HomeMy WebLinkAbout03.14.95 Planning Packet
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AGENDA
PLANNING COMMISSION
REGULAR
MARCH 14, 1995
1. CALL TO ORDER - 7:00 P.M.
2. APPROVE MINUTES
a. February 14, 1995 Regular Meeting
3. PUBLIC HEARINGS
a. Continued Hearing - Hanson Flavors, Inc. - Conditional Use
to Open Wholesale/Retail Spice Business in Farmington Mall
4. DISCUSSION
a. Preschematic PUD Plan - Marlene Halstead Land in Northern
City Limits - Prepared by Tim Giles
5. ADJOURN
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AGENDA REPORT
PLANNING COMMISSION
REGULAR
MARCH 14, 1995
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1. Call to Order
2. Approve Minutes
3. Public Hearings
a. Continued Hearing from Hanson Flavors, Inc. for a Wholesale/Retail Spice Business
at Far.mington Mall
Hanson Flavors, Inc. has been in business for ten years, most recently in rented
quarters on Lake Street in Minneapolis. The owner, Dick Hanson, decided to relocate
in the Farmington Mall and has an agreement with Paster Enterprises to utilize the
space formerly occupied by a barber shop. The business will develop, blend, bottle
and sell new spice recipes for cooking and barbecuing. The applicant has received
approvals from the Minnesota Department of Health and the City of Farmington Building
Official.
A conditional use approval is required because most of the business activity will be
wholesaling. The applicant indicated that the major piece of equipment used in this
business is a mixing machine. Other business owners in the building have indicated
that the use should not be a problem as long as the company maintains regular
. business hours for retail sales on the premises.
Recommendation
Approve the conditional use subject to the avoidance of any potential nuisance
conditions that may be raised during the hearing.
4. Discussion
a. Pre-schematic POD Plan Prepared by Tim Giles for the Marlene Halstead Land at the
Northern Limits of Far.mington
Tim Giles is proposing a PUD for the Halstead land in order to take advantage of
density bonus opportunities available in the Zoning Ordinance. The normal gross
dwelling units available in an R-1 District is 3.5 units per acre. A PUD can
increase that to 4.5 units per acre provided that common open space is provided, the
dwelling units are well designed, the site is located adjoining a collector or
arterial street, and the plan recognizes the physical characteristics of the site.
The message is that density increases are possible, but they are not guaranteed. It
should be noted that while densities of 3.5 units per acre are possible within the R-
1 District, rarely does actual development exceed 2.2 units per acre.
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The concern of Mr. Giles is that while a portion of the site is high, much of it is
low lying, at roughly the same elevation as the trailer park in the City of
Lakeville. He believes, therefore, that the market for this site will be entry level
housing on lots smaller than 10,000 square feet. Because the Hill Dee subdivision
was platted with 15,000 square foot lots, it would be desirable to build a transition
into the lot sizes within the PUD similar to the one provided in the Prairie Creek
PUD, unless there is a significant topographic break between the rear yards. A range
in size from south to north could include lots of 80' x 130' or 10,4000 square feet,
75' x 125' or 9375 square feet, down to 70' x 120' or 8400 square feet.
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~lanning Agenda Report - 3/14/95 - Page 2
The major drawback to this property is that when Hill Dee subdivision was approved in
Lakeville Township, no outlet to undeveloped land to the north was required. This,
together with existing County Highway Department access spacing guidelines, means
that this 40 acre neighborhood will have only one access for the foreseeable future.
Long range, a north/south minor collector street will be extended into Lakeville
immediately west of this property. The Thoroughfare Plan currently used as a guide
for future development also shows an east/west minor collector street passing through
the proposed PUD. For the long view, there will be alternative routes in and out.
At the present time, however, and possibly for the next 15 to 20 years there will be
only one access unless the City acquires an existing developed lot on the north edge
of Hill Dee which can be converted to a City street. Back in the "70's" the City
purchased a small triangle of land on the south side of Upper 182nd Street to allow
the extension of a public street when land to the south developed. In 1986, the
development of the second phase of Terra Addition brought a link between Hill Dee and
Terra Additions in the form of Euclid Street.
An ideal site for the extension of access between the proposed PUD and Hill Dee 2nd
Addition would be Lot 15 at the west end of the 182nd Street West cul-de-sac. This
would eliminate a long cul-de-sac, provide an immediate second access to the PUD,
allow internal neighborhood traffic circulation without using Pilot Knob Road, and
the remaining portion of the lot would be a suitable site on which the existing house
could be relocated. The next best alternative would be to use Lot 27 at the west end
of Lower 182nd Street. In this situation, the entire lot would be needed for a
street extension.
One additional traffic consideration is that the PUD should show how the two house
sites which currently have access onto Pilot Knob Road can be reoriented so that in
the long view two access drives will no longer flow directly onto this arterial
street.
In order for this plat to justify a density bonus, something must be done to
recognize the topographic diversity of the site. The crescent shaped steep slope
area on the western one half of the site offers a challenge for creating usable open
space that will provide lasting value to adjoining residential development.
The most beneficial use of a preschematic concept is for the Planning Commission to
react to density, transportation and open space issues in a way that will provide
guidelines for the Developer in shaping a proposal to go to public hearing. Once the
Planning Commission becomes comfortable with a proposal, refinements can be made
without requiring an entire reworking of the plan. This becomes important to the
developer in the efficient use of his consultants.
Recommendation
Provide guidelines that will facilitate scheduling of a schematic plan hearing.
Charlie Tooker
City Planner