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HomeMy WebLinkAbout02.13.96 Planning Packet .. . . . .. AGENDA PLANNING COMMISSION REGULAR FEBRUARY 13, 1996 1. CALL TO ORDER - 7:00 P.M. 2. APPROVE MINUTES a. January 9, 1996 3. PUBLIC HEARINGS a. Continued Hearing - TroyHill PUD - NE~ of Section 23 b. 7:30 P.M. - Wetland Alteration Permit - Donald and Cheryl Haan 4. DISCUSSION a. Revised Site Plan - Heritage Development Duplexes in Nelsen Hills Farm 3rd Addition 5. ANNUAL ORGANIZATION OF COMMISSION 6. ADJOURN . . AGENDA REPORT PLANNING COMMISSION REGULAR FEBRUARY 13, 1996 1. CALL TO ORDER 2. APPROVE MINUTES 3. PUBLIC HEARINGS a. Continued Hearing - TroyHill POD TroyHill PUD, which includes 133 sites for single family dwellings plus two outlots for stormwater storage, respectively, is in the same form as submitted during the January, 1996 meeting. The major adjustment in presentation has been submission of enough engineering data to satisfy the City Engineer that the stormwater treatment pond in Outlot B has the capacity to handle stormwater runoff in a manner that will not threaten adjoining single family lots. The City Engineer has recommended approval of the PUD. Concerns about the responsibility for construction of 190th Street have been deferred until the preliminary plat is submitted. The southern end of Outlot A is recommended to be expanded to 20 feet in width to accommodate the proposed north/south trail without encroaching on the adjoining lots. The trail is recommended to be installed during the construction of the first phase of the PUD. . One requirement of planned unit developments is that all structures must be at a minimum of 20 feet from adjoining property. The only lot that appears to be affected by this requirement is Lot 133 in the northwest corner of the site. It is planned to be 90 feet in width and may, therefore, be able to maintain the required separation. This is being brought to the attention of the Commission since the first phase of TroyHill has been the cause of complaint for pushing the limits of development into the adjoining farmland. The Developer will be responsible for creating a final plan report or booklet about the development which will need to include typical housing elevations and floor plans. The report will also need to provide some estimate of school age children that will populate the PUD. There also needs to be an understanding about which lot will be identified as one of the City well sites. The City Engineer is not satisfied that Lot 74 will be large enough to accommodate the needs of the Water Board. Recommendation Approve the PUD of TroyHill subject to the preparation of a final PUD Plan that responds to the minor issues listed above. b. 7:30 P.M. - Wetland Alteration Permit for Donald and Cheryl Haan in the NE 1/4 of Section 22 on the West Side of Flagstaff Avenue . The lot in question was acquired by the Haans from Mrs. Haan's father. This particular site was selected because it is an isolated knoll adjoining an intermittent stream. The first site map indicates the City Engineer's recommendation for an access that does not interfere with both a flood plain and a wetland. The last map, not drawn to scale, shows approximate locations of structures and a driveway that is already in place, created in the flood plain. This hearing has been scheduled to identify wetland replacement as required by the City Wetland Ordinance. The City Engineer has recommended approval of the wetland alteration permit subject to the following: 1. Installation of a culvert at Flagstaff Avenue consistent with City standards. .2. Replacement of disturbed wetlands at a ratio of 2 to 1. 3. Excavation of a volume within the floodplain between elevations 932 and 920 equal to the fill placed in the flood plain for the driveway. 4. Granting a floodplain easement to the City of Farmington. 5. Installation of silt fences during construction to prevent erosion of the floodplain and wetlands. 6. Collection of all applicable fees associated with the permit. RecolDIllendation Approve the permit with the conditions listed above. 4. DISCUSSION a. Revised Site Plan for Heritage Development Duplex Units in Nelsen Hills Far.m 3rd Addition . The revised site plan for four duplex units at the Euclid Path entrance to Nelsen Hills Farm has been required because of the 15 feet of additional right of way that the County will acquire for construction of County Road 31. The main advantage that this site plan has over the earlier version is the elimination of the large paved area in the western portion of the site. The large turnaround was proposed land that would remain a slope. This plan indicates that the access will be located here instead, and the 10% grade will be confined to a 24 foot wide and SO foot wide area of the driveway. One disadvantage of the plan is that the south duplex will be approximately 40 feet from the new right of way line rather than SO feet. If the road right of way is purchased before the duplexes are built, a setback variance of 10 feet will be required. Otherwise, the permits can be issued without a variance hearing. In either situation, one unit in the eight proposed will be within 40 feet of a minor arterial street. One of the reasons that a variance could be justified is that this unit will be at least ten feet higher than the adjoining street. The City Council has already granted the requested increase in density. It has been brought to the Commission for review and comment upon the revised layout. 5. Annual Organization of COlDIllission Submitted by, {Jf~s ([le1k~ City Planner .