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HomeMy WebLinkAbout01.14.92 Planning Packet1. CALL TO ORDER 7:00 P.M. 2. APPROVE MINUTES a. December 10, 1991 4. DISCUSSION AGENDA PLANNING COMMISSION REGULAR JANUARY 14, 1992 3. PUBLIC HEARING 7:00 P.M. Request from Lamperts and Lawrence and Verna Weierke to Rezone Lots 1 and 2, Block 16, Original Town of Farmington from R -2 Medium Density Residential to B -2 General Business Development Policy Regarding Temporary Cul -de -Sacs 5. DISCUSSION Preliminary Plat of Nelsen Hills Farm, a 62 Lot Subdivision on 33 Acres Situated at the Northwest Corner of the Intersection of Pilot Knob Road and 190th Street as Proposed by Heritage Development 6. DISCUSSION Schematic Plan for Nordseth Property North of the Middle School and 208th Street and East of Akin Road Prepared for Jack Benedict 7. DISCUSSION Notice to Adopt Revised Flood Plain Zoning Standards AGENDA REPORT PLANNING COMMISSION REGULAR JANUARY 14, 1992 1. CALL TO ORDER 7:00 P.M. 2. APPROVE MINUTES DECEMBER 10, 1991 (Sent Previously) 3. PUBLIC HEARING 7:00 P.M. REQUEST TO REZONE LOTS 1 AND 2, BLOCK 16 FROM R -2 MEDIUM DENSITY RESIDENTIAL TO B -2 GENERAL BUSINESS The 1971 Comprehensive Plan indicated that this entire block was destined to become industrial or, at the very least, heavy commercial. But after 10 years of no commercial or industrial expansion and some displeasure on the part of residents owning property that would someday become industrial, the 1982 Comprehensive Plan indicated medium density residential use with two blocks between Elm and Spruce Streets. This produced some interest in apartment construction in the late 1980's for the half block adjoining Hardee's Restaurant which in turn lead to a downtown plan prepared by the HRA showing that the Weierke property also would be developed as a high density residential block. The request from Lamperts brings the various proposals full circle since Lamperts has indicated an interest in acquiring the entire block for the expansion of its lumber business. Lamperts has also been negotiating with the HRA for some of the former railroad right of way in this block. In addition, representatives from Lamperts have met with City staff Development Committee to discuss the amenities that should accompany the proposed expansion to assure that the new investment will be compatible with the residential and business uses anticipated in the new downtown. The requirements for greenspace in the expansion will be fulfilled by the extension of the biking and hiking path between Oak and Spruce Streets plus tree planting in the Spruce Street right of way, plus some smaller landscaping on the lumber yard property adjoining Spruce Street. The Development Committee will be reviewing the final site plan before it is implemented. Recommendation Forward a recommendation to the City Council which endorses the expansion of Lamperts and the rezoning of Lots 1 and 2, Block 16, Original Town of Farmington from R -2 Medium Density Residential to B -2 General Business. 4. DISCUSSION DEVELOPMENT POLICY REGARDING LOOPED STREETS AND SURETY Memorandum to the Development Committee outlining similar requirements in nearby cities, plus an analysis for the Commission of how the policy relates to both Silver Springs and Nelsen Hills Farm are attached. 5. DISCUSSION NELSEN HILLS FARM PRELIMINARY PLAT Nelsen Hills Farm is the same plat with minor variations that was approved as Pilot Pointe in 1989. Comments have been returned from both the Soil and Water Conservation District and the City Engineer. The Conservation District has made four specific recommendations with regard to erosion control during construction of the plat and one suggestion that a permanent ponding area be created on Outlot B for purposes of water quality improvement downstream from the plat. The City Engineer has outlined some minor changes that must be made on the submitted plat documents and additional information that he needs, including: cost estimates for Phase I and II, final construction plans and specifications, soil investigation reports, hydraulic computations, minimum basement and garage elevations, plus a street lighting plan. He has also again recom- mended that the City be granted title to Outlot B for storm water ponding and Outlot A for a future municipal well site. He does indicate the need for temporary cul -de -sacs at the dead ends with Class 5 aggregate surfacing. However, if surety is not required for Phase II, the temporary turnarounds should have a bituminous surface and curbs and easements for them should be granted to the City. The Engineer has also asked for dedication of land north of the Rahn property owned by the Nelsen family to allow construction of a storm water ponding area. The developer has submitted a landscape plan which does include deciduous trees on 190th Street in addition to those that will be planted along the new streets and has clustered plantings of evergreens adjoining a gas line easement that is situated just to the west and essentially parallel with Pilot Knob Road. The staff would suggest that the clusters be enlarged slightly on the lots with wide frontages on Pilot Knob Road. It is also suggested that similar evergreen clusters should be established immediately north of the gas line easement which parallels 190th Street on Lots 1 and 2, Block 3. Staff recommends that the Water Board, when it assumes title to Outlot A, prepare and execute a planting plan similar to the screening provided by Heritage Development on its lots. As indicated in the previous discussion, Heritage Development would like to divide the plat into two phases. Phase I will include 33 lots and 3 outlots. Outlot C, the third outlot, is proposed to be divided as Phase II during the 1994 building season. It will contain 29 lots. The housing units will total 62 when all proposed construction has been accomplished. Please return all grading plan copies after the meeting. Recommendation Forward a recommendation for approval subject to conditions outlined. 6. DISCUSSION SCHEMATIC PLAN FOR NORDSETH PROPERTY NORTH OF MIDDLE SCHOOL Jack Benedict has entered into an agreement with the Nordseths to develop the strip of property that remains after the School District purchased all that it anticipates it will need for the development of the Middle School. The land surveyor he is working with prepared a schematic plan that did not recognize the development potential of fields to the north owned by June Higgins and Ed Rother. A revision is being developed to include at least a rough street layout of the area. It will be included with the agenda material if it arrives on time. The proposed plat raises a policy issue for the City Council since none of the land is within MUSA limits and the Metropolitan Council staff is holding the line on expansion, unless an "exchange" can be worked out. The last time this issue was raised, the staff begged landowners to voluntarily remove their land from MUSA limits until 1995. The response was meager and the Metropolitan Council staff did accept a less than one for one trade. This time the Council will be in the position of removing sites from the MUSA limits with notice to the landowner that such a trade has taken place. The notice will indicate that if this landowner has plans to develop the property before the time specified in the trade, the City will trade again. Therefore, the Commission should become acquainted with existing MUSA limits and be ready to recommend which land areas shall be included in the potential land trades. e. Recommendation Encourage the developer to prepare a preliminary plat subject to input from the Planning Commission. 7. DISCUSSION NOTICE TO ADOPT REVISED FLOOD PLAIN ZONING STANDARDS The attached correspondence and draft ordinance should be retained by members of the Commission and used as a discussion document. In the past, the staff has taken requirements of the DNR and incorporated them into the existing City Zoning Ordinance. Today, the DNR has a bit more backbone and pushes for adoption of the model ordinance in its entirety. The drawback of accepting the model ordinance is that it duplicates much of what already exists in the current zoning ordinance. The drawback of attempting to fit DNR requirements for the flood plain is that it will take a lot of staff time to work with the DNR to achieve wording satisfactory to both. It is possible to pare down the DNR model by eliminating many of the uses that are included. If that approach were to be followed, it will still take plenty of negotiating time and the existing ordinance will need to have all current references to flooding expunged. This study process is not likely to be a high priority task but FEMA will be pushing for some response if the request is not answered within the ninety day time frame. Charles Tooker City Planner cc: file