Loading...
HomeMy WebLinkAbout03.12.96 Planning Packet . 4. . a. b. c. d. 5. . AGENDA PLANNING COMMISSION REGULAR MARCH 12, 1996 7:00 P.M. 1. CALL TO ORDER 2. APPROVE MINUTES February 13, 1996 a. 3. PUBLIC HEARINGS 7:00 P.M. - Request for Rezone - Lots 5 & 6, Block 21, Original Town. of Farmington from B-2 to R-2 7:15 P.M. - Discuss Preliminary Plat of TroyHil1 2nd Addition 7:30 P.M. - Discuss Preliminary Plat of the Townhouses of Nelsen Hills Farm 7:45 P.M. - Discuss Request to Move House onto West Half of Lot 7, Block 2, pine Knoll Addition a. b. c. d. DISCUSSION Request for Final Approval of TroyHil1 PUD Regulation of Outdoor Sales in B-1 and B-2 Districts Priority for MUSA Expansion Special Meeting - March 26, 1996 ADJOURN . AGENDA REPORT PLANNING COMMISSION REGULAR MARCH 12. 1996 1. CALL TO ORDER 2. APPROVE MINUTES 3 . PUBLIC HEARINGS a. Request to Rezone Lots 5 & 6. Block 21 from B-2 General Business to R-2 Medium Density Residential James and Betty Klose have an offer on their house at 404 Oak Street, but the buyer appears to be unable to get a mortgage because of the business zoning on this property. When the original Comprehensive Plan was drafted in 1971, the business district had already jumped over 4th Street with the construction of Tom Thumb at 5th and Elm Streets. This was followed by the construction of the Motor Parts building at 4th and Oak. The popular belief at the time was that the business district would keep expanding from the historic center at 3rd and Oak and that both Lots 5 and 6 would soon be required for business uses. While nothing happened to reaffirm this belief in 1982 when the plan was updated, the property continued to be designated as B-2 General Business. In 1983, the Deegan house was remodeled, following Planning Commission approval, into a home occupation and residence on the first floor and an accessory apartment on the second. .AS indicated during the February meeting, the lack of interest in this property for business use during the past 25 years suggests that the zoning classification should be changed to residential. Another factor that suggests rezoning is the current demand for large old houses in the neighborhood adjoining downtown. In the recent past, there have been many houses that have been upgraded from multiples to single family dwellings. The Design Study that was done prior to the development of the East Farmington POD and the Prairie Wqterway pointed out the value of these neighboring housing units to the Downtown. Recommendation Forward a recommendation to the City Council endorsing the request to rezone Lots 5 and 6, Block 21 from B-2 General Business to R-2 Medium Density Residential. b. Request to Approve the preliminary Plat of TroyHill 2nd Addition Builders Development, Inc., has proposed a 61 lot single family subdivision as its first phase of TroyHill POD. It will be known as TroyHill 2nd Addition and is situated between Everest Path and Fair Hills plat, south of 190th Street and north of TroyHill 1st Addition. The plat conforms with the preliminary PUD approved in February by both the Commission and City Council. The Developer has indicated that the entire POD site will be graded during the development of the 2nd Addition. The City Engineer has several recommendations regarding grading as follows: . a) The concentrated runoff along the west property line in the area of Lots 81 to 84 of the PUD shall be converted to sheet runoff when the lots are regraded. b) The Developer shall be responsible for rough grading of 190th Street in preparation for paving during construction of the 3rd Addition. A formula will need to be developed by Planning Agenda - 3/12/96 Page 2 the City Engineer for allocation of costs to benefited property so that the lots in TroyHil1 and Nelsen Hills Farm will share equally in 190th Street development costs. . c) The for Developer's engineer will need to verify that site grading will eliminate the need 3 foot subcuts under both streets in the plat. The City currently requires 2 feet. d) The profile of Everest Path needs to be revised to eliminate the "roller coaster" effect of the proposed grade changes between 193rd Street and Evenston Drive. In addition, the City Engineer recommends the dedication of Outlots A and B and a crushed rock access to Outlot A between Lot 7, Block 2 and Lot 1, Block 3 to discourage lot owner appropriation of the access, plus a notation on the plat that temporary 10 foot utility easements are required along street frontages lof lots adjoining the plat. They are requested for Lots 62, 75 and 75 of the PUD plan. Another plat requirement will be oversized easements to accommodate future access to deep sanitary and storm sewer lines; a total of 30 feet or 15 feet on each side of the property line separating Lots 17 and 18, Block 1, and 20 feet or 10 feet on each side of the property line separating Lots 2 and 3, Block 3; and Lots 8 and 9, Block 1. The Parks and Recreation Director has recommended that the Developer install the bikepath during construction of other plat improvements so that lot owners are aware of the bikepath when they purchase adjoining lots. The path will need'to be regraded both at the south and north end to a maximum grade of eight