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HomeMy WebLinkAbout10.08.91 Planning Packet1. CALL TO ORDER 7:00 P.M. 2. APPROVE MINUTES a. September 10, 1991 3. PUBLIC HEARINGS 4. DISCUSSIONS 5_ ADJOURN AGENDA PLANNING COMMISSION REGULAR OCTOBER 8, 1991 a. 7:00 P.M. Yard Variance for River Valley Clinic b. 7:10 P.M. Zoning Amendment to Add Dental Laboratories to Conditional Uses in the R -2 Medium Density District c. 7:20 P.M. Zoning Amendment to Add Resource Recovery to Conditional Uses in I -1 Light Industrial District a. Preliminary Plat of Silver Springs b. Zoning Amendment to Specifically Limit Urban Development to Areas Served by Public Utilities c. Schematic Plan for Akin Park Estates 2nd Addition PUD 1. CALL TO ORDER 7:00 P.M. AGENDA REPORT PLANNING COMMISSION REGULAR OCTOBER 8, 1991 2. APPROVE MINUTES a. August 20, 1991 Special b. September 10, 1991 Regular 3. PUBLIC HEARING 7:00 P.M. YARD VARIANCE FOR RIVER VALLEY CLINIC The lending institution which is providing money for construction of the River Valley Clinic addition to South Suburban Medical Center decided at some point that the clinic building should be on a separate parcel of land even though the hospital will continue to own it. This requirement doesn't actually change anything on the ground but it does involve additional actions by the City Council and Planning Commission to satisfy requirements of the City Code. The City Council has been asked to approve a waiver of the platting ordinance at its meeting on October 7th. The Planning Commission has been asked to grant a variance to enable zero lot line setbacks for the hospital and clinic. A zero lot line is possible within residential subdivisions and planned unit developments but has not been addressed for most other uses. The clinic and hospital are both conditional uses within the R -1 Low Density District. Both have been approved through the conditional use process and this variance likely would have been approved also, if the request had been made at that time. Recommendation Approve the request for a zero lot line setback between the hospital and clinic structures since the spirit and intent of the ordinance will not be compromised. 4. PUBLIC HEARING 7:10 P.M. PROPOSED AMENDMENT TO THE ZONING ORDINANCE ADDING DENTAL LABORATORIES TO CONDITIONAL USES ALLOWABLE WITH THE R -2 MEDIUM DENSITY DISTRICT The River Valley Clinic building on First Street has been sold to the owner of an existing dental laboratory now located in the City of Rosemount. The clinic was in existence at the time of the original zoning of Farmington and was, therefore, included as a conditional use within the R -2 District rather than to be categorized as a legal nonconforming use. The building, grounds and hours of operation of this use appear not to have interfered with the adjoining neighborhood over the past 20 years. Similarly, the dental laboratory would be an appropriate use since the type of operation is similar in many respects to what occurs on site at the present time. The main difference is that the hours of operation would be extended slightly (4:00 A.M. to 8:00 P.M.) so that the facility is available to customers on both coasts of the continent during a typical work day. The staff has discussed deliveries, work force, potential for expansion, and flood plain issues and is satisfied that the change in use would not be noticeable. A question about rezoning the property was settled by the prospect of this use being replaced at some time in the future by a "fast food" restaurant. In essence, the conditional use process provides both the neighborhood and the City protection that it would not have if the property were to be rezoned. A question about the likelihood of other dental laboratories moving to residential neighborhoods in Farmington has been discounted since few existing buildings would be large enough to accommodate a similar facility and a small one likely could be carried on as a home occupation anyway. It is the Agenda Report 10/8/91 Page 2 understanding of staff that a small dental laboratory exists within the clinic building as part of the dental office. The purpose of this hearing is to discuss whether or not to recommend that the City Council add dental laboratories as a conditional use within the R -2 Medium Density District. If that recommendation is made, and the City Council agrees, a specific conditional use request will be presented to the Planning Commission during the November meeting. Recommendation Forward a recommendation to add Dental Laboratories as a Conditional Use in the R -2 Medium Density District to the City Council. 