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HomeMy WebLinkAbout06.13.95 Planning Packet -, . . . "" ~ AGENDA PLANNING COMMISSION REGULAR JUNE 13, 1995 1. CALL TO ORDER - 7:00 P.M. 2. APPROVE MINUTES a . Ma y 9, 1 9 9 5 3. PUBLIC BEARINGS a. 7:00 P.M. - Preliminary Plat of Nelsen Hills Farm 4th Addition 4. DISCUSSION a. Zoning Ordinance Treatment of Relocated Structures b. Request to Relocate "Hed" House in East Farmington c. Request for Variance from Street Tree Planting Plan in Limerock Ridge d. Request for Approval of Sign Plan for Farmington Ford Building 5. ADJOURN ~ " . . . AGENDA REPORT PLANNING COMMISSION REGULAR JUNE 13, 1995 1. CALL TO ORDER - 7:00 P.M. 2. APPROVE MINUTES - MAY 9, 1995 3. PUBLIC HEARINGS a. 7:00 P.M. - Preliminary Plat of Nelsen Hills Far.m 4th Addition Nelsen Hills Farm 4th Addition is situated in the SE 1/4 of Section 14, southwest of the water tower and west of the 3rd Addition. The preliminary plat includes 29 single family lots and a seven acre park, plus two acres of trail right of way. The plan is consistent with Nelsen Hills Farm PUD and will likely conclude development along the north edge of the farm until utility services are extended northward from 1BOth Street. The plat, therefore, will have a relatively long (900 feet) temporary dead end that terminates with the Cameron land. This could be in place for sometime unless the western half of the Cameron land were to be developed. One assumption made by the project engineer is that the park will provide access to the water tower. This seems unnecessary since the water tower already has an access. The only way for a water tower access to make sense would be for the park layout to be decided by PARAC and then have the Water Board construct one of the park paths of bituminous material wide and thick enough to handle Water Board traffic. The proposed park is likely to become heavily used because of the views that will be available in most directions. Improvements will include a softball field and a climbing or play structure, plus picnicking opportunities. The land is added to the tree covered steep slope in the 3rd Addition plus future expansion to the north on the Cameron land. Engineering data was slow to come in, so complete comments on the plat are not yet available from either the SWCD or the City Engineer. However, the City Engineer has indicated a need to connect the water tower with a trunk water line to the west of the Northern Natural Gas easement. He has also told the project engineer about the need for drainage easements across the Nelsen land and a turnaround on the outlot indicated in Block 4. He has also requested drainage and utility easements on the trail and park property. It is expected that further comments from both will be available at the Planning Commission meeting. Because the plat is part of a much larger PUD, most of the engineering questions are likely to have been previously discussed. Recommendation Forward the preliminary plat of Nelsen Hills Farm 4th Addition to the City Council with a recommendation for approval. . 4. a. . . " DISCUSSION Zoning Ordinance Treatment of Relocated Structures Attached is a memorandum sent to the staff Development Committee explaining the discovery of two paragraphs of the Zoning Ordinance which deal with moving structures within Farmington. Based upon the reaction of the City Attorney to a question about the timing of hearings for a conditional use, it is the recommendation of staff to eliminate the conditional use portion of the code (lO-6-16) and to change the name of the paragraph entitle "Special Exceptions" to "Relocated Structure". Recommendation Forward the attached material to the City Council with the recommendation for approval, thereby eliminating the need to hold a conditional use hearing for each request to relocate an existing building. b. Request from Roger and Diane Randall to Relocate the Hed House in East Far.mington on Lot 2, Block 1. This request precipitated the previous discussion item. Assuming that the staff recommendation will be followed, the Commission can review and either approve or deny this request on its own merit. If there is reluctance to give up the conditional use process, a decision on the outcome of a hearing can be made in advance with the actual hearing to be scheduled during the July meeting. In essence, the house must be moved out of the Spruce Street right of way as soon as possible. Two options for moving include parking the building on the Dallas Haas land immediately to the south until the lot in East Farmington is available or the hearing takes place; or move it directly to the lot. The house is attractive and not likely to look out of place in East Farmington, particularly since it will be located on the edge of the neighborhood. Whichever scenario is selected, the applicant will need to supply a letter of credit for $5,000, a certificate of insurance from the movers' insurance company and the City should place a maximum time limit on the duration of transition between the Eighth Street location and the ultimate resting place on Ninth Street. Recommendation Approve the request for moving the former Hed house into East Farmington subject to the qualifications listed above. c. Request from Steve Rader of 19366 Ellington Trail in Limerock Ridge for Variance from Street Tree Planting Plan Mr. Rader called to ask if the tree on the northerly side of this lot could be omitted since a street light will be placed on the property line alignment in the street right of way between Lots 44 and 45 of Block 1. He indicated that his lot (Lot 44) is narrower at the street line than most lots in the plat and his driveway will be 26 feet at the curb and 30 feet at the right of way line. He said that the driveway begins 5 feet from the south property line. If the southerly tree is placed very close to the south property line, the northerly tree may be placed approximately .. ... . five fee from the driveway and will be 20 to 25 feet from the street light. He asked about the variance process and I indicated that tree variances have not been asked for in the past, but the Commission would be meeting on June 13th at 7:00 P.M.. The tests for a variance from the Subdivision Ordinance include: a. special circumstances affecting the property such that strict application of the provisions would deprive the applicant of the reasonable use of his land. b. that granting the variance will not be detrimental to the public health, safety or welfare nor injurious to other property; c. that the variance is to correct inequities resulting from an extreme physical hardship, such as topography. It is clear that this request fails to meet these tests and should be denied. However, the Commission can only recommend specific action to the City Council. Street trees are an important element in the creation of an urban forest. There are many reasons why street trees are resisted. A variance in this case would provide a precedent for a number of similar requests, particularly from developers who are reluctant to comply with this portion of the City code. Recommendation Indicate to Mr. Rader that a variance will not be recommended for this request. . d. Request for Approval of a Sign Plan for the Former Farmington Ford Building at Third and Elm Streets Attached is a letter to Nordquist Sign Company responding to a request for a Heating Innovations sign to be placed in the planter which was under the former Ford sign at 301 Elm Street. The problem is that there appears to be two unauthorized signs on the building. A plan should be agreed upon and the unauthorized signs removed before the Heating Innovations sign is approved. A plan has not yet been submitted, but the building owner has been notified that a discussion could be initiated at this meeting. (Jf J., 1! 1),~ Charles Tooker City Planner .