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HomeMy WebLinkAbout1985 I I I 53 MINUTES PLANNING COMMISSION REGULAR JANUARY 15, 1985 1. Chairman Hanson opened the meeting at 7:00 P.M. Members Present: Hanson, Angell, Gerten and Rotty. Members Absent: None. Also Present: Planner Tooker 2. Motion by Angell, second by Rotty to approve the minutes of December 18, 1984. APIF, motion carried. 3. Planner Tooker introduced an informational discussion of a proposal from Leibfried Construction to convert 10 acres of land adjoining the Super Store to commercial, industrial and high density residential. This represents a departure from the Comprehensive Plan which shows the entire 30 acre site adjoining the Super Store to be developed in townhouses and/or apartments. Art Leibfried indicated that he wanted to provide access to the rear of the 10 acre site with one street and divide the commercial/industrial uses from adjoining low density residential land by rental storage units and apartment or townhouse units. The consensus of members present suggests that expansion of uses permitted or allowed by special exception in the B-1 District would be acceptable, but that no industrial should be included in the area. They suggested that Mr. Leibfried should work with the City staff on a land use proposal that could be reviewed as part of the Compre- hensive Plan and Zoning amendment. 4. Planner Tooker reviewed a schematic land use plan offered by William Scarborough involving the entire holdings of property known as the Akin Farm. Because 80 acres of the site is zoned C-1 Conservation, the developer plans to present a residential planned unit development for the entire 240 acre farm. It will involve both high and low density construction and a wide variety of price ranges for the single family housing units. Mr. Scarborough introduced his development team and outlined his past experience wlilich includes both industrial parks and mobile home parks. The Commission indicated that they would not be receptive to mobile home or manu- factured housing development in this area but would not object to modular or manu- factured building construction. They also stressed the importance of the developer being in control of the entire development. Planner Tooker indicated that he will be working with the developer through the preliminary plat phase under terms of the "pass through II ordi nance if adopted by the City Council on January 21, 1985. The Planning Commission generally favored the preliminary land use concept presented. 5. Ernie Darflinger approached the Commission with a request from Vernon Johnson to create a duplex at 621 Oak Street. He suggested that it has been a duplex for many years. However, Planner Tooker interjected that City records show that it has never been recognized as a two unit building. Motion by Rotty, second by Angell to establish a public hearing for a Special Exception to establish a duplex at 621 Oak Street on February 19, 1985 at 7:00 P.M. APIF, motion carried. 6. Motion to adjourn at 8:50 P.M. APIF, motion carried. Submitted by, OJ~1J~ )'{I ~ } 1~ ( Approved Charles Tooker Planner I I I 55 MINUTES PLANNING COMMISSION REGULAR FEBRUARY 19, 1985 1. Chairman Hanson opened the meeting at 7:00 P.M. Members Present: Hanson, Gerten, Rotty, Sampson. Members Absent: Angell. Also Present: Planner Tooker. 2. Planner Tooker administered the Oath of Office to Kenneth Gerten and Rolin Sampson, newly appointed by the City Council for two year terms on the Planning Commission. 3. Chairman Hanson asked for comments on the minutes of January 15, 1985. Motion by Rotty, second by Gerten to approve the minutes as distributed. APIF, motion carried. 4. Planner Tooker asked if members of the Planning Commission would like to participate in the workshop on Zoning Boards of Adjustment sponsored by the Agri- cultural Extension Service. Comments by those present suggested that the material presented last year was of value, but that perhaps a more brief schedule could be designed. Members Gerten and Sampson indicated that they would be available to attend the March 4, 1985 session held in the Dakota County Extension Office at 3:00 P.M. 5. Chairman Hanson opened the public hearing scheduled at 7:00 P.M. to discuss the request of Vernon Johnson to create, by Special Exception, a duplex at 621 Oak Street under provisions of Section 2-4-4 of the City