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HomeMy WebLinkAbout04.10.86 Planning PacketMEMO TO: PLANNING COMMISSION SUBJECT: AGENDA REPORT APRIL 15, 1986 DATE: APRIL 10, 1986 1. Call to Order 2. Approve Minutes 3 Public Hearing Towns Edge Shopping Center Special Exception In my first analysis of the layout for purchaser, Paster Enterprises, focused on the need for larger turning radii at shopping center entrances and within the parking lot itself. The project manager agreed to in- crease the turning radii to 15 feet at the entrances but presented a strong argument for keeping the islands as proposed within the parking lot. His argument is that parking lot traffic presumably will be slow moving thereby eliminating the need for the turning radii I proposed. My proposal would also eliminate approximately 30 parking spaces which could have a negative effect on the rentable space in the center. I also registered concern about the lack of any greenspace adjoining the proposed fast food restaurant situated east of the existing gas station and cafe. The parking requirements in Farmington are not excessive. This can be seen when the restaurant and parking area are illustrated side by side as in this proposal. The 27 spaces meet the ordinance requirements but leave no room for easy maneuverability or landscaping. This site already looks overcrowded and it is holding only spillover parking from the existing gas station. Using this space as intensively as shown on the plan is likely to have a negative affect on the 8 single family homesimmediately to the east. If the proposal is approved in this form, it should be subject to the addition of a 5 foot high fence to buffer the house and rear yard from the parking lot and driveway maneuvering space. The Commission may wish to consider a redesign of the space east of the gas station to recognize delivery doors for the grocery and the possible introduction of a driveway system that eliminates direct access from Highway 50 to the rear of the existing building. If this is not acceptable, the restaurant proposal could be deleted until the existing gas station and cafe are removed from the northeast corner of Highway 50 and Trunk Highway 3. The additional 9,000 square feet proposed on the north end of the site will be acceptable if the developer agrees that the capacity of the drainage pond will be maintained. I would also recommend that the six Imperial Locust trees shown on the north and east property lines should be shifted to the two entrances along the Highway 3 frontage road. The ground cover is unspecified but could be grass or anything else the Commission may wish to specify. The proposed list of retail and office uses should be evaluated prior to the meeting to remove any use that the Commission believes to be inappropriate. If has already been suggested that ice /roller skating would not appear to be a realistic use. RECOMMENDATION: Approve the requested special exception subject to a redesign of the restaurant site to provide more ample turning movements and space for landscaping. 4. Preliminary Plat and PUD Farmington Hills The City Engineer has been reviewing the PUD and Preliminary Plat but has not yet forwarded the nature of his concerns. They will be directed to the developer as soon as they become available. To date the only re- action received by staff is from the Metropolitan Sewer Board which in- dicated that a Comprehensive Plan amendment will be necessary before the plat can be approved. I have forms to be submitted with amendments to the Plan which should be discussed as a separate item. In general, the PUD conforms with the schematic plan discussed last year. A major change is that small lots have been increased from approximately 6000 square feet to 7000 square feet. This compares with 11,000 square foot lots which are the smallest lots currently available in Apple Valley. The trade off is that the City will receive approximately 90 acres of open space on high water table land as a trade off for increased densities elsewhere. It has been suggested that dedicated open space should be proportional to the amount of land being platted. Two design problems that can be worked out are the small lot size of one multiple family lot at the intersection of J K Streets and lack of a 90 intersection be- tween H I Streets. The developer has submitted drawings that indicate the style of housing being considered for each housing type. But the developer has not sub- mitted covenants or design standards which specify the style of housing or the frequency with which any one floor plan or housing style will be used. The developer has not yet documented the fact that he has the property under unified control or whether the north property line questions have been resolved. Additional comments will be made available at the meeting. RECOMMENDATION: More information will be required before the Plat or PUD can be forwarded to the City Council. 5. Farmington Hills Comprehensive Plan Amendment Because the Developer has elected to begin development on the east side rather than on the west, a Comprehensive Plan Amendment will need to be approved by the Metropolitan Council. It is anticipated that the City will be able to use sewer capacities through the year 2000, which means that the Farmington Hills land may be designated without removing any previously designated property from the utility service area. 6. Variance Request Marigold Foods Del Ziemer for Marigold Foods has requested a setback variance for a freestanding sign that they wish to have in place before Company manage- ment visits the site on May 1, 1986. While advertising schedules make a hearing impossible before that time, I suggested that he discuss what they have in mind to see if a variance is at all possible. I suggested that a wall sign will require no variance but he indicated that a free- standing sign is already being built. The property is zoned I -1 which has a 50 foot setback. The company would like to place the sign as close to the right of way as possible. Mr. Ziemer indicated that he would make a plot plan available to the Commission at the meeting.