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HomeMy WebLinkAbout02.14.95 Planning Packet (.., .' . . .... t AGENDA PLANNING COMMISSION REGULAR FEBRUARY 14, 1995 1. CALL TO ORDER 2. APPROVE MINUTES a. January 10, 1995 3. PUBLIC HEARINGS a. 7:00 P.M. - Request to Rezone the East Side of Trunk Highway 3 Immediately North of the Budget Mart from R-3 to B-1 b. 7:15 P.M. - Variance Request from First National Bank to Reduce Existing Off Street Parking Ratio to Accommodate Expansion c. 7:30 P.M. - Variance Request from HRA to ExcAed Maximum Size for a Freestanding Sign in Downtown Business District d. 7:45 P.M. - Conditional Use Request from Hanson Flavors to Operate a Wholesale/Retail Business at Farmington Mall 4. DISCUSSION a. Request from Minnesota Pipe and Equipment to Utilize a Temporary Office Building During Construction of New Facility b. Final Plan Approval - Nelsen Hills Farm PUD c. Amend the Final Plat of Dakota County Estates 9th Addition 5. ADJOURN ~ . AGENDA REPORT PLANNING COMMISSION REGULAR FEBRUARY 14, 1995 1. CALL TO ORDER - 7:00 P.M. 2. PUBLIC HEARINGS 7:00 P.M. - Rezoning request from Susan Poirot to rezone the east side of Trunk Highway 3, immediately north of the Budget Mart from R-3 to B-1 a. The Draft Comprehensive Plan prepared in 1990 indicated that an ex- pansion of the Budget Mart facility would be appropriate. The proposed land use map prepared at the time shows this site as part of a small business node on the east side of Highway 3. The concept anticipated expansion of the existing facility rather than an unrelated use proposed by a different owner. In order for the two uses to compliment one another, and to produce the least amount of traffic conflict along the east frontage road, the two owners are encouraged to work together on a site layout and to share building plans. This may be difficult if Budget Mart has not started to anticipate what its expansion will entail. . Development of the East Farmington neighborhood and accompanying population growth will assure that business development along Trunk Highway 3 will serve neighborhood convenience shopping needs rather than become a continuous strip of unrelated commercial uses oriented to through traffic from one end of town to the other. Recommendation Forward a recommendation of approval to the City Council expanding the business node created by Budget Mart. Advise the applicant that a site plan with fully developed landscape treatment will be required as part of the permitting process. b. 7:15 P.M. - Variance request from the First National Bank to reduce existing off street parking ratio to accommodate a 2700 square foot expansion . The proposed expansion of the First National Bank will shift some existing on-site parking spaces but will not actually expand the amount of parking to accommodate the addition. Currently, the Zoning Code requires one off-street parking space for each 250 square feet of floor space, except in the B-2 Business District. This would mean that 25 off-street parking spaces would be required for any bank not located within the downtown. Because the bank iR within the downtown, no off-street parking spaces are required. This was not recognized when the variance application was received, as there was some discussion about the possibility of using unused space within the Premier Bank parking lot. The ordinance does allow for parking spaces on lots other than those containing the principal use. . . . , . Planning Agenda Report - 2/14/95 - Page 2 The applicant has done a good job in developing a plan with efficient space utilization and producing convincing rationale as to why a variance should be granted. Since the variance is not required, attention should be directed to the site plan which can be approved subject to some minor revisions. The drive up teller lanes encroach into the parking lot by extending a concrete curb into the maneuvering space behind automobile space 8. If this were reduced in length by 9 feet, that interference would be eliminated. It is also suggested that spaces 4 and 5 should be reoriented in an east/west alignment at the west end of the parking lot to eliminate the difficulty in utilizing space 4. This would allow a larger planting mass between the drive up lanes and the parking lot and create another larger planting pocket in the southwest corner of the lot. A landscape plan needs to be developed and submitted with the permit application. Recommendation Thank the applicant for the detailed plan of the addition, but request a minor revision to the parking lot layout. c. 7:30 P.M. - Variance request from the BRA to exceed the maximum size for a freestanding sign in the downtown The proposed sign will be located south of Elm Street immediately east of the railroad right of way. The area ann height of pylon signs is regulated or controlled by the speed of traffic on adjoining streets. The proposed sign which will draw attention to downtown Farmington and its stores may be 18 feet tall and 50 square feet in area. The proposed