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HomeMy WebLinkAbout04.19.83 Planning PacketAGENDA PLANNING COMMISSION REGULAR APRIL 19, 1983 7:30 P.M. 1. Minutes of March 15, 1983. 2. Discussion Invalidation of Reisinger Special Exception. 3. Request Special Exception for Townhouse Development at corner of Spruce Division Streets. 4. Review Terra Plat Preliminary plat review. 5. Staff Study Potential expansion of the B -2 District northward to Pine Street. 6. Staff Study Manufactured Housing reconsidered Attorney General's opinion November 10, 1982 Moorhead Zoning. 7. Request Will Barb Rodgers seeking "double wide" in Pine Knoll subdivision. 8. Request Home Occupation, 313 Walnut Street, Jackie Dooley. PLANNING COMMISSION REGULAR APRIL 19, 1983 AGENDA REPORT Invalidation of Reisinger Special Exception 2. The materials submitted for the meeting of March 15, 1983 included a recommendation from the Acting Administrator that the special exception for Whispering River Condo- miniums be invalidated since substantial progress has not been demonstrated within one year of granting of that special exception. Title 2 -4 -6. The Reisinger's have indicated that because of delays while awaiting a decision from the Court, a permit was not issued for the condominiums until May 17, 1982 which should be the actual start of the year referred to in this title. The Reisingers have further indicated that the economy during this year prevented a timely start on the condominiums. However, it could also be argued that financing of the project was delayed because there is no market for this housing in Farmington at the present time. It should be further noted that the Reisingers appear to be developing another housing proposal for this site which is completely unrelated to the condominium proposal. See item 3. Recommendation: The Planning Commission should order invalidation of the Special Exception if substantial progress has not been made on the condominiums by May 16, 1983. Special Exception for Townhouse Development 3. The Zoning Ordinance revisions discussed at the last regular meeting regarding townhouses in the R -2 District have been accomplished by the City Council as per handouts. The proposal for 36 units of townhouses will fit on the site. The zoning ordinance will permit up to 39 units. However, this proposal may require a revised grading plan to bring all proposed units out of the flood plain. The schematic plan should be revised to move the Spruce Street access to adjoin the west property line. This will eliminate a traffic circulation problem created by the cul -de -sac which now parallels Spruce Street. A revised site plan showing landscaping and flood protection measures should be developed, and the City Engineer asked to bring up to date comments on the adequacy of utilities in this neighborhood. Recommendation: Set a public hearing on this special exception for May 17, 1983 and ask that materials developed by the applicant be available to staff on May 3, 1983. Terra Plat 4. The only comments received from the initial distribution of this plat came from City Engineer, Glenn Cook. They involve specific sanitary sewer, water main and storm sewer recommendations as well as specifications for street construction. The City Council, at its meeting of March 21, 1983, in discussing the plat of Dakota County Estates, indicated that a storm sewer district should be established and future subdivisions be assessed for installation of future storm sewers. Otherwise the plat includes a potential problem for an existing house on Lot 1 of Block 2. The location is such that the house will be sitting five feet from the side property line and seven feet from the rear property line. This will leave exceptionally deep front yards on Upper 183rd Street and Euclid Way. While not a very desireable lot layout, Lot 1 in Block 2 will be in violation of the ordinance only with respect to the side yard. It is recommended that the lot be widened 1 foot to meet minimum zoning standards. One further comment is that preferred subdivision practice provides 2 for rectangular shaped lots as indicated in Block 3. The developer should be advised that any further platting in the current holdings will be processed if it is included in one preliminary plat. Recommendation: Approve the preliminary plat subject to expansion of Lot 1 in Block 2 and of Block 2 itself to assure that both lots include 10,000 square feet as well as to satisfy the requirements of the City Engineer listed in his letter dated April 5, 1983. The creation of a sewer district at this time will be at the discretion of Farmington City Council. Potential Expansion of B -2 District to Pine Street 5. It is possible to expand the B -2 District northward utilizing Third, Pine and the railroad as the new boundaries without creating a spot zone. This would alter the boundary of•the existing B -3 District as well as a small portion of the R -2 and essentially will affect only the Sauber property. However, the land is industrial rather than commercial on the City Comprehensive Plan and to date nothing has indicated a need to revise the Comprehensive Plan. There are questions raised by the vacation of the Farm Service Property as well as efforts by a Downtown Task Force to revitalize the central business district. Either or both could bring about a comprehensive revision to the plan which would lead to this rezoning as requested. Staff Recommendation: Recommend against rezoning until substantial justification is developed to amend the Comprehensive Plan. Manufactured Housing 6. The Attorney General's opinion on the Moorhead Zoning Ordinance suggests a need to revise the existing zoning ordinance to provide for "double wide" manufactured housing as permitted uses in both the R -1 and R -2 Districts. The restrictions placed on such units should be such to protect existing neighborhood development without penalizing the manufactured housing. The City Council, on April 18, 1983, placed a three month moratorium on manufactured housing to provide some time to review the current City policy. At the same meeting the Council asked to meet with the Planning Commission at a time convenient to members. May 3, 1983 at 7:00 P.M. is suggested as one possible option. Will Barb Rodgers "Double Wide" 7. In view of the moratorium and discussion with City Council this discussion should be set aside until an appropriate course of action has been established. Jackie Dooley Home Occupation 8. The request for a special exception at 313 Walnut Street involves Title 10 -10 -8 of the zoning ordinance. The major concern of the Planning Commission should be focused on subsection (C)4. Will the shows and sales deal with the general retail public, generate unusual automotive traffic, create excessive noise, etc.? Recommendation: If the Commission is assured that the general retail public is not involved, a public hearing may be set at 7:00 P.M., May 17, 1983.