HomeMy WebLinkAbout10.25.94 Special Planning Packet
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AGENDA
PLANNING COMMISSION
SPECIAL
OCTOBER 25, 1994
CALL TO ORDER - 7:00 P.M.
APPROVE MINUTES
September 13th
October 11th
PUBLIC HEARINGS
Conditional Use Request - Harris Thompson - 21612 Chippendale to
Build a 1000 Square Foot Garage
DISCUSSION
Request from Jim Maxa - 916 10th Street - Auction Center and Office
Informal Review of Rosebrier Apartments Adjoining City Center
Proposed Ordinance - On Site Sewage Treatment System
Proposed Ordinance Amendment - Conditional Use, Landscaping and
Off Street Parking Surety
Proposed Ordinance Amendment - Variance Hearing Notification
Proposed Ordinance Am8ndment - Maximum AcceRsory Building Size
Outside of MUSA
5. ADJOURN
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AGENDA REPORT
PLANNING COMMISSION
SPECIAL
OCTOBER 25, 1994
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3.
CALL TO ORDER
APPROVE MINUTES - SEPTEMBER 13TH AND OCTOBER 11TH
PUBLIC HEARINGS
a.
Conditional Use Request from Harris Thompson - 21612 Chippendale
to build a lOOO square foot garage to store 2 milk trucks
Mr. Thompson has submitted an application to build an oversized garage
for two milk trucks on a lot measuring 120' x 200'. The garage itself
will include 1000 square feet in addition to the existing 24 x 28 garage
located on the north edge of the property. Section 10-4-1(L) indicates
that the proposed garage will require removal of the existing garage.
This was not made known to the application during previous discussions.
During the September meeting, a larger milk truck garage was discussed
without any reference to the existing building. The applicant was
informed later that the Commission would consider granting a conditional
use of up to 1000 square feet. A second staff omission was to advertise
the hearing without sending the required notification to properties
within 350 feet. Any decision on the request will, therefore, need to
be withheld until the 8th of November.
The most troubling aspect of the request is that it is being made on
the eve of a potential approval of an entire adjoining neighborhood.
The property will not longer be a large lot with milk trucks stored
adjoining a cornfield. Possibly this can be mitigated through extensive
tree planting.
Recommendation
Approve the conditional use subject to the preparation and implementation
of a landscape plan to be approved by the City Planner and removal of
the two buildings to the east of the proposed garage. The applicant
has followed guidelines offered by the staff and the new building is
approximately 200 square feet larger than the sheds being removed.
4. DISCUSSION
a. Request from Jim Maxa - 916 10th Street - to consider an auction
center and office
Mr. Maxa has been investigating the possibility of leasing space in two
alternate sites for his proposed auction bu~iness. One is the existing
Townsedge Center and the other is the Hanson Beverage building. The
former has an abundance of off street parking, whereas the latter has
very little and such a use is likely to negatively impact the adjoining
neighborhood. Since none of the business districts recognize sales barns
specifically, now would be a good time to think about an appropriate
location for such a use. The sites being considered in Farmington suggest
the B-1 District. However, as the City expands to residential areas,
additional B-1 Districts will be created which might not be suitable for
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Planning Agenda Report - 10/25/94 - Special - Page 2
such a use.
Recommendation
Consider other existing auction houses and from this background suggest
how the ordinance can be revised to accommodate the use.
b. Informal review of Rosebrier Apartments adjoining City Center
The attached site plan indicates two apartment buildings and
a row of townhouses that are proposed to be located on the abandoned
City dump site adjoining City Center. The concept will require rezoning
to R-3 and the preparation of a PUD plus submission of a plat to clean
up property descriptions. The project is an ideal compliment to the
City Center and is consistent with the 1990 Draft Comprehensive Plan.
The Comprehensive Plan indicates multiple family dwellings on this site
as a way to intensify development and potentially a market for business
activity downtown. Building plans have been revised somewhat from those
that were developed for the site south of Hardee's restaurant to
accommodate different uses. The apartment buildings will have two
bedroom units in one building and three in the other. The purpose
of the informal discussion is to provide the Commission initial information
and an opportunity for the Developer to receive feedback prior to the
formal application.
c. Proposed ordinance for on site individual sewage treatment systems
The attached ordinance was drafted earlier and is ready to be reviewed
by the City Council.
d. Proposed ordinance amendments concerning conditional use, landscaping
and off street parking surety
The attached ordinance was drafted earlier and is ready to be reviewed
by the City Council.
e. Proposed ordinance amendment regarding variance hearing notification
The policy on variance notification was changed before an ordinance
requiring notification was implemented. The wording in the attached
memo will conform with existing policy.
f. Proposed ordinance amendment for maximum accessory building size
outside of MUSA
James Pluntz raised this question more than one year ago when he built,
without benefit ofa building permit, a shed roof structure as an addition
to an approved conditional use 1000 square foot garage. His argument
for the building is that while the property is zoned R-1, the use is
agricultural because it is used as a nursery. His equipment tends to
back up that assertion and the landscaping around the shed actually
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Planning Agenda Report - 10/25/94 - Special - Page 3
concealed it from view for an unknown length of time. His attorney,
Ernie Darflinger, has suggested that the City establish a
Residential/Agricultural District that would function as a transitional
area between R-1 Residential and A-I Agricultural Districts. The
problem with such districts is that they tend to become permanently
established because it costs considerable amounts of money to extend
municipal sewer and water services past large lot developments. The
City Council has considered this in the past and decided that there may
be places in the City where urban services should not be extended, but
there needs to be a plan identifying these areas. One such area,
situated between developed areas in Farmington and Lakeville along
Flagstaff Avenue was proposed, but abandoned when area property owners
said that they would rather wait for sewer and water service than to
create an in-between area that would always be neither urban nor rural,
but a hybrid of the two. It is with this background that the staff is
suggesting a way to deal with transitional rural areas without com-
promising the ability of the area to have the benefit of future urban
services.
Section 10-4-1 (L) of the City Code could be amended to treat areas
zoned R-1 but without urban services as if they were agricultural.
City policy already suggests this in Subsection (0) by stating as
follows: "In all residential districts where municipal services are
not available, a maximum of one unit per ten (10) acres shall be
permitted." This indicates that until urban services are available,
R-1 areas are to be limited to agricultural densities. Therefore,
subsection (L) could be amended by adding (underlined) as follows:
"In the R-1, R-2 and R-4 Residential Districts where public
sewer and water services are available, the total area
utilized by detached private garages shall not exceed eight
hundred (800) square feet. However, ........"
In short, such a change would allow the Pluntz building or any other
large scale structure until utilities make the area suitable for urban
development. The two areas of the City which will be affected by this
change are the Neilan land south of the fire station and all of the
area between 195th Street and the north branch of the Vermillion River
with the exception of Pine Knoll.
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Charles Tooker
City Planner
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