5. PUBLIC HEARING 7:20 P.M. PROPOSED AMENDMENT TO THE ZONING ORDINANCE ADDING RESOURCE RECOVERY TO CONDITIONAL USES ALLOWABLE WITHIN THE I -1 INDUSTRIAL DISTRICT This issue has been before the Planning Commission and City Council in the past and was turned down by both bodies. The present City Council, however, has decided that if Farmington continues in the solid waste business, any resource recovery, for example, recycling /composting, will be carried out within the corporate limits of Farmington. In a broader context, it should be pointed out that resource recovery is currently a growth industry that will involve a wide range of approaches toward solving solid waste problems. As it stands right now, Farmington could not encourage any such use to locate within its boundaries. The real reason for discussing resource recovery now is specific in the form of a City owned co- composting plant which could become a reality with the help of grants from the State of Minnesota. The purpose of this discussion is to decide whether or not resource recovery facilities belong within the industrial district. If so, a positive recommendation to and a favorable response from the City Council will lead to a request involving a site somewhere within the I -1 Light Industrial District for a Conditional Use to build a co- composting and recycling plant. Recommendation Forward a recommendation to add Resource Recovery as a conditional use in the I -1 Light Industrial District to the City Council. 6. DISCUSSION PRELIMINARY PLAT OF SILVER SPRINGS REQUESTED BY ROBERT STEGMAIER AND BILL BLOCK In essence, the developer has complied with all prior staff recommendation and prepared engineering details based upon discussions with the City Engineer. The City Engineer's response to the proposal is being handled in a separate memo. Comments from the Dakota County Soil and Water Conservation District focus upon the erosion control plan. These comments are being forwarded to the developer along with those of the City Engineer. The major discussion item for this meeting comes from a report to the developer on Subsurface Soil Investigation. In it is a plan for phasing the plat into stages of approximately 40 lots each. The enclosed map indicates this phasing which_:is not acceptable because of the length of the temporary turn around. The City, in the past, has accepted temporary dead end streets of up to 1000 feet, but the proposal here is for a street twice that length. The major risk for the City is that a minor amount of grading will be required in Phase 1 which contains all of the choice lots the plat has to offer. It is entirely possible that the other streets will be delayed for many years. Agenda Report 10/8/91 Page 3 The staff would recommend a first phase of a complete loop involving 187th Street plus English and Elgin Avenue. If this is not acceptable, a developer's agreement must be signed and surety provided that the remaining streets shall be in place within two years. This would give the developer time to market the lots on English Avenue and 189th Street during the first year with the remaining streets to be in place by November of 1993. Recommendation Recommend approval of the preliminary and final plat of Silver Springs to the City Council subject to the development of an acceptable phasing plan plus the comments from the City Engineer and Dakota County Soil and Water Conservation District. 7. DISCUSSION SCHEMATIC PLAN FOR AKIN PARK ESTATES 2ND ADDITION PUD REQUESTED BY JON MALINSKI The developer has decided to proceed with a second addition of Akin Park Estates on the west side of Akin Road, north of the elementary school. He has selected the PUD process because a church will be included within the development, along with a potential health club /child care facility at the southeast corner of Essex Avenue and 190th Street. This development also will be divided into phases with a possible 1000 foot long cul -de -sac wrapped around the Akin Homestead. The difference between this and the previous proposal is the length of the cul -de -sac and that Essex Avenue will not be extended southward until approximately 1993 when the second or third phase of this PUD also could be built. The major hurdle for both the City and the developer will be in working with the County to implement realignment of Essex Avenue and 190th Street. Recommendation Encourage the developer to proceed with a preliminary plat providing a site for the church and approximately 20 single family house lots. 8. DISCUSSION ZONING AMENDMENT TO SPECIFICALLY LIMIT URBAN DEVELOPMENT TO AREAS SERVED BY PUBLIC UTILITY SYSTEMS See the attached memo dated October 1, 1991. Charles Tooker Planner cc: file