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HomeMy WebLinkAbout07.09.96 Planning Packet . . . AGENDA PLANNING COMMISSION REGULAR JULY 9, 1996 7:00 P.M. 1. CALL TO ORDER 2. APPROVE MINUTES a. b. June 11, 1996 - Regular June 25, 1996 - Special 2. PUBLIC HEARINGS a. Continued Hearing - Zvanocec Request for Residential Building Permit for Property with no Public Street Access 3. DISCUSSION a) Tim Giles Request for Traffic Signal Escrow Refund - Deer Meadow b) Tim Giles Request - Revised Layout of Pine Forest Ridge c) Jerry Ristow Request - Rezone and variance for Zero Lot Line Duplex Units d) Code Amendment Regarding Telecommunication Antennas e) Brian Hansen Request - Front Yard Setback variance f) Tri State Billboard - Potential Variance Request 4 . ADJOURN .' . . . " AGENDA REPORT PLANNING COMMISSION REGULAR JULY 9, 1996 1. Call to Order 2. Approve Minutes 3. Continued Hearing - Gary & Maryann Zvanovec Variance Request As previously discussed, the Zvanovec property does not have frontage on a public street, its driveway is not within the easement that has been dedicated for access, and both the driveway and Flagstaff Avenue will be under water during a 100 year storm. Section 10-10-7(A) of the City Code indicates that all driveway and road access shall be no lower than 2 feet below the flood protection elevation. In this particular situation, the drive will be approximately one foot below flood stage. The Storm Drainage Plan of 1985 indicated that the driveway access will be within a large ponding area with a maximum elevation of 927 feet. The City's consulting engineer has indicated that this pond will be split so that the driveway will be under water only during a maximum occurrence. The applicant has called to report that the owner of the land traversed by the driveway is willing to draft a new access agreement whereby the easement will follow the existing driveway. This appeared to satisfy the major concern of the Planning Commission when the request was originally discussed. A variance, if granted, will need to specify grounds. There are few properties in Farmington without any frontage on a street, however, there are a few which means that this is not an isolated decision. Reconunendation Decide upon the grounds for a variance. 4. Discussion a. Tim Giles Request for Refund of Traffic Signal Escrow - Deer Meadow Plat The following paragraph is included in the development agreement for Deer Meadow. 20. Traffic Control Devices. All traffic control devices shall be installed in accordance with the ~Minnesota Manual on Traffic Control Devices" as directed by the City Engineer. This shall include stop signs, yield signs, traffic control signals and other items as noted on the traffic control plan. In this project, the Developer shall be responsible for all City costs associated with a traffic control signal installed on County Road 31 at 1BOth Street. The Developer shall pay $27,500.00 to the City which is estimated at this time to be the City share of costs associated with such signal and shall be held by the City until the signal is installed or January 1, 1999, whichever comes first. . . . The attached letter from Traffic Engineer Peter Sorenson indicates that a plat the size of Deer Meadow can generate approximately 1000 trips per day. This traffic, together with other trips in this developing area, could contribute to the need for a traffic signal at this intersection. The only real questions would appear to be whether or not the need will arise before January 1, 1999. Recommendation Staff recommends against renegotiating this part of the development agreement for Deer Meadow. b. Tim Giles Request - Revised Layout for Pine Ridge Forest Since this proposal was first submitted to the Planning Commission, the Park Board revisited its decision to ask for cash rather than land. On June 12, 1996, it reversed its position and asked for at least 3 acres of land. The Water Board has rendered a larger area unbuildable which is consistent with the experience of Heritage Development in Nelsen Hills Farm. In that PUD, some grading was permitted but the developer contributed more land for park use than is demanded by City ordinance. The main problem with the revised proposal is that it will demand enough regrading to change the profile of the horizon at the top of the ridge. Both the water tower site and the southeastern corner of Hillview plat will be significantly higher than the lots in this plat. Staff will present an alternate schematic plan at the meeting. c. Jerry Ristow Request - Rezone and Variance to Allow Individually OWned Zero Lot Line Duplex Units Lot 9, Block 5, Town of Farmington is currently zoned R-3 and the request is to down zone the property to R-2. A companion request has been made to authorize a variance for splits of two lots, centered on vacated Locust Street and 2nd Street, that will allow individual ownership of four duplex units. The potential for rezoning was discussed earlier and a precedent for owner occupied zero lot line duplex units was established in August, 1993. City code allows individually owned duplex units in planned unit developments but otherwise does not recognize them. At some point the ordinance will need to be revised so that it is more equitable, but for now staff recommends granting the variance. These discussion items will be included in public hearing scheduled for July 23, 1996. d. Code Amendment Regarding Telecommunications Antennas The building regulations title of the City code includes a chapter on electromagnetic antennas and towers. Currently, there are two companies working to find existing towers in Farmington where they can mount antennas which serve wireless personal communication services. One of the companies, which will be providing personal communication services, has been negotiating with the Public Works Director to lease space on the existing water tower. The other has been looking at the existing Dakota Electric Tower which was previously approved by the Planning Commission. Staff has been working to develop an amendment to the ordinance which will be generic enough to cover all needed service without adding the visual clutter of .. " . . . additional towers. The current ordinance speaks to a municipal antenna site even though there are several existing towers at scattered locations. Staff plans to initiate a discussion with the Commission which will lead to a proposed amendment to Title 4, Chapter 4 of the City code. e. Brian Hansen - Request for Front Yard Setback Variance at 5685 Lower 182nd Street West Mr. Hansen would like to build an entry room with associated closets that would bring this portion of the house within 20 feet of the street. The Board of Adjustment has the authority to grant front yard setback variances of up to five feet, provided that structures are not built closer than 20 feet to a public right of way. The Hansen house is setback 30 feet from the street and Staff would recommend a discussion with the applicant about the need for ten feet since the interior of the house already includes a four foot wide entry. The message, as always, is why the ordinance specifies 5 feet and not 10? If a ten foot variance were to be granted here, how would it be possible to limit future requests to five feet? The request is being brought to the Commission for feedback to the applicant. If there is a positive reaction, a request will be placed on the August meeting's agenda. f. Tri State Billboard Variance Request The enclosed letter from an attorney representing Tri State is, in essence, a request that would eliminate the required 1500 foot separation between billboards within Farmington Industrial Districts. The objective of the ordinance was to control the amount of billboard advertising within the community. The construction of Highway 50 has provided an opportunity to reduce this advertising by 50% within this half section. Recommendation Direct staff to forward a letter to Mr. Coyle indicating that a variance request would not be favorably received by the Planning Commission. C?f' ~ 1! 1),~ Charles Tooker City Planner