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HomeMy WebLinkAbout03.10.92 Planning Packet1. Call to Order 7:00 P.M. 2. Approve Minutes a. February 11, 1992 AGENDA PLANNING COMMISSION REGULAR MARCH 10, 1992 3. Public Hearing 7:00 P.M. a. Akin Park 2nd Addition PUD A request to rezone approximately 45 acres southeast of the intersection of Pilot Knob Road and Akin Road from R -1 to PUD. Submitted by John Malinski. 4. Discussion Amendment to Dakota County Estates PUD A request to change one 16 unit apartment building to two 8 unit buildings on the site immediately east of the strip center. Submitted by Jack Benedict. 5. Discussion Proposed Amendment to the Subdivision Ordinance Regarding Access to Arterial Streets. 6. Discussion Proposed Zoning Amendment Wetlands Ordinance to be added as a separate chapter to the Zoning Ordinance. 7. Discussion Proposed Zoning Amendment Flood Plain Management to be added as a separate chapter if acceptable to the DNR. Will require changes in existing ordinance where there are existing references to flood control. AGENDA REPORT PLANNING COMMISSION REGULAR MARCH 10, 1992 1. Call to order 7:00 P.M. 2. Approve Minutes February 11, 1992 3. Public Hearing Akin Park 2nd Addition PUD The Planned Unit Development process was designed to provide development and flexibility within residential districts. While the overall population density generally will conform to district requirements, density increases and housing types are possible within an overall concept which if approved may not be changed except by a zoning amendment approved by the City Council. Basic requirements are that the development must be consistent with the City Comprehensive Plan, the tract of land shall be under unified control and preserve natural amenities, the plan must harmonize with existing and proposed development and it must be at least five acres in size. The current proposal meets all of these without specifically addressing the preservation of natural amenities. Staff findings indicate that the site is tillable agricultural land without any natural features. If questions are raised about harmony with the neighborhood, it is important to recognize that the Farmington Zoning Ordinance makes very little distinc- tion between housing types. Both double and multiple family dwellings are conditional uses within the R -1 District. The requirements of the ordinance states that educational, religious, cultural, recrea- tional or commercial facilities are acceptable when they are intended to primarily serve the residents of the PUD. While the ordinance stresses PUD service, the City has already accepted the notion of neighborhood service in adopting the PUD at Dakota County Estates as a part of the zoning ordinance. The strip shopping area clearly serves more than this PUD. Land for either private or public recreation space has not been recommended within this PUD since there is space for a neighborhood park in Fair Hills Plat, west of Pilot Knob Road, and the City's Park and Recreation Director is negotiating with this developer for a large wood land, known currently as the preserve, east of Akin Road. The Park Board has already reviewed the site and found no need for either a private or public open space area. The developer has not asked for a density increase since the relatively large lot single family neighborhood together with the non residentail uses provides an aggregate developable area of approximately 45 acres. The number of housing units will then approximate 3.3 units per acre. A PUD is permitted 4.5 units per acre when specific criteria have been met. The PUD will not exceed 20% in building coverage or buildings more than 45 feet in height. The PUD is proposed to be built in stages or phases taking four years to complete the single family portion and another two years for the athletic club and apartment construc- tion. The City staff recommends that Phase I and II, plus Outlot C, be combined into Phase I. The City's position is that the PUD will not contain any outlots other than Outlot A which either is being or has been conveyed to Mr. Carr. The primary reason for combining 1 and 2 is to provide better access to this development from the west. In addition, the staff would recommend the combination of Phases 3 and 4 into Phase 2 in order that a complete loop can be created and that Phase 5 would then be described as Phase 3. The final phase (now called Outlot B) would then be Block 5 with three lots to provide space for the tennis club and the two apartment buildings. The important changes here are the elimination of Outlots on property to be developed within the PUD and the completion of 193rd Street between Akin and Pilot Knob Roads in the first phase. The procedure being followed provides a Public Hearing by the Planning Commission on the Schematic Plan. Following a positive recommendation from the Planning Commission, the City Council can either hold a second hearing or approve rezoning the property to PUD. Once approved by the City Council, the Zoning Officer will change the Zoning map and the Planning Commission can act on the Preliminary Plat which also has been submitted by the developer. Depending upon the action taken by the City Council, the Planning Commission can approve a preliminary plat for Phase I. A public hearing will then be conducted by the City Council and following preparation and execution of a developers agreement, construction may begin. The PUD process continues through a preliminary and final approval. However, this PUD is simple enough to proceed directly to the final plan approval. The City Council may act on the final plan following staff acceptance of all documentation. One general comment offered by the City