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HomeMy WebLinkAbout07.23.96 Special Planning Packet . . . AGENDA PLANNING COMMISSION SPECIAL JULY 23, 1996 7:00 P.M. 1. CALL TO ORDER 2. PUBLIC HEARINGS a. 7:00 P.M. - Wetland Alteration Permit Requested by Dakota County Highway Department b. 7:15 P.M. - Request to Rezone Lot 9, Block 5, Town of Farmington and Adjoining Vacated Locust Street from R-3 to R~2 c. 7:15 P.M. - Variance Request to Create 2 Zero Lot Line Duplex Lots d. 7:30 P.M. - Request to Rezone South One-Half of Southernmost Building in the P.H. Feely Cluster from R-3 to B-2 3. DISCUSSION a) Tim Giles Request for Schematic Plan Review - Revised pine Ridge Forest Plat b) Jack Benedict Request for Schematic Plan Review - East One-Half of Cameron Property c) Comprehensive Plan Amendment - prairie Creek Fourth Trunk Sewer Line 4 . ADJOURN . . . " AGENDA REPORT PLANNING COMMISSION SPECIAL JULY 23, 1996 1. Call to Order 2. Public Hearings 7:00 P.M. - Wetland Alteration Permit for Dakota County Highway Department The wetland being altered is located northwest of Farmington Industrial Park within the stream channel of the middle branch of the Vermillion River. The County has developed a replacement plan creating twice as much wetland in Lakevi1le as is being destroyed in Farmington. The proposed wetland is situated in a triangular shaped site northeast of the northeast corner of Dakota County Estates 2nd Addition. The wetland itself does not affect the adjoining development, but residents of the north side of Dakota County Estates 1st and 2nd Additions are likely to raise questions about the proposed stormwater conveyance channel being constructed from Pilot Knob Road to the wetland. The Commission may wish to expand upon the City Engineer's recommendation of a tree line along the south edge of the wetland to include the entire length of the Dakota County Estates neighborhood between County Road 31 and the wetland. While the City Engineer is satisfied that there is a 2 to 1 replacement of the wetland, the record should indicate the amount of wetland being altered and the total area of replacement. The memo from the City Engineer to the City Planner provides a recommendation to approve the Wetland Alteration Permit subject to the 13 points listed in that memo. . RECOMMENDATION Consider concerns of the neighborhood and input by staff in drafting a motion to approve the wetland alteration permit. 7:15 P.M. - Request to Rezone Lot 9, Block 5 and the adjoining north one- half of the vacated Locust Street from R-3 to R-2 The ubroom factory", a building long since removed, was the reason that this portion of Block 5 in the Town of Farmington plat was zoned R-3. Over time, residential investments made in the block have created an environment consistent with the other medium density development in the plat. The rezoning is being requested because the ordinance is drafted in a manner to encourage multiple family construction in areas zoned high density residential and, conversely, to discourage single and two family units. In this particular site, a multiple family dwelling can be built, whereas there is not enough land area for a duplex. The property owner would like to build a duplex. In I I . . . . . addition, another property owner has indicated that a more suitable zoning for his property would also be R-2 Medium Density. Since the entire block is in that same situation, the Commission could reasonably recommend that the City Council also consider rezoning Lots 7 and 8, Block 5 from R-3 High Density Residential to R-2 Medium Density Residential. . RECOMMENDATION Forward a recommendation to the City Council to rezone Lot 9, Block 5 and the adjoining north ~ne half of the vacated Locust Street from R-3 to R-2 and to set a public hearing to consider the best zoning option for other residential units in this block. 7:15 P.M. - Request for Variance to create two zero lot line duplex lots from Lot 9, Block 5 and Lot 5, Block 4, Town of Farmington, in combination with vacated Locust Street As pointed out during the last meeting, the Zoning Ordinance provides a zero lot line option within Planned Unit Development projects but not elsewhere. Because of this inequity, the Commission previously granted a zero lot line option at the southwest corner of the intersection of Spruce and First Streets. The only difference between these separate requests is that the original width of the Spruce Street property was 110 feet whereas these lots are 100 feet wide. When divided there will be four 50 foot wide lots, each of which contains one half of a duplex. A variance is justified because the spirit and intent of the ordinance is being observed. A rental duplex can be built on each lot without any need for a variance. . RECOMMENDATION Approve the variance request for two zero lot line duplex sites totaling four living units as requested. 7:30 P.M. - Request for Zoning Change - south one-half of southernmost building, cement block, in the P.H. Feely cluster west of Second Street from R-3 to B-2. There is an obvious mistake on a zoning map that divides one building into both business and residential use. The mistake in this instance was brought to light by the recycling business which started in the building in question. The GIS maps now available clearly indicate that this building is more within residential than business zoning district. The building has been on this site for many years and its uses for much of that time have been associated with Feely Elevator. While the building is not vacant at the present time, its highest and best use is business. '. - . RECOMMENDATION . Forward a recommendation to Council to approve this staff initiated rezoning of the south building in the P.H. Feely complex from R-3 to B-2. 3. Discussion . Tim Giles' Request for a Schematic Plan Review of a Revision to pine Ridge Forest Plat The land surveyor who works for this developer indicated two weeks ago that a revised plan was being prepared, but nothing was submitted prior to mailing this packet. . Jack Benedict Request for a Schematic Plan Review of the East One-Half of the Gary Cameron Property The Developer has proposed 138 townhouse units on 13.65 acres for a density of 10 units per acre. The Planned Unit Development section of the City Code allows 4.5 units per acre within the R-1 District. When this was discussed with the Developer, he agreed to revise the request to include only 62 units and to reserve a larger portion of the land area for public open space. The plan will be revised in time for a discussion with the Commission on Tuesday evening. . . Comprehensive Plan Amendment to Allow Trunk Sanitary Sewer Linking Prairie Creek Fourth with the LakevillejApple Valley Interceptor This amendment is necessary in order for engineering staff at the Met Council to approve the revised construction plans for sanitary sewers to serve the Fourth Addition. A draft was presented to Met Council staff but since the form has been revised, a new one will be prepared for discussion at the meeting. C4tLtfiL Charles Tooker City Planner .