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HomeMy WebLinkAbout02.12.91 Planning Packet1. CALL TO ORDER 7:00 P.M. 2. APPROVE MINUTES JANUARY 8, 1991 3. PUBLIC HEARINGS a. 7:00 P.M. To discuss half of vacated Locust b. 7:20 P.M. To discuss of Section 23 from R -1 c. 7:30 P.M. To discuss AGENDA PLANNING COMMISSION REGULAR FEBRUARY 12, 1991 the rezoning of Lot 9, Block 5 and the north Street from B -3 to R -3 the rezoning of the east one half of the NWi to A -2 a variance requested by the VFW to place a 5. ADJOURN sign on the Third Street building face two feet above the structure 4. DISCUSSION a. Proposed amendment to the zoning ordinance regarding building coverage, garage sales and display of vehicles for sale AGENDA REPORT PLANNING COMMISSION REGULAR FEBRUARY 12, 1991 1. Call to Order 7:00 P.M. 2. Approve Minutes January 8, 1991 3. Public Hearing 7:00 P.M. Rezoning of Lot 9, Block 5 and North Half of Locust Street When the original Comprehensive Plan was drafted, the first implementation document, the zoning ordinance of 1971, indicated that the industrial building on the east side of the railroad with frontage on Second Street should be zoned B -3 Heavy Business rather than to be designated a non conforming use and placed in one of three categories of residential zoning. Following a long period of vacancy, this building fell into disrepair and was ultimately condemned by the City. Certain neighbors called this new vacant parcel to the attention of the Planning Commission asking that it be given a residential designation before another business or industrial use was introduced. The City staff believes that the property could be placed in either of two residential districts since it adjoins the R -2 Medium Density District to the south and east, and the R -3 High Density District to the north. Lot dimensions taken from the half section maps indicate a lot area of 11,000 square feet. This would allow a two family dwelling in the R -2 District or 3.5 units in the R -3 District. Staff is of the opinion that the open space available in that portion of the railroad right of way not occupied by trains would justify a variance to accommodate a 4 unit apartment structure if zoned R -3. Building coverage standards, if adopted, would protect on -lot open space for any building constructed on this site. The Comprehensive Plan, with an objective of increasing residential densities around the business district, indicates that this lot shall become high density residential. While Honeysuckle Lane was developed 20 years ago with single family construction, it would appear that a high density option would offer a better possibility that this property will be redeveloped. Recommendation Forward this Planning Commission generated amendment to the City Council with the recommendation that Lot 9 and the north half of vacated Locust Street should be rezoned from B -3 Heavy Business to R -3 High Density Residential. 4. Public Hearing 7:20 P.M. Rezoning the East One Half of the NW* of Section 23 from R -1 to A -2 A similar proposal to this application was acted upon favorably by the City Council approximately two years ago. The problem is that the Comprehensive Plan looks upon the north branch of the Vermillion River and its flood plain as the dividing line between potential residential development land and long term agricultural land. The urban service area or MUSA limits uses the north /south half section line in Section 23 as the division between residential development potential and long term agricultural land. This means that the landowner may not receive the benefits of the Metropolitan Agricultural Preserve Program even if the utility services will not be programmed in this area for more than 20 years. In order to qualify for reduced taxes offered by the Ag Preserve Program, land must have a long range agricultural potential recog- nized by both the City Comprehensive Plan and the zoning ordinance. Planning Agenda Report 2/12/90 Page 2 This request is being made by the new owners of this land, Patrick and Robert Donnelly, in order to enroll the property in the Agricultural Preserve. Based upon the Planning Commission discussion last month, an application has already been forwarded to the County Auditor which would accomplish this objective. This means that two areas of residential land east of the north branch of the Vermillion River will be agricultural when the revised Comprehensive Plan is adopted. It might be well for the Commission to reflect on three other parcels which fall into the same category before the Com- prehensive Plan is adopted by the City Council. Recommendation Forward this application to the City Council with a recommendation that the east one half of the NWi of Section 23, except the General Flood Plain District, should be rezoned from R -1 Low Density Residential to A -2 Agricultural Preserve. 5. Public Hearing 7:30 P.M. Variance Requested by the VFW to Place a Sign Above the Front Building Line The VFW has had problems with its sign. It first was overhanging the public right of way. The sign ordinance eliminated these, allowing for amortization, when it was adopted in 1986. The club, without inquiring, made it into a roof sign which also was illegal and required to be taken down. Now the club would like to place it flat above the new awning on the front of the building. However, as noted on the rough sketch, the sign is 61 inches high and the space between the building front height and the awning is approximately 37 inches. The request is to hang the sign above the awning in advance of adding approximately two feet of block to the building front. The appli- cation does not include the last part of the request but it came as part of the verbal discussion of the problem. If the request is looked upon favorably by the Commission, the staff would suggest some reasonable amount of time in which the front parapet is extended making it the same height as the sign, plus a reasonable attempt by the Club to assure that the extension blends with the existing building. Recommendation Approve the request subject to a three month limit on the amount of time that the sign extends above the building front and specifications on the addition which assure that it matches the character of the building front. 6. Discussion Proposed Amendment to the Zoning Ordinance This item has been on the agenda several times and, because it includes a variety of items, perhaps it should be pulled apart. Only those items which the Commission is comfortable with should be forwarded to the City Council. With Spring approaching, the garage /yard sale provision is relatively important. ("6,) Charles Tooker Planner