sign at 15 feet is within height limits, but will exceed area limits by 22 square feet since the traffic on Elm Street is limited to 30 mph. The applicant suggests that the sign being proposed is a combination of business sign} directional sign and public sign. It is based upon the premise that four available advertising panels are available for monthly rental to any business within the B-2 District. In addition, it serves as a welcome to Farmington and directs people into the down- town, as well as serving as a message board advertising} for example} Mountain Dew Days. The actual business related advertising will be limited to 40 square feet with 32 square feet providing public service information. Variances from the sign ordinance may be granted in instances where strict enforcement would cause undue hardship. In this instance, the variance being requested is based upon the combination of sign functions in one structure. From the point of view of reducing sign clutter, the requested variance should be encouraged. A smaller sign, or two separate signs, clearly would not be as effective in drawing attention to the downtown or the business activity within it. Recommendation Approve the requested 22 square foot variance and request that land- scaping of the sign shall be related to general landscaping of the HRA land east of the railroad right of way. " . . . ~ Planning Agenda Report - 2/14/95 - Page 3 d. 7:45 P.M. - Conditional Use request from Hanson Flavors to operate a wholesale/retail business at Farmington Mall As noted in the memo from Dick Hanson, he would like to move his wholesale space business from Lake Street in Minneapolis to the Farmington Mall. He anticipates that such a change will help to facilitate expansion into retail sales. The location selected in the mall is situated across the hall from an auto dealership office. The mall is zoned B-1 Limited Business which lists wholesale business as a conditional use. This hearing has been established to explore the kind of activity that will take place within the designated rental area. It is difficult to imagine that conversion of or blending certain spices to specific packaged mixtures would involve noxious machinery. However, that question must be asked, along with the relative proportion of space and operating hours for the retail activity. Recommendation Explore the activity requested in this petition and determine if it fits within the guidelines established in the Planned Neighborhood Commercial Center (page 14) of the 1990 Draft Comprehensive Plan. 3. DISCUSSION a. Request from Minnesota Pipe and Equipment to utilize a temporary office building during construction of its new facility The Zoning Ordinance recognition of temporary structures, Section 10-6-10, relates to construction activity rather than a temporary office to be used during construction. The essence of this problem is that the leased facility in Lakeville will no longer be available after March 1st and their building in Farmington Industrial Park will not be ready to occupy until July 1st. The temporary office structure will} therefore, be in use for approximately 4 months. The need is for clarification of the ordinance intent. It could be assumed that if construction trailers are permitted for periods of up to six months} a temporary office building for a similar period would be acceptable. Rejection of this request would sub- stantially set back recent interest in industrial development within Farmington. b. Final plan approval of Nelsen Hills Farm PUD The attached booklet describes the Planned Unit Development as approved in preliminary form and essentially is a formal presentation and final record of prior decision making. The project summary indicates 265 single family lots} including 49 platted within the 3rd Addition. Overall density is consistent with the first two phases of Nelsen Hills at slightly more than 2 units per acre. The community facility bonus with this development is the large neighborhood park adjoining the City water tower. The PUD has been proposed with a north/south trail system which will facilitate the movement of people in this neighborhood to the hill top park. Recommendation Forward the final PUD of Nelsen Hills Farm to the City Council with the recommendation that is should be approved. ; . . . . ~ . Planning Agenda Report - 2/14/95 - Page 4 c. Amend the final plat of Dakota County Estates 9th Addition Between the time of original approval and the developer's negotiations with Wensmann Homes, it has become necessary for Wensmann to divide the large lot with deck homes into 3 lots. Nothing will change on the plat except for the renumbering that occurs in the block with the large lot. The City Attorney has advised that since the plat has not materially changed, a resolution approving the addition of two lot lines will be appropriate. Recommendaiton Forward a recommendation of approval for the revised layout of the deck home lots in Dakota County Estates 9th Addition. &~~~~ Charles Tooker City Planner