Loading...
HomeMy WebLinkAbout02.08.94 Planning Packet ~; ),1 . AGENDA PLANNING COMMISSION REGULAR FEBRUARY 8, 1994 1. CALL TO ORDER - 7:00 P.M. 2. OATH OF OFFICE FOR NEW MEMBERS/SELECT 1994 COMMISSION CHAIRPERSON 3. APPROVE MINUTES - January 11, 1994 Regular Meeting 4. PUBLIC HEARINGS a. 7:00 P.M. - Continued Hearing for Preliminary Plat of Westview Townhomes b. 8:00 P.M. - Discussion of proposed amendment to Zoning Ordinance increasing building coverage for one and two level structures in the R-3 High Density District 5. a. . b. c. d. 6. DISCUSSION Concept Review of Lyman Development Sign Ordinance Draft Regarding Signs in Agricultural Districts Driveway Widths at Street Right of Way Line Pluntz Conditional Use ADJOURN . . . . AGENDA REPORT PLANNING COMMISSION REGULAR FEBRUARY 8, 1994 1. CALL TO ORDER 2. APPROVE MINUTES 3. CONTINUED BEARING - 7:00 P.M. - PRELIMINARY PLAT OF WESTVIEW TOWNBOMES The public hearing was continued in order to give time to the City Council to consider the location of the centerline of County Road 74 and to ask the City Engineer to consider storm water problems on Hickory Street. Since the hearing, several pieces of information have corne to the surface which affect the decision making process. They are as follows: a. The property both to the east and west of this plat have dedicated a right of way along County Road 74 of 50 feet. Therefore, the alignment of the centerline in this segment will not be shifted to the south as suggested during the initial hearing. b. Neighbors living near the proposed plat asked the City Council to petition the County Plat Commission for a direct access to County Road 74 to eliminate additional traffic on Hickory Street. The City Council would like a recommendation from the Planning Commission regarding this request. The City staff agrees with the County Plat Commission that County access spacing guidelines, which attempt to maintain a 1/4 mile spacing between access roads, should be maintained. Hickory Street is approximately 2000 feet in length. It currently provides direct and indirect access to approximately 62 housing units. With an average of 10 trips per day for each unit} the street currently serves 620 trips per day. Using this same information, the townhome plat will contribute another 220 trips. In total, this street will carry fewer than 1000 trips per day which is perhaps one third of an acceptable volume for its current design. c. The staff discovered after the original hearing that while the site will accommodate up to 34 units} the zoning ordinance also has a building coverage limitation of up to 20%. This was designed with 3 level or more apartment structures in mind since high rise structures would benefit from additional on site open space. The Commission has had trouble previously with this building coverage ratio in the other residential districts. All districts started out with 20% coverage but the R-1 District was increased to 25% and the R-2/R-4 Districts were increased to 30% because they would not work. The City has had very little experience dealing with multiple family or high density projects. It is the recommendation of staff that an amendment to this section of the ordinance be forwarded to the City Council that would increase the lot coverage identified in Table 1 to 30% in the High Density District for one and two level structures. A hearing is scheduled for the proposed amendment at 8:00 P.M.. . . . "Planning Agenda Report - 2/8/94 - Page 2 d. There were several comments made about lack of proper drainage in this neighborhood. The City Engineer has indicated that the north/south drainage swale between Ash and Hickory Streets was designed at a low gradient which will likely create "bird baths" from time to time, but unless regrading has occurred on some of the housing sites since the development was originally built, there should be no problem with flow. He assumes this to be true since there have been no previous complaints about neighborhood drainage problems. The Engineer, however} has asked the developer to provide additional data on site to help shape his recommendation. This information will need to be supplied before the plat is approved. Recommendation Forward a recommendation to the City Council approving the preliminary plat of Westview Townhomes without any direct access to County Road 74 subject to an ordinance change increasing building coverage to 30% in the R-3 District and the satisfaction of the City Engineer that the property will be adequately drained. 