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HomeMy WebLinkAbout01.09.96 Planning Packet - . . . . ;I , AGENDA PLANNING COMMISSION REGULAR JANUARY 9, 1996 7:00 P.M. 1. CALL TO ORDER 2. APPROVE MINUTES a. December 12, 1995 - Regular 3. PUBLIC HEARINGS a. 7:00 P.M. - Dakota County Estates 9th Addition - Density Increase - Continued from December 12th b. 7:15 P.M. - Consider TroyHill PUD c. 7:30 P.M. - Discuss 68 Child Daycare Center at Townsedge Mall 4. DISCUSSION a. Temporary Sign Request from Sienna Corporation for East Farmington 5. ADJOURN . . . . ~ AGENDA REPORT PLANNING COMMISSION REGULAR MEETING JANUARY 9, 1996 l. CALL TO ORDER 2. APPROVE MINUTES 3. PUBLIC HEARINGS a. 7:00 P.M. - Continued Hearing - Dakota County Estates 9th Addition Density Increase Requested by Tim Giles The concept of four quad buildings to replace three quads that were proposed as part of the Dakota County Estates PUD has been changed to two 8 unit buildings that each contain two handicapped accessible facilities. The proposal is similar to the Wensmann Townhouse development situated immediately to the north and, as such, will provide more usable open space for residents than the previously submitted four building plan. The plan responds to engineering questions raised earlier by including a loop road through the site which includes ample room for utilities. The south building should be moved five feet closer to English Avenue to provide more space separating it from the adjoining lot to the east. In addition, the planting plan should be augmented by adding shrub plantings to the grass panels which provide entrances to the dwelling units. The applicant has not submitted building elevations. If they arrive before the report is mailed, they will be sent without comment. Recommendation Forward the site plan to the City Council with a recommendation to approve the density increase requested from l2 housing units to l6 on this site, subject to moving one building and adding foundation plantings. b. 7:15 P.M. - Consider TroyHi1l POD - 133 lots in the NE 1/4 of Section 23, immediately north of TroyHill TroyHill PUD is an extension of the TroyHill plat which was approved in the Spring of 1994. It is double the size of the original and is expected to retain the character of that development. A review of the requirements of Planned Unit Developments suggests that this neighborhood will reflect positively on the City of Farmington. The PUD is consistent with the Farmington Comprehensive Plan, it is under unified control, and will harmonize with development on adjoining sites. The land area being developed includes 55.4 acres and will be built at 2.4 units per acre. All uses are to be single family dwellings with the exception of Lot 74 near the southern limits of the project which will be made available to the City for a public water system well. Two outlots will be used for stormwater treatment and stormwater storage. The eastern outlot is also available for extending the City trail system. The southern end is recommended to be widened to 20 feet to allow space on either side of the path. It is also recommended that the trail be installed with the second addition. A neighborhood park has not been proposed because the .. . Comprehensive Park Plan indicates a large community park on the adjoining property to the west which is an extension of the City's stormwater drainage system. The site is a regraded gravel pit which includes enough level land to provide a moderate sized athletic field. The developer has asked for no increase in density and will maintain front yard setbacks substantially larger than the City code allows. While the Developer has not calculated building coverage and the smallest lots average lO,200 square feet, there should not be a problem maintaining the required 20% building coverage over the entire PUD area. However, the PUD should include setbacks of 20 feet adjoining all lot lines which form the perimeter of the PUD. This could be accomplished with the addition of a note to the typical lot standards on the schematic site plan. The assumption has been made that housing styles will be similar to the housing currently being built within Phase l. However the final plan booklet will need to include some typical housing elevations and floor plans that will be built within the PUD. The staging plan is relatively straight forward and includes two phases which are anticipated to be filled by the year 2000. This may be a conservative estimate, based upon the limited lot potential within existing MUSA limits. The PUD requirements indicate that modifications in street standards are possible. Because the plans do not indicate any typical street cross sections, it is assumed that the streets will follow the current standard of 34 feet back to back. . The City Engineer has recommended moving the well site from Lot 74 to Lot 50 which includes more latitude in locating the actual well. He has also recommended a reconfiguration of Outlot B in order to accommodate the transition in elevation between the two north/south streets on either side of the outlot. The Developer is working with the Engineer on a grading plan that is intended to satisfy these concerns. An additional concern has been raised about phasing because of the need to get the sanitary trunk sewer to the north end of the property. This could be achieved by building the north end of Everest Path and adding Lots 62,63,ll2,l23,l24,l25, and l26 to the first phase or by providing the City a sanitary sewer easement until the 3rd addition is implemented. While it is not a PUD issue, the Engineer has also pointed out that 190th Street is currently not on the Municipal State Aid (MSA) system, and it will need to be built at some time during the development of both TroyHil1 and Nelsen Hills Farm. The Developer responsibility for this road will be worked out within the development agreements for the plats as they are built. The same is true for an l8 inch water main which will be installed within the 190th Street right of way, however, the City will participate in the cost of the water main. One final comment is that Everest Path will need to be a direct cross intersection with 190th Street. Whichever plat is developed first will establish the actual location of this street intersection. The utility plans for the PUD will be analyzed in detail when the plats are submitted for approval. Reconunendation . Approve the PUD of TroyHill subject to the City Engineer's satisfaction that grading for a stormwater pond can be accommodated within Outlot B. Ir . c. 7:30 P.M. - Discuss a 68 Child Daycare Facility as Requested by Kristi Ordoff Located in the North End of Townsedge Mall. A daycare of this size requires a conditional use permit within the B-l Limited Business District. The applicant plans to enclose a play space with a chain link fence and place 6 inches of sand under a play structure. As indicated in the returned public hearing notice from one neighbor, this does not appear to be much separation from vehicular traffic and., during summer months, the asphalt play surface is likely to be very hot. The staff would encourage the Commission to consider the addition of plant materials that would address these concerns. The facility layout appears to be quite efficient and the floor plan will be available during the meeting. One concern about the center is that one sign was approved for the billiard parlor in 1992 and Paster Enterprises, the former building owner, was asked to prepare a plan for signs as indicated in the code. This was not done and several temporary signs have been installed without permit while the center was owned by Paster. The new owner has indicated that he is interested in developing a sign plan but has not yet been in to discuss it. The applicant for the daycare business said that a sign has been ordered. A sign permit will not be issued by staff until some agreement is reached on signs for the whole building. The applicant needs to be made aware of this circumstance. Recommendation . Approve the conditional use subject to the preparation and implementation of a sign plan for all businesses in the center and preparation of a planting plan that will better define the play area or separate it from the parking lot. 4. DISCUSSION Sienna Corporation is requesting to erect a temporary sign promoting Park Place on either Outlot I or J of East Farmington First Addition. When the East Farmington PUD was approved, the plan indicated that neighborhood signs would be placed at the entrance similar to the one that was erected in Akin Park Estates. By the time that East Farmington was platted, the site of the proposed signs were designated as outlots which were dedicated to the City for street purposes. Normally, signs are not permitted within public rights of way, however, since the signs are part of the approved PUD the City is obligated to recognize the assumed prior approval. Recommendation Approve the temporary promotional sign for either Outlot I or J as requested. ~~~-~ Charles Tooker City Planner .