Code. Ernie Darflinger indicated that Mr. Johnson could not be in attendance but was requesting a duplex at this address to generate enough income to rent office space elsewhere. General discussion between members of the Planning Commission and Mr. Darflinger stressed the concern of neighbors that a two family unit would be the exclusive use of this property if the request were to be granted. Special attention was directed to the need for two off street parking spaces per unit and compliance with the Uniform Building Code. Motion by Rotty, second by Sampson to close the public hearing. APIF, motion carried. Motion by Gerten, second by Sampson to approve the request_ for a special exception to create a duplex at 621 Oak Street based upon compliance with Section 2-4-4 of the City Code and that it will have four off-street parking spaces as well as meet all requirements of the City Building Code. APIF, motion carried. 6. Chairman Hanson opened discussion of the request by James Reisinger to rezone a portion of Section 25 from C-1 Conservation to B-3 Heavy Business. The purpose of the request is to assure commercial use of the property in the future, particu- larly with respect to a proposed addition to the existing equipment storage building. Discussion focused upon the City Comprehensive Plan and its long range recommendation for residential and conservation use. The Commission members present were parti- cularly concerned that Commercial zoning in this location would contradict the Com- prehensive Plan and build in competition to both the downtown and the planned con- venience commercial center proposed near 182nd Street. Motion by Rotty, second by Gerten to forward a recommendation of denial because it does not comply with long range land use recommendations of the Comprehensive Plan. APIF, motion carried. 56 7. The Commission discussed staff follow through on recommendations made, particularly those having to do with time limits established for particular I construction activity. It was the consensus that wording in the revised Zoning Ordinance should include enough detail to specify follow up action by the City Staff. 8. Planner Tooker suggested the need for annual reorganization of the Commission with reference to officers. Motion by Gerten, second by Sampson to reappoint Ken Hanson as Chairman. Motion by Rotty, second by Sampson to close nominations. APIF, motions carried. Motion by Hanson, second by Rotty to reappoint Ken Gerten as Vice Chairman. Motion by Sampson, second by Rotty to close nominations. APIF~ motions carried. 9. Chairman Hanson asked that the staff copy both the existing and proposed Zoning Ordinance for Rolin Sampson and get it to him prior to the next mailing. 10. Motion to adjourn at 8:00 P.M. APIF, motion carried. Submitted by, ru~ ~~ @- 11 ) ) / (',>,',', "",c;,,1 f r: Approved /'^ {XA C /; (X- I I Charles Tooker Planner CT/mh I 57 I MINUTES PLANNING COMMISSION REGULAR MARCH 19, 1985 1. Chairman Hanson opened the meeting at 7:00 P.M. Members Present: Hanson, Gerten, Rotty, Sampson. Members Absent: Angell. Also Present: Planner Tooker. 2. Chairman Hanson asked for a discussion of the minutes for the meeting held on February 19, 1985. Motion by Rotty, second by Sampson to approve the minutes of February 19, 1985 as distributed. APIF, motion carried. I 3. Chairman Hanson asked for an introduction of the request by Ronald Royce to replace an existing duplex at 809 Second Street with a four family unit. Planner Tooker described the neighborhood of the request as an R-2 Residential District in which a prior Planning Commission had granted a similar request, but for a 3,000 square foot land area variance rather than the 3,100 square foot land area variance currently being requested. The Commission spent some time discussing the advantages to the community including substantial neighborhood improvement and an increased tax base. They explored the possibility of constructing a tri-plex on the lot since that density would only require a special exception rather than a variance as well as a special exception. Mr. Royce indicated that his prior planning had not included the possibility of constructing a tri-plex but that he would consider it and return to the next regular meeting. Motion by Sampson, second by Gerten to table the request until the regular meeting in April. APIF, motion carried. 