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HomeMy WebLinkAbout02.16.88 Planning PacketAGENDA PLANNING COMMISSION REGULAR FEBRUARY 16, 1988 1. CALL TO ORDER 7:00 P.M. 2. APPROVE MINUTES NOVEMBER 17, 1987 3. PUBLIC HEARING 7:00 P.M. CONDITIONAL USE PERMIT FOR KENNEL 210TH STREET WEST REQUESTED BY LEW WURDEMAN 4. DISCUSSION ILLUMINATION OF CROSS STRUCTURE CHRISTIAN LIFE CHURCH 5. DISCUSSION DAKOTA COUNTY ESTATES PUD PARKING LOT 6. DISCUSSION LAND USE PLAN FULLY DEVELOPED CITY AGENDA REPORT PLANNING COMMISSION REGULAR FEBRUARY 16, 1988 1. Call to Order 7:00 P.M. 2. Approve Minutes November 17, 1987 3 Public Hearing 7:00 P.M. Conditional Use Permit for Kennel Mr. Wurdeman has submitted a complete application for a kennel with six individual dog runs and two runs intended for mother dogs and their litters. The site is located on 210th Street West, approximately 1/4 mile north of the John Devney farm and 1 1/4 miles west of County Road 31. In addition to the kennel, Mr. Wurdeman would like permission to erect an off premise directional sign to identify access to the kennel. The kennel will be isolated from neighboring residential property since the nearest housing is situated on the Devney farm. In addition, Mr. Wurdeman intends to keep all dogs inside during night time hours. Also, he has verbally indicated a willingness to eliminate visibility between dog runs by erecting block walls 4 feet high, rather than relying on chain link fences. He volunteered that dogs are less likely to bark when they cannot see each other. While this land area is now situated in an. Agricultural Zoning District, the land use pattern developed as background for the City Storm Water Management shows that it ultimately will become industrial. Upon further reflection, it may be that the Storm Water Management Plan was excessively optimistic about the industrial potential of Farmington. If a revision to the ultimate land use pattern were made today, reductions in industrial land area would be made north of Trunk Highway 50. Possibly, the north /south realignment of County 31 would mark the change between residential and industrial land use north of Trunk Highway 50. If this does occur, and the conditional use permit is granted, the kennel will be situated in a residential neighborhood as a legal non conforming use. The attitude of the current landowners or those people with interest in this property look at it as agricultural land only in terms of how many housing units are currently permitted. If industrial development is going to be recommended here, the City should probably take some action to prevent con- struction that will increase the cost of future industrial land. While this background information is more appropriate in item 6 below, it is mentioned here to point out how unsettled the future looks for the area around 210th Street West. It should be pointed out that 210th Street West and Fairgreen Avenue are platted but unimproved streets. The property being considered for a kennel includes a single family dwelling, approximately 50 years of age which was moved to the site seven years ago. The plan indicates a three stall garage with kennel behind linked to the house by a 10x10 breeze way. The site plan does not indicate a garage approach or the amount of off street parking. While the code requires bituminous surfacing for all access drives and off street parking lots, this requirement could be delayed until the City streets are paved. Landscaping also has not been indicated and may not be necessary due to the relative isolation of this site. The request for off premise directional signs appears to warrant a favorable action if the Conditional Use is granted. The sketch of a sign for the kennel does not include dimensions but will not exceed the maximum of 25 square feet per face indicated in Section 4- 3- 2(Al2). The applicant has some problem with setback requirements for said sign, but did not ask for a variance from the 50 feet demanded in Agricultural Districts. Recommendation Grant permission to build a kennel for up to 8 dogs under the following conditions: 1. Each pen and dog run shall be separated by a block wall of at least 4 feet in height. 2. Dogs shall be housed in interior pens between 7:00 P.M. and 7:00 A.M. to minimize noise on adjoining property. 3. Animal waste shall be removed from pens and runs daily and stored in a manner that will provide no nuisance to adjoining property owners. 4 Sale of products and services provided shall be incidental to the sale of puppies raised on the premises. 5 The kennel shall be operated entirely by persons who live full time in the attached home. 6. The conditional use shall be subject to review if animal noise is found to be objectionable by persons living in the area. It is further recommended that a directional sign not larger than 25 square feet per face shall be permitted which meets all setback requirements of the City Zoning Ordinance since the kennel is located 1/4 mile from Highway 50. 4. Discussion Illumination of Cross Structure Christian Life Church. See Agenda Report of January 19, 1988. 5. Discussion Dakota County Estates PUD Parking Lot Jack Benedict has met with Chairman Hanson and staff and determined that he does not wish to pursue rezoning to legitimize the subject parking lot. He is seeking clarification from Budget Mart administrative offices about the possibility of moving the vent pipe for the on -site gasoline tanks. If this is possible, access to the employee parking lot will come from the north through a portion of Budget Mart maneuvering area close to Ensley Lane rather than directly from Ensley Lane. City staff will develop an alternate parking layout and present it for discussion during the meeting. 6. Discussion Land Use Plan Fully Developed City The attached land use plan was put together by staff for Bonestroo, Rosene during preparation of the City Storm Water Management Plan in 1985. The same firm has been employed by the City to prepare a Comprehensive Water Plan. The information requested concerns anticipated development pattern when the City becomes fully developed. Other than the confusion involved in using Zoning Districts to describe ultimate land use, the plan does not look far out of line. The major question by staff is whether or not Farmington can justify approximately two sections of industrial land when fully developed. A less expansive and possibly more realistic approach might be to continue the industrial link with Air Lake Industrial Park on the south side of Trunk Highway 50, but stop the extension north of Trunk Highway 50 at the revised location of County 31. This would trim approximately 350 acres from industrial land which then could be replaced by medium and high density residential land plus some additional general business development at the intersection of County Road 31 and Highway 50. Staff will provide some larger scale study maps for review during the meeting.