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HomeMy WebLinkAbout04.10.90 Planning Packet1. CALL TO ORDER 7:00 P.M. 2. APPROVE MINUTES a. March 13, 1990 3. PUBLIC HEARING a. Proposed Revision of Section 10- 6 -15(D) of the Zoning Ordinance Regarding Front Yard Fences 4. DISCUSSION AGENDA PLANNING COMMISSION REGULAR APRIL 10, 1990 a. Jill Ackerman Request to Consider Rezoning 309 and 315 Elm Street from B -2 General Business to Residential b. Vermillion River Industrial Center c. Site Plan for LLM /RLP Partnership Bowling Alley AGENDA REPORT PLANNING COMMISSION REGULAR APRIL 10, 1990 1. CALL TO ORDER 2. APPROVE MARCH 13, 1990 MINUTES 3. PUBLIC HEARING Proposed Revision of Section 10- 6 -15(D) of the Zoning Ordinance Regarding Front Yard Fences As indicated during the March meeting of the Commission, Section 10 -6 -13 on screening and 10 -6 -15 on fences are in conflict since the screening section encourages both fences and plantings to within 15 feet of the right of way line; whereas the section dealing with fences states that they may not be extended into a front yard. In the example of 809 Ash Street, a residential land owner adjoining a business district wishes to maximize the amount of cover between the two uses. A fence in a residential area may be six feet in height behind the front yard setback line. A fence in a business or industrial area may be 8 feet in height behind the front yard setback line. However, the setback in the B -1 Limited Business District is 50 feet. Therefore, it appears that Section 10- 6 -15(D) should be revised as follows: (D) Fences separating commercial and industrial uses from residential uses and fences located within commercial and industrial districts may be located on any lot line up to a height of eight feet (8') to within fifteen feet (15') of the street right of way line. Between the street right of way and the 15 foot setback, the fence shall be limited to four feet (4') in height. 4. DISCUSSION a. Jill Ackerman Request to Consider Rezoning 309 and 315 Elm Street from B -2 General Business to Residential Ms. Ackerman asked to be on the agenda to determine if the Planning Commission would consider a reduction of the land area now zoned for downtown business use. The pro perties in question are currently owned by Jim Haugen and are the twin structures situated between Farmington Ford and the former gasoline station and current used car lot on the north side of Elm Street. A first reaction is that the property along Elm Street should be retained within the Business District. However, the property has been zoned commercial for 20 years and it continues to be used as residential. The properties have been allowed to deteriorate rapidly under the present ownership, even though the original construction was sound. Ms. Ackerman wishes to purchase the dwelling adjoining the Ford Garage and rehabilitate it as a single family dwelling for her own use. She anticipates substantial reno- vation and, therefore, would like this potential investment protected by a ruling that the property next door also be rezoned residential. The Downtown Redevelopment Plan recently adopted by the Housing and Redevelopment Authority has indicated that this property should become business property. The draft of the revised Comprehensive Plan also indicates that the property should remain in the business category. If a change were to be considered at this time, the only residential use that would be suitable is multiple family housing. Otherwise, a spot zone would be created to accomplish the objectives of one potential investor. A question to be considered is the second property, which does not have a potential investor and which may be in worse condition than the house which is to be rehabili- tated. A real problem for the Planning Commission is that property now available for business development apparently has no developer interest, whereas, residential property appears to be in great demand both for residential and for commercial development. The idea that one house may be put to use as an owner occupied dwelling adjoining the business district is very attractive. But why should the plan be scrapped on the basis of one owner. The second property has no such investor and, based on its condition, might be replaced by a new business use. If it were to be rezoned R -3 as an extension of the high density district indicated on Main Street, the existing dwelling could be replaced by an apartment building which would further mix the type of uses in this block of Elm Street. While the applicant has a clear idea of what one property can become as a residential use, there are questions about the future of the adjoining structure. In general, it does not make good planning sense to intentionally create a mixed use block along Elm Street. Recommendation Suggest to the applicant that long range objectives for the Downtown indicate that solid business use will be more appropriate for this block. b. Vermillion River Industrial Center Preliminary Plat Farmington Housing and Redevelopment Authority has negotiated the purchase of approximately 43 acres of agricultural land which is currently zoned I -1 Light Industrial situated on the north side of Trunk Highway 50 immediately west of the Northern Natural Gas plant. The proposal is to divide the property into 15 lots ranging in size from 1.4 to 4.4 acres, which will be sold for industrial development either as a relocation resource or for companies interested in a Farmington investment. The land surveyor has indicated in this preliminary plat the way in which approximately 140 acres can be developed over time and the entire proposal fits within the planning concept developed by the staff in 1989. The plat shows 3000 feet of street with a paved surface of 44 feet curbface to curbface. The rights of way are 80 feet in width. There is only one entrance to the plat and both Elgin and Elkwood Avenues are on long temporary cul de sacs. There has been some staff discussion about the need to loop the streets in this plat, but it was generally agreed that 43 acres of industrial development is a substantial first step. It was also noted that industrial development does not produce the casual traffic found in residential neighborhoods. Generally, the traffic within an industrial district passes between the arterial street system and specific industrial locations. It is also anticipated that after the Metropolitan Council approves of an addition of the adjoining 30 acres north of the proposed plat, that there will be a demand for the large lots north of 209th Street. A second phase of the plat is anticipated within five years and it will include enough of 209th Street West to provide a loop for both Elgin and Elkwood. Neither the City Engineer nor the Dakota County Soil and Water Conservation District have provided comments on the plat. However, since the City Engineer is doing the engineering for the plat, it is assumed that commentary will be minor. Recommendation Forward the preliminary plat to the City Council with a recommendation that it be approved. c. Site Plan for LLM /RLP Partnership Bowling Alley Dale Franke brought in a blue line print of the exterior dimensions of the bowling alley /bar and has indicated his intention to plant a few shrubs along the front of the building. I have indicated that I will provide some guidelines for a planting plan which he can follow up upon and bring to the Planning Commission meeting for approval on Tuesday. (lac, Th t,/4,__ Charlie Tooker AcIr Planner