4. Member Sampson indicated that his copy of the Zoning Ordinance does not include the references to the Board of Adjustment found in Chapter 2 of the City Code. Tooker indicated that this will be mailed out directly. Other members said that they do not have Chapter 8 of the revised draft dealing with Administration and Enforcement which was mailed to Sampson. Tooker said that this portion of the ordinance will be mailed at the same time as Member Sampson receives Chapter 2. 5. The Commission spent the rest of the evening discussing Chapter 6 and making revisions in the draft copy. They also decided to meet at 7:00 P.M. on April 2, 1985 to discuss Chapters 7 and 8 of the proposed draft of the new zoning ordinance. 6. Motion to adjourn at 8:55 P.M. APIF, motion carried. Submitted by, I d~ ~~ Charles Tooker Planner Approved Q,~/(J} G :? /t?:;- CT/mh I I I 59 MINUTES PLANNING COMMISSION SPECIAL APRIL 2, 1985 1. Chairman Hanson opened the meeting at 7:00 P.M. Members Present: Hanson, Angell, Gerten, Rotty, Sampson. Members Absent: None. Also Present: Planner Tooker 2. Chairman Hanson asked for comments on the minutes of March 19, 1985. Motion by Gerten, second by Rotty to approve the minutes as distributed. In Favor: Hanson, Gerten, Rotty, Sampson. Opposed: None. Abstain: Angell. Motion carried. 3. Planner Tooker reviewed Chapters 7 & 8 of the preliminary draft of the revised zoning ordinance. It was the consensus of those present that wording needs to be developed which identifies the mechanics of invalidating conditional uses. 4. The Commission asked for a draft copy of the proposed sign ordinance to be distributed at the next regular meeting of the Planning Commission. 5. Motion to adjourn at 8:30 P.M. APIF, motion carried. Submit ted by, f\, n L>>-~ ~ )~ Charles Tooker Planner CT/mh /) I I'. 1.0 7 I /7 (- ,.-' . /. < /' 1-- ___.' Approved I I I MINUTES PLANNING COMMISSION REGULAR APRIL 16, 1985 61 1. Chairman -Hanson opened the meeting at 7:00 P.M. Members Present; Hanson, Angell, Gerten, Rotty. Member.s Absent: Sampson. Also Present: Plarifier Tooker. 2. Chairman Hanson r~-opened the discussion of a request by Mr. Ronald Royce to, construct.a four plex residential building at 809 Second Street. Plann~r Tooker explain~d that Mr. Royce has ~~nce inv~stigated the possibility of constructing a tri-plex on the same lot. A tri-plex would only need a hearing for a special exception rathet thana hearing for both a_variance and special exception, since the lot is large enough to accommodate three dwelling units. Mr. Royce asked why a variance for four units would be difficult to obtain. Chairman Hanson said that there are no grounds for granting a variance in this case. The Zoning Ordinance would need to be amended to accomplish the original request. Mr. Royce explained that he would like some assurance that the Planning Commission will continue to stick by the density requirements that are now in place if he withdraws the original request in favor of a triplex on this lot. Motion by Angell, second by Rotty to set a public hearing on May 7, 1985 at 7:00 P.M. for a discussion of a special exception to construct a triplex at 809 Second Street. APIF, motion carried. 3. Gary Schmitz of 620 Main Street was recognized by Chairman Hanson to explain his request for a variance and special exception to create a duplex at this address. He said that the property was purchased in 1980 as a duplex and has been rented as one ever since. A letter from Donald McKay outlined the history as far back as the 1940's, when it was owned by his mother, Mrs. Elza McKay. Planner Tooker said that City records show that Mrs. McKay converted the property from a duplex to a single family unit on July 1, 1977. He also asked Mr. Schmitz if the property was for sale. Mr. Schmitz answered that the property had been for sale but it is not on the market now. Motion by Gerten, second by Angell to hold a public hearing on May 7, 1985 at 7:15 P.M. to dis- cuss a variance and special exception for creation of a duplex at 620 Main Street. APIF, motion carried. 