4. Public Hearing - 8:00 P.M. - Proposed Amendment to the Zoning Ordinance Increasing Building Coverage for One and Two Level Structures in the R-3 High Density District . The recommendation in effect is a housekeeping amendment designed to deal with a problem which was not apparent because of small number of high density uses in Farmington. In essence, the amendment can be introduced by changing the percentage of maximum lot coverage in the R-3 District as follows: Single Family 25% Two Family 30% Townhouse 30% Multi Family (3+ stories) 20% Other Uses 30% Recommendation Forward proposal to the City Council with a recommendation that it shall be approved. 5. Discussion - Concept Review - Lyman Development Lyman Lumber has agreed to purchase the McNamara land on County Road 31 opposite Akin Road Elementary School. The concept includes the rear portion of the Stoffel lot and the outlot left over in the plat of Akin Park Estates. The developer has been in contact with the County Plat Commission and assured the staff that the County access spacing guidelines will be cut to 660 feet to provide entry to the site. The plan has been carefully designed to accomplish a City objective that will incorporate three relatively small parcels into an expansion of the developing neighborhood east of County Road 31. The plat has been designed to connect with Akin Park Estates as well as County Road 31. Because of the topography, access to the south and east is not recommended. Three cul-de-sac streets -. . , . . . ',' 'Planning Agenda Report - 2/8/94 - Page 3 are acceptable on this site because to do otherwise would require extensive grading. The plat indicates 76 lots which either will need to be adjusted or one or two lot eliminated. The primary problems show up on the cul-de-sacs where there is a wide variety in lot size and shape. The cul-de-sacs will need to be shortened to provide 150 feet of separation between those rights of way and 195th Street. The proposed 135 feet of separation between the north/south street and County Road 31 is adequate since this road will become a minor collector street after 1996 when County 31 is realigned. The street alignment in this plat matches the double frontage road in Akin Park Estates. RecollUllendation Approve the concept and request preparation of a preliminary plat. DISCUSSION - SIGN ORDINANCE DRAFT REGARDING AGRICULTURAL DISTRICTS Attached is a proposed ordinance which will allow nurseries and produce stands to advertise within the agricultural districts. The proposed size is smaller than the nursery sign requested, but there is a concern about creating the illusion of an extended business strip created by signs linking downtown Lakeville with downtown Farmington. RecollUllendation Look at existing signs along Highway 3 and determine if the suggested size is appropriate. DISCUSSION - DRIVEWAY WIDTHS AT STREET RIGHT OF WAY LINE The City of Farmington requires maximum driveway widths of 24 feet at the street right of way line. A request for a wider driveway last month to serve a three car garage at the front of a house resulted in a suggestion that staff poll other nearby communities to see how the situation is handled elsewhere. To date there has been no response from Rosemount. In Apple Valley there is not a problem because the maximum driveway width is 30 feet. Lakeville has the same requirement that is currently used in Farmington. It is enforced without an apparent problem. Essentially, Lakeville staff suggests tapering the driveway from the full garage door width (28 to 30 feet) down to 24 feet when the question comes up. The applicant who generated the discussion indicated that he would be happy with a 28' wide opening. The City staff is comfortable with 24' wide openings which help reduce the amount of street frontage that is subject to potential traffic conflict. The other side of the issue is that a number of driveways in the City are already wider than the 24 feet since they were installed without asking. DISCUSSION - PLUNTZ CONDITIONAL USE Two interpretations of the law have been developed and enclosed for review once again. In essence the attorney for Mr. Pluntz believes that the property is agricultural and not subject to the requirements :-. ,.:" Planning Agenda Report - 2/8/94 - Page 4 . . . of the conditional use process. The City Attorney, on the other hand, holds that the property is residential based upon the way it is appraised by the County Assessor's office. &~ tf!1J,&- Charlie Tooker City Planner