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HomeMy WebLinkAbout07.10.90 Planning PacketAGENDA PLANNING COMMISSION REGULAR JULY 10, 1990 1. CALL TO ORDER 7:00 P.M. 2. APPROVE MINUTES JUNE 12, 1990 3. PUBLIC HEARING Variance request from Al Christensen, 20374 Eaves Way, to build a garage addition six feet into the required front yard. 4. DISCUSSION Final plat of Farmington Industrial Park. ENRON Gas has requested a revised intersection of 210th Street and Edmonton Avenue. 5. DISCUSSION Request from Floyd Muenchow, 21480 Texas Avenue, Prior Lake, MN, to change the zoning at the southeast corner of 1st and Spruce Streets from B -3 to R -2. 6. DISCUSSION Temporary accessory storage building at Farmington Consolidated Agency, 409 3rd Street, requested by Harvey Snyder. 7. DISCUSSION Community Facilities and Services section of the Comprehensive Plan. AGENDA REPORT PLANNING COMMISSION REGULAR JULY 10, 1990 1. CALL TO ORDER 2. APPROVE MINUTES 3. PUBLIC HEARING Variance Request Al Christensen 20374 Eaves Way Unfortunately, the newspaper did not advertise this hearing. Therefore, any dis- cussion during this meeting will be informal. The applicant's agent was notified and, together with Chairman Hanson, it was decided that a special meeting will be held to handle an advertised hearing on July 16th at 5:00 P.M. The information provided shows that the front setback of the three houses, the applicant's and the houses on either side, from east to west are 25 feet, 27 feet and 29 feet, respectively, from the street right of way line. The ordinance was recently amended to provide the Board of Adjustment (Planning Commission) authority to grant front yard variances up to five feet as long as the setbacks are never less than 20 feet from the right of way line. In this application, a 5 foot variance will bring the garage to within 22 feet of the street right of way. The ordinance change was introduced to provide some variety in housing setbacks when other options do not appear to be available. The major objection to this proposal from the staff is the size of the garage. At 1,232 square feet it is 232 square feet larger than a detached garage permitted through the Conditional Use process. A garage of this size in a residential neighborhood closely resembles a business building and for that reason can be objectionable within the neighborhood. The front elevation shows the existing garage plus the proposed addition with two double garage doors. Some attempt to minimize the impact of vehicle storage is recommended. However, the drawings available to date do not provide a good basis to make an aesthetic judgment. The application raises a question about amending the ordinance to limit attached garages in a manner that will not dominate the principal use of property. Recommendation Approve a five foot front yard variance for a three stall garage, recognizing that a four stall garage would be possible if the existing setbacks were to be observed. 4. DISCUSSION Final Plat Farmington Industrial Park ENRON Gas Company, after approving the street location for 210th Street, came to the HRA requesting that it be moved 20 feet to the north at its intersection with Edmonton Avenue. This is not a large problem, but it means that the registered land surveyor can no longer stipulate that the plat is exactly as approved in preliminary form. The angle of intersection between Edmonton and 210th Street will now be approximately 85° rather than 90 However, the Subdivision Ordinance indicates that an inter- section of 80 is acceptable. Recommendat ion Forward a recommendation of approval to the City Council for the Final Plat of Farmington Industrial Park. 5. DISCUSSION Request from Floyd Muenchow Change Zoning at 1st and Spruce Mr. Muenchow has an opportunity to sell this "L" shaped lot at the corner of Spruce s t and 1st Street to a person who will build a duplex. The total area measures 15,000 square feet and could accommodate a duplex if it were zoned R -2 as it is across both Spruce and First Streets. However, the zoning is B -3 Heavy Business and the HRA Redevelopment Plan shows the site to be industrial. Lots 2,3,and 4 of Block 6 formerly were in one ownership. Mr. Muenchow bought Lots 3 and 4 and subsequently created a substandard lot when he sold the house situated on Lot 3. He has said that the property has been for sale for some time, but has generated little interest. When asked about price, he indicated that the property was listed at $28,000. Com- paring this with the proposed asking price of lots in Farmington Industrial Park, it is clear why there has been no interest. The asking price for land in the industrial park is targeted at $30,000 per acre. The land available here slightly exceeds one quarter acre. Mr. Muenchow asked for an informal discussion when I told him that petitions for rezoning currently cost $150.00 for a public hearing and that both the Planning Commission and the HRA will be required to make a recommendation to the City Council and the City Council will take whatever action it deems appropriate. The site has a lumberyard, an oil company and a former beer warehouse as neighbors. It is my understanding that Lampert Yards is interested in storing lumber on Lot 2. Because Farmington has so little land close to downtown that can be used for both heavy business and light industrial, it would appear that such a request is inappropriate. Recommendation Suggest that Mr. Muenchow investigate the local real estate market for recent sales of comparable property. This lot likely lost much of its value for a business or industry when the house was separated from the land. However, this does not appear to justify a change in zoning. Recommend no further action at this time. 6. DISCUSSION Temporary Accessory Storage Building at Farmington Consolidated Agency 409 3rd Street The accessory storage building at 409 Third Street is the type of building the City Council wishes to exclude from the Business District when Section 10 -6 -5 was written. This section was amended to allow construction of a storage structure as part of the Hardee's project. For some time, the owner of Red Oak Manor has been requesting a structure similar to the one at 409 Third Street. However, the answer has always been that accessory structures must relate to the principal structure in design and building materials. When questioned about the structure, Mr. Snyder said that the purpose of his building is to store signs in a neat, safe enclosure. He did say that it was thought of as a temporary structure which would be replaced when the building is enlarged. This project is not anticipated for at least a year. Recommendation Advise Mr. Snyder that a Conditional Use permit is required before a storage building can be built and that he should plan for an addition to the structure during the current building season if he expects to continue using the temporary structure. 7. COMMUNITY FACILITIES AND SERVICES SECTION OF THE COMPREHENSIVE PLAN This is a preliminary draft which needs considerable staff and Planning Commission discussion before it can be added to the Plan document. Charles Tooker Planner