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HomeMy WebLinkAbout09.20.83 Planning PacketAGENDA FARMINGTON PLANNING COMMISSION REGULAR SEPTEMBER 20, 1983 1. Approval of Minutes August 16, 1983 2. Public Hearing 7:00 P.M. Variance request for Westview Apartments to eliminate three off street parking spaces in order to create adequate turning radii and planting pockets within the parking lot. 3. Public Hearing 7:15 P.M. Special Exception to permit blending of industrial enamels and manufacture of paint at 28 4th Street. 4. Preliminary discussion Westview Acres Fourth, P.U.D. 5. Preliminary Plat Discussion Replat of Lots 4 5 of Hill Dee Second Addition. 6. Special Exception New Non- Conforming Use Request 312 Oak Street. Kimberly Morris dba Sewing Unlimited. 7. Variance Request by John Polasik to extend existing TownsEdge Standard building on property line at the intersection of Highways 3 and 50. AGENDA REPORT PLANNING COMMISSION REGULAR SEPTEMBER 20, 1983 1. Approval of minutes of August 16, 1983. 2. Public Hearing 7:00 P.M. Variance Westview Apts. The requested variance to eliminate three off street parking spaces in order to create adequate turning radii and tree planting areas within the parking lot was initiated by staff. The loss of three off street parking spaces can be justified on the basis of the large number of one bedroom apartments in this complex and the fact that parking lot trees will improve the visual impression of the parking lot RECOMMENDATION: Approve the variance as requested based upon the sketch provided at the meeting of August 16, 1983 and that 22" caliper trees will be placed in the planting pockets. 3. Public Hearing 7:15 P.M. Special Exception for 28 4th Street. The B -3 District includes manufacturing as a Special Exception. The request is for paint blending and future manufacturing. The yard requirements for any use in a B -3 District are 20 feet in front, 10 feet at the side and 6 feet in the rear. The existing building faces 4th Street and would therefore be required to be six feet from the adjoining non- conforming residential lot immediately to the west. No site plan was submitted with the request to show where the existing building is situated on the lot. Under Section 2 -4 -4 the Board has the power to grant special exceptions if certain requirements have been met. The Board may wish to require landscaping and a parking plan as stipulated under items (C) (E), because of the adjoining residential use directly adjoining the west property line. In addition, again because of the proximity of housing and possibly the food processing across the street, the Board should specify which items under Section 2 -4 -5 will be subject to continuing review if the variance is granted. RECOMMENDATION: Approve the Special Exception subject to the development of a planting plan to screen the existing structure from adjoining residential development and that the approved use will include adequate fire protection measures, create no noise, odors or air pollution as specified in Section 2 -4 -5 of the ordinance. 4. Preliminary Discussion Westview Acres P.U.D. Gil Gilbertson has presented a tentative sketch for the remainder of Lot 5 and all of Lot 4 in Westview Acres which totals five acres. The developer is reluctant to go very far with potential schematic plans until the Planning Commission indicates its interpretation of Section 10- 8 -7(C) 6. Open Spaces. Staff has assured the Developer that all open space requirements for Westview Acres probably were met by the 1973 Replat subject to a search of the records. Fortu- nately, one member of the 1973 Couuaission is still active because the City records are not precise. Planning Commission Meeting December 26, 1972: 2. Although apparently the park area provided on the sketch was somewhat below the required area, it was the consensus that this item was negotiable. Letter from Gil Gilbertson to the Zoning Administrator 5. "The area donated for park to the Village of Farmington by Westview Acres, Inc. is the required area as per ordinance and it includes the platted and unplatted area of Westview Acres." Planning Commission Meeting April 24, 1973 Motion by Nicolai, second by Hanson that the Plan- ning Commission recommend to the Council that they approve the plat subject to the following two con tingenct recommendations. Voting for: Nicolai, Hanson, and Shirley. Absent: Hebert. Abstaining: Sifferath. Motion carried. The two contingencies did not involve parks. If Chairman Hanson's recollection of past action agrees with Mr. Gilbertsons, it would appear that Section 10- 8- 7(C)6. requirement for 20% useable open space exclusive of private yard space could be waived. The other item for discussion is the rules required for a P.U.D. Basically they are the same as for a plat with the exception that a P.U.D. requires commitment to the entire approved plan, whereas a normal plat may be altered as each phase is constructed. The rough sketch attached shows an intention to develop 10 single family lots on Hickory Street and 25 townhouses on a frontage road adjoining Ash Street. The R -3 District actually will permit more than 100 units on this site so that the density of development actually will be dictated by the market. It is obvious, for example, that a townhouse area without any green space will not sell. RECOMMENDATION: Convince Mr. Gilbertson to hire a landplanner who is capable of interpreting the City P.U.D. ordinance. 5. (See Below) 6. Special Exception New non conforming use 312 Oak Street. Kimberly Morris has acquired Jubilee Sewing and moved it to the above address. Zoning is B -2, the same as the former address, but the building is designed for retail sales within an active business block. This District does not allow manufacturing as a Special Exception but the ordinance was amended to give the Board power to authorize new non- conforming uses in Section 2 -4 -7. This was used to establish Jubilee in the former automobile dealership. Unfor- tunately the wording does not fit the circumstances of the Oak Street site. Because the ordinance has been "bent" a number of times in the past, by not recognizing a manufacturing use as manufacturing, the B -2 District already has several manufacturing activities. As a result any court challenge would clearly rule in favor of the applicant if this use were to be denied. It would be most appropriate if manufacturing were added to the list of Special Exceptions in the B -2 District and then establish a public hearing to approve the request. RECOMMENDATION: Approve the request at a hearing which follows a City Council hearing to amend the Zoning Ordinance by adding man- ufacturing as a Special Exception in the B -2 District. 5 Preliminary Plat Discussion Replat of Lots 4 5, Hill Dee 2nd Addition Mike Adney A preliminary sketch provided by two lot owners in Hill Dee 2nd Addition will be presented for consideration at the meeting. In essence the proposal will create three lots out of two which now exist and one of the lot owners plans to build the house which will occupy the lot created. The entire platting process is required since a metes and bounds description will not accurately locate four new lot corners. RECOMMENDATION: Advise Mr. Adney to proceed with preparation of a preliminary plat. 7. Variance request 957 8th Street John Polasik In order to create an economically viable service station, Mr. Polasik would like to add a third bay maintaining the same rear building line as now exists. A variance of the required 10 foot rear yard could be justified on the basis of the existing structure. However, Chairman Hanson has indicated that existing Planning Commission policy has provided for structural expansion without benefit of a public hearing as long as the addition is no closer to side and rear lot lines than the existing building. RECOMMENDATION: Approved the request based on existing policy.