Engineer on the project is that a proposed well site is located in the area where the apartments have been proposed. The attached map taken from the Water Supply and Distribution Plan of 1988 shows two alternative sites within the PUD. The City Engineer indicates that a 100' X 100' site is the minimum size that would be acceptable and the developer could credit the value of this land toward water area charges that will be generated by this project. Another option would be for the well site to be placed within the Fair Hills Park which is intended as a City arboretum which displays City Street trees. The engineer has also indicated the need for turn lanes on Akin Road and looping water mains between Engelwood and Encore Court. There is in addition a need for attention to storm water drainage on AKin Road, north of the PUD and some recognition that 190th Street will be necessary before the athletic club is open for business. Since the Pilot Knob Road relocation is on the County Capital Improvement program for 1996, the 190th Street construction could take place when Pilot Knob Road is built. The final major concern of the Engineer has to do with the construction of the storm water ponding area to be developed at the rear of lots 1 -5, block 3 adjoining Akin Road Elementary. The consulting engineer has recommended additional excavation within the easement to accommodate the increased run off expected after development. If work goes as planned, the engineering for at least the first phase of development will be contracted with the City Engineering department. Landscaping will be a major part of this development. The platting ordinance requires deciduous street trees in all plats and the City Council has been recommending clusters of evergreens in rear yards where they adjoin arterial and major collector streets. Nelsen Hills Farm is the first plat which indicates this type of screening. The PUD has indicated a combination of evergeen and deciduous trees within the street right of way. Only the deciduous trees are acceptable. The evergreen trees however, may be moved to appropriate locations since the PUD is bordered on three sides by arterial or major collector streets. The landscape plan must be revised to show deciduous trees forty feet on center on all streets within the plat and clusters of evergreen trees to provide screening for rear yards and the garages proposed for the apartment development. The landscape treatment of all of the structures which are not low density is not adequate. However, individual site plans can be deferred until requests for permits are submitted. At that time, a more realistic building concept will be available. The most immediate non residential use is the Church and a detailed site plan can be prepared during the platting process. A specific concern of the staff is the proposed building layout of the church which is shown at a 45 angle drom direct north and south. The reason for this layout is to provide maximum visibility of the Church for north bound traffic on Akin Road. This probably is important through 1996. After that time, Akin Road will be a major collector street that will carrry significantly less traffic than Pilot Knob Road. The draw back for the building orientation is that it consumes considerably more space on the lot than if it were to be oriented either north /south or east /west. The Church board should be made aware that the long range expansion foot print of the Church expands into the setback area of 193rd Steet. Another concern of staff involves the relationship of the initial parking lot to the street. The street is relatively high where the driveway has been proposed which means a drop from the street into the parking area and drainage which must be piped into the the storm water management pond. An alternative might be to bring the access to the parking lot at a lower elevation west of the building. This could make vehicle parking appear less prominent on the site and reduce the amount of pipe in the ground for storm water drainage. While the ultimate development of the Church will ultimately fill the land area available to it, the first phase appears very small at 7700 square feet and the elevation of the south west side is very plain in anticipation of the expansion. The City staff would encourage the church to build the enire sanctuary in the first phase in order for the building to make a more substansial impact on the site. Recommendation: Forward the proposed PUD of AKin Park 2nd Addition to the City Council with recommendations that it be approved and based upon that action, authorize its Zoning Officer to change the land area of the PUD from R -1, Low Density District to PUD. 4. Discussion Amendment to Dakota County Estates PUD Jack Benedict has asked for approval to build two eight unit buildings in the place of one sixteen unit apartment on one lot immediately east of the Dakota County Estates strip center. This is considered by staff as a minor change in the location setting and height of building which may be authorized by the staff. Because the City has such limited experience in the administration of PUD's, the staff is of the opinion that the Planning Commission should be aware of the proposed change. A copy of the building and site is enclosed. 5. Discussion Proposed Amendment to the Subdivision Ordinance The attached amendment will put into the ordinance the screening requirement that is now being handled in a way that encourages the developer to act upon. 6. Discussion Proposed Zoning Amendment Wetlands Ordinance Attached is a copy of a draft ordinance. 7. Discussion Proposed Zoning AMendment Flood Plain Management Attached is a copy of a revised draft ordinance that was circulated earlier.