HomeMy WebLinkAbout05.08.90 Planning PacketAGENDA
PLANNING COMMISSION
REGULAR
MAY 8, 1990
1. CALL TO ORDER 7:00 P.M.
2. APPROVE MINUTES APRIL 10, 1990
3. PUBLIC HEARING 7:00 P.M.
a. City Council Request to Evaluate Zoning in Fair Hills
4. DISCUSSION
a. Comprehensive Plan Description of Neighborhoods
AGENDA REPORT
PLANNING COMMISSION
REGULAR
MAY 8, 1990
1. CALL TO ORDER 7:00 P.M.
2. APPROVE MINUTES APRIL 10, 1990
3. PUBLIC HEARING 7:00 P.M. CITY COUNCIL REQUEST TO EVALUATE ZONING IN
FAIR HILLS
This request was forwarded to the Commission earlier this year by the City Administrator
and the Commission declined to take action. However, the Zoning Ordinance in Section
10 -8 -10 Amendments: (D) says that before any amendment is adopted, the Planning
Commission shall hold at least one public hearing and report its findings to the
City Council. If no recommendation is forwarded to the Council within sixty (60)
days of the hearing, the Council may take action without a recommendation.
As indicated in the earlier Agenda Report, the R -3 Zoning within the Fair Hills Plat
was part of a concept of mixed density residential development that occurred in
several portions of the plat. Over time, it became apparent that the demand for
high density development has not yet extended to Farmington, at least within the
traditional suburban neighborhood. Two portions of the plat that were originally
zoned R -3 subsequently were rezoned R -1 and replatted to fit a single family con-
figuration. The area in question as an outlot is not platted and it has never been
recognized in the Comprehensive Plan as a high density area, while several sites
along 195th Street are recommended for either high or medium density as the highest
and best use. It is likely that while the area has been zoned high density for many
years, no one has seriously considered any development activity because of its lack
of access. The Pilot Pointe plat, when developed, will provide a better potential
for access since 190th Street will be graded to a point where a City street may be
built.
At the time of the original Fair Hills Plat, this outlot was believed to be separated
from the low density areas by a major drainage swale and that this basin could be
utilized as open space which would justify higher density development. Recently,
the City Council has adopted a policy of acquiring ponding areas which also may be
utilized as a trail system. Therefore, the area utilized for ponding will not be
available for density calculations. There are, however, other areas north of the
Central Neighborhood which will be suitable for high density development if the
market reaches that point. They include the narrow band of land between Pilot Knob
Road and the water tower site on the ridge line to the west and adjoining a second
neighborhood shopping center south of 195th Street at Essex Avenue. In addition, the
Dakota County Estates PUD has both apartments and townhouses situated between the
Business Center and the single family dwellings.
The earlier agenda report also indicated that the City Attorney has advised that in
Minnesota the act of zoning does not confer any right on property when no action has
been taken by the landowner to make improvements consistent with that zoning. He
has also said that Planning Commission members may vote on an issue even if they live
nearby since the Commission only recommends a course of action to the City Council.
Recommendation
Because the City Comprehensive Plan has never recognized this outlot as a high
density area, and because the owner has never invested in property improvements
anticipating high density construction, and because other options do exist for
high density development that are not likely to impact negatively on adjoining
residential development, the staff recommends that the outlot in question should be
rezoned to R -1 Low Density Residential. The staff also recommends that the
Planning Commission forward a similar recommendation to the City Council.
4. DISCUSSION COMPREHENSIVE PLAN DESCRIPTION OF NEIGHBORHOODS
A draft of these descriptions is attached.
1
Charlie Tooker
Planner