger sign if it were designed to advertise both uses. A similar offer might be considered here to identify both the dental lab and the dentist on one sign of up to 50 square feet in area. Landscaping to help integrate the sign onto the site is also recommended. Recommendation: Approve the Conditional Use for a dental laboratory at 310 Division Street subject to the addition of Planning Commission Agenda Report Page 3 a temporary storage shed to be located directly behind the existing fenced air conditioning unit on the south side of the building until October 1, 1994; the preparation of detailed expansion plans related to the flood fringe boundary before the building is expanded; increasing the parking lot size to accommodate 18 additional automobiles; adding an overlay of the existing parking lot; addition of a landscaped area to screen the parking lot from Division Street and the townhouse open space based on a plan approved by the Planner; and development of a new joint sign for the dental clinic and dental laboratory of up to a maximum of 50 square feet in area which also is acceptable to the Planner. 4. Public Hearing 7:30 p.m. Preliminary plat of Dakota County Estates 7th Addition requested by Jack Benedict. The 7th Addition is a straight forward detailing of the P.U.D. which has been approved by the City Council. The land area is entirely within MUSA limits and park land is not involved. The landscape plan should be redesigned to introduce the concept of species clustering of six to eight trees involving both sides of the streets rather than long lines of different species on each side of the streets. The City Engineer has called for placement of the street trees six feet beyond the curb and five feet from property lines. Additional comments from the City Engineer calls for a re- orientation of slower water drainage. The direction of the flow will be to the south rather than to the west. He also suggests revisions to the grading plan to make this level land suitable for adequate surface drainage. It is also necessary to develop overall utility plans within the P.U.D. south of the 6th and 7th Additions to make sure that both watermains and sanitary sewers will efficiently serve the neighborhood. Another comment relates to the width of streets which is 38 feet rather than the 34 feet indicated in the Plan. In addition, the Engineer will need to review plans for electric, gas, telephone and cable TV. An overall plan view has not been provided which shows the relationship between the 7th Addition and the rest of the P.U.D. This, together with preliminary engineering cost estimates and detailed earthwork quantities, have not been provided. Recommendation: Forward the preliminary plat of Dakota County Estates 7th Addition to the City Council with the recommendation that it be approved subject to the comments from the City Engineer in his memo of April 8, 1992 plus additional recommendation from Dakota Soil and Water Conservation District when they become available. Planning Commission Agenda Report Page 4 5. Discussion Schematic Plan for Riverside request for additional access. Jack Benedict will present a request from the land owner of Riverside to provide access to approximately an acre of buildable land between the gas line easement and County Road 31. The staff agrees that a possible right turn movement and only in and out could be provided, which will be 660 feet from Akin Road. A private driveway, however, is not in the best interest of either Farmington or this neighborhood. See the attached draft of an amendment to the Subdivision Ordinance which will help to define access policy on Minor Arterial and Major Collector Streets. 6. Discussion Subdivision Amendment regarding Access Spacing along Arterials and Collectors. The attached Amendment has been reviewed previously by the Planning Commission but revised at the suggestion of two developers. The City Council is interested in the Planning Commission response to the new wording. 7. Discussion Zoning Amendment regarding Churches and Schools as a Conditional rather than a Permitted Use. The recent evaluation of Akin Park 2nd P.U.D. brought to the attention of the Commission that the City currently exercises very little control over some major land use decisions in the City. Essentially, this discussion will determine whether or not the Commission would like to introduce a change in status for both churches and schools, moving them from the permitted use column to the conditional use side within all districts that they now appear. 8. Discussion Zoning Amendments related to Wetlands and Flood Plain. The draft ordinances in your possession should be brought to this meeting to be discussed now or in special session. The DNR has started its pressure for some movement on the Flood Plain Ordinance.