HomeMy WebLinkAbout03.19.86 Planning Packet1. CALL TO ORDER 7:30 P.M.
AGENDA
PLANNING COMMISSION
SPECIAL
MARCH 19, 1986
2. PUBLIC HEARING Request by AVID, Inc for a Special Exception to construct
and operate a meat processing facility on the south side of Highway 50,
one -half mile west of CSAH #31.
AGENDA REPORT
PUBLIC HEARING: This public hearing will be conducted by the Planning Commission
to determine if a Special Exception should be granted to AVID, Inc. The City
Council will be conducting a hearing at the same time regarding financial im-
plications of a draft developers agreement with AVID, since a Special Exception,
if granted, is only the first step toward construction of a meat processing
facility at this site. The property is currently zoned I -1 Light Industrial
which lists manufacturing as a Special Exception. Manufacturing is defined in
the ordinance as: "The processing and fabrication of any article, substance or
commodity." This then directs attention to Sections 2 -4 -4 and 2 -4 -5 of the City
Code which outline requirements for Special Exceptions and the Performance Stan-
dards used to measure particular uses.
Section 2 -2 -4, Item B specifies that the special exception may not involve or
cause a condition that may be noxious and shall comply with all performance stan-
dards. Section 2 -4 -5, Item F says in part that "no malodorous gas or matter
shall be permitted which will damage property interests on any neighboring lot."
Section 2 -4 -5, Item J directs attention to pollution of groundwater. These are
primary concerns of the City of Farmington and would need to be part of Planning
Commission findings in a motion to either approve or deny this Special Exception
request.
The developer has submitted a site plan for this use which meets the needs of the
operation. One of the structures on the proposed site plan is a retail building
which is not included as either a permitted or special exception in the I -1 Dis-
trict. Because it is a separate structure and will operate with its own staff,
the retail use actually would be recommended within downtown Farmington. The
Planning Commission has no authority to grant a variance on this use in the pre-
sent City Code. Removal of this use would ultimately result in a more efficient
development of the industrial land since nothing is planned for the 200' x 1400'
area immediately behind.
The site plan calls for a service road along the south site of Highway 50. This
is a reasonable proposal since it will reduce the potential six access driveways
to two. If the retail building were to remain, its service road would need to
be shifted into alignment with that of the packing plant and its individual
access to Highway 50 removed. The landscape treatment suggested on the site plan
is not adequate for Special Exception approval unless the Commission decides to
grant it subject to submission of an acceptable planting plan. The plan so far
submitted shows many berms covered intermittently with either trees or shrubs.
A detailed plan which identifies plant materials is required in Section 2 -4 -4,
Item C. Items D and E appear to be satisfied in the plan.
RECOMMENDATION
A citizens committee with representatives from the City Council, Planning Commission
and Economic Development Commission have observed a similar facility and neighbor-
hood in Kansas City. A motion to approve or deny this request will require
specific findings on which the decision is based.
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Charles Tooker
City Planner
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