percent to assure that it will be accessible for use by the handicapped. In addition, the Parks and Recreation Director requests that the Developer install an eight by twelve box culvert under 190th Street to tlteliminate an at grade bicycle crossing. The extra costs associated with the trail will be credited against the park dedication fees for the entire PUD. Both Outlots A and B will be dedicated to the City. The Staff would request the planting of wetland root stock in the stormwater treatment pond to speed the healing of this permanent waterbody. The tree planting on the berm separating lots on the north edge of the site from 190th Street are a welcome addition to the plat. The plan indicates that there will be 12 Black Hills Spruce trees. The Water Board expects the dedication of Lot 16, Block 4 for a future well site, the cost of which would be credited against the water area charge for the plat. The final plat must include a right of access dedication to the City of Farmington for lots adjoining 190th Street. This will prevent any future direct access to this collector street by adjoining property owners. Recommendation Approve the preliminary plat of TroyHil1 2nd Addition subject to comments from City Staff and recommend that it shall also be approved by the City Council. . ,Planning Agenda - 3/12/96 - Page 3 .. Request to Approve the Townhouses of Nelsen Hills Farm Preliminary Plat The preliminary plat is approximately the same layout as submitted in the revised site plan for the PUD amendment. The Dakota County Plat Commission has indicated that this subdivision meets its general requirements but requires that noise mitigation elements shall be incorporated into the development. This would appear to be an issue to be discussed between the Developer and the County Engineer's office, since the Developer has both natural cover and buffer plantings in place that will be removed when Pilot Knob Road is upgraded from two to four lanes. This should happen soon since the City Engineer has requested that the site should be graded now to accommodate the pilot Knob Road improvements. Some revisions will need to be made to the plat as submitted, since the building on Lot 4 is considerably closer to Pilot Knob Road than proposed on the revised site plan submitted earlier. The structure is within 25 feet and should be 40 feet as discussed. This difference can be made up by moving the houses on Lots 1 and 2 ~ive feet closer to Euclid Path, where the closest unit will be 20 feet from the street right of way and moving Lots 3 and 4 ten feet closer to Lots 1 and 2. The separation between these units will then be 40 feet rather than 50 feet. The Developer will need to initiate a request to the City Council to vacate the utility and drainage easements on the lot lines separating Lot 1 and 2, Block 1 of the Third Addition, as well as the utility easement along the original right of way dedication for Pilot Knob Road. A new utility and drainage easement of 10 feet must be created along Pilot Knob Road. A relatively wide (25 feet) utility easement is necessary along the east 4Itside of Lots 5 through 8 to accommodate sewer and water service to six of the units. Recommendation Approve the preliminary plat of the Townhouses of Nelsen Hills Farm and recommend that the City Council also approve the preliminary plat. d. Request to Move House onto the West Half of Lot 7, Block 2, Pine Knoll. John H. Schmidt has an opportunity to purchase the vacant half of this lot and move in a house that is located in an area that will become a freeway access ramp. The City Building Official has said that the building is sound and the applicant has located the structure on the property as per the attached site plan. One problem that comes to surface is that the building setback on the moved in structure is 12 feet closer to the street than the existing house on the corner. The Zoning Ordinance specifies that, while 20 foot setbacks are acceptable, older neighborhoods were likely to have had deeper setbacks which then establish the minimum requirements for that block. The ordinance also says that the Board of Adjustment (Planning Commission) may allow front yard setback variances of up to five feet. In this particular instance, the moved in structure would be required to be at least 27 feet from the street right of way line. The lot appears to be deep enough to accommodate the extra setback. The enclosed photographs indicate the housing style, which appears to fit within the neighborhood. . A neighborhood concern brought to the attention of City Staff is the potential for on site wetlands. Information in the hands of Staff indicates that the wetlands are off the site. If the question persists, the applicant may need to hire expert help to establish the wetland boundary. This delineation can be completed for less than $200.00. Planning Agenda - March 12, 1996 - Page 4 411iecommendation Approve the move as requested subject to: a) the submission of a certificate of insurance from the house mover and a surety from the applicant to satisfy the City Finance Director that improvements will be made to the house as specified by the Commission; b) a clarification as to the limits of wetlands on site; and c) a deadline as to when required improvements must be completed. 4. DISCUSSION a. TroyHill PUD Plan Report The plan report on TroyHill PUD has been revised and resubmitted. The information meets the requirements of the City Code. The Developer has indicated that he may wish to accelerate platting of the PUD and, possibly, will split the proposed second phase and submit a smaller portion earlier than is indicated in the tentative schedule in the PUD plan report. Recommendation Approve the Final PUD Plan as submitted and recommend that the City Council also approve .he PUD. b. Regulation of Outdoor Sales The question of regulating outdoor sales was brought to the attention of the City Council when the staff received an unsigned complaint about the new equipment rental business on Spruce Street. The Police Department discussed the complaint with the proprietor of the rental business and all equipment was removed from the street right of way. The Planning Staff, after consulting with the City Attorney, notified this business owner that a conditional use hearing would be necessary, to which he responded that he was looking for a business location that he could purchase. One that interested him very much is situated outside of the City boundary. He was told then that the conditional use hearing could be delayed until Spring. Staff is still unclear about how to regulate this type of business since screening of the tools that may be rented will put the business at a disadvantage. The visible equipment in this yard clearly helps to generate business. Staff has contacted both Lakeville and Rosemount for some background on similar regulations in these cities. In Lakeville, outdoor storage is regulated in several ways: it is always considered a conditional use; it must be fenced from neighboring residential uses; it must be placed on grass or other dust free surface; the lighting must be directed toward the material displayed; and the material must not displace required parking. Lakeville does require screening but interprets it as landscaping in the form of low hedges and/or trees that shade the site. .It would appear that the Farmington Ordinance is currently okay and that each conditional use request for outdoor sales can be discussed using similar guidelines. , . . . ' Planning Agenda - 3/12/96 Page 5 Recommendation .uggest no change in this site until late the current ordinance and delay requesting.a specific application at Spring when the future location of the business is more certain. c. Priority for MUSA Expansion In responding to the City request to expand MUSA by 17 acres for the completion of platting within prairie Creek PUD, the Metropolitan Council staff offered the following: The 17 acre parcel is an orderly addi tion to the MUSA and placing the ponding area in to the rural area conforms wi th adj acen t rural use of the land. The Council should inform Farmington that acceptance of this proposed unique minor amendment should not be viewed as a change in Council policy for evaluating the need for future additions to the City's MUSA. In essence, this says that there is no justification for MUSA expansion based upon current growth forecasts, but there is some logic in completing this PUD. To provide some background for this attitude, the City just received Preliminary Housing Forecasts for all communities in the Metropolitan Area for the years 2000, 2010, and 2020. They were calculated for the three growth options that are now being discussed by the Metropolitan Council, which are described as Current Trend, Concentrated Development, and Growth Centers. The followings uses only Current Trend through the ye~r 2000 with actual records from two additional years of development history. . Far.mington Household Forecast Contrasting Actual 1990-1993 with 1990-1996 ~ per.mits 1990 67 1991 68 1992 88 1993 119 1994 359 1995 345 1996 300 * 1997 300 * 1998 300 * 1999 300 * 2000 * - Estimated ~ Metropolitan Council 2064 2064 2406 2390 3110 4310 3200 Based upon the permits that have been issued through 1995, there are fewer than 100 .ermits which will be available through the year ~999. As ~f March 7, 1996, f~ft~ of hese have already been issued. In essence, Farm1ngton aga1n must prove that 1t 18 a "Metropolitan Area Hot Spot" before moving on to discuss MUSA needs. The Metropolitan Council does not appear to be ready to discuss MUSA expansion beyond the year 2000 at the . ' .Planning Agenda 3/12/96 Page 6 moment because Farmington's share of the Metropolitan Area development pie is significantly reduced when the other two development options (Concentrated Development and .rowth Centers) are forecast. Assuming that some corrections can be made in the current rend option, the Planning Staff will attempt, during the meeting, to identify priorities for MUSA expansion that were discussed generally during the City Council/Planning Commission workshop on February 21, 1996. d. Special Meeting Chair Craig Schlawin has called a special meeting of the Planning Commission in response to a request from Progress Land Company to review the preliminary plat of prairie Creek Fourth Addition. The meeting will be held on March 26, 1996 at 7:00 P.M.. ~.~ ~ ... Charlie Tooker City Planner . .