4. Planner Tooker reviewed the schematic plat and planned unit development of William R. Scarborough on land known as the Akin Farm on County #31. The property is comprised of approximately 240 acres and will contain approximately 600 dwelling units in a mixture of 92 medium to high cost single family dwellings, 260 low to moderate cost single family dwellings, 39 duplexes, 20 eight plexes plus a 20 unit apartment building. An 80 acre open space area on high water table land is contemplated as a dedication to the Farmington Park system which in turn could be utilized as the local share of a substantial grant from the LAWCON/LCMR park acquisition program. The Park Board has been made aware of the development and are receptive to the proposal. The overall density of the proposed plat/PUD will slightly exceed 2.5 units per acre. Mr. Scarborough indicated that his past experience has emphasized industrial development, but that he is anxious to get started this year on at least as much land (25 acres) as is situated within the pre-1990 urban service area. The consensus of members present was that the development recognizes the limits of the comprehensive plan, but the City needs to discuss further a comprehensive plan amendment which will allow accelerated development in Farmington. Motion by Gerten, second by Rotty to provide Mr. Scarborough concept approval of the proposed PUD for the Akin Farm on two sides of County #31. APIF, motion carried. 62 5. Chairman Hanson recognized Jack Benedict, who briefly described his plans to develop an additional eighty acres south of Dakota County Estates 1 and 2 on the east side of County #31. He explained that the first phase of develop- I ment will include approximately 10 acres of commercial and apartment uses on the northwest corner of the site. He presented architectural drawings of the commercial structures and builders illustrations of the various residential units. He indicated that discussions with Tooker suggested revisions to the plan which would be available for distribution prior to the special meeting scheduled on May 7, 1985. The Commission agreed that certain changes appear to be appropriate. 6. Motion to adjourn at 8:30 P.M. APIF, motion carried. Submitted, ~ n ,.." n "{ V\.. WJ....o ~~fU_A.-' 14 Charles Tooker Planner CT/mh 1f5 Approved I I I I I 63 MINUTES PLANNING COMMISSION SPECIAL MAY 7, 1985 1. Chairman Hanson opened the meeting at 7:00 P.M. Members Present: Angell, Hanson, Rotty and Sampson. Members Absent: Gerten. Also Present: Planner Tooker 2. Chairman Hanson asked for comments on the minutes of the meetings held on April 2, 1985 and April 16, 1985. Motion by Rotty, second by Sampson to approve the minutes as distributed. APIF, motion carried. 3. Chairman Hanson opened the public hearing scheduled at 7:00 P.M. for Ronald Royce to discuss a special exception to construct a triplex at 809 Second Street. The property is zoned R-2 and is situated on th south half of Lots 4,5 and 6, Block 36, M. Moes Addition to the City of Farmington. One neighbor was present and invited by the Chairman to review the plans and comment. The primary concern verbalized was the height of the proposed triplex. Chairman Hanson indicated that the proposed building will be 1~ stories since one living level is planned below the existing ground elevation. Motion by Sampson, second by Rotty to close the public hearing. APIF, motion carried. Motion by Sampson, second by Rotty to approve the special exception since all criteria of Section 24-4-4 of the City Code will be satisfied. APIF, motion carried. 4. Chairman Hanson opened the public hearing advertised for 7:15 P.M. for a special exception and variance request by Gary Schmitz to convert a single family dwelling to a duplex at 620 Main Street. The property is situated at the SW corner of the intersection of Sixth and Main, and is zoned R-2. Mr. Schmitz believed that the property was a legal duplex when he purchased it and submitted information showing that the County recognizes it as a duplex for tax purposes. Motion by Rotty, second by Sampson to close the public hearing. APIF, motion carried. Motion by Angell, second by Sampson to approve the variance and Special Exception requested since it satisfies all requirements listed under Sections 2-4-3 and 2-4-4 of the City Code and has had a long history of use as a two family structure. In Favor: Angell, Hanson, Sampson. Opposed: None. Abstaining: Rotty. Motion carried. 5. Planner Tooker opened discussion of a request by the City for a variance from City height regulations to construct a 140 foot radio antenna at 325 Oak Street. Administrator Thompson provided additional information regarding the request in response to questions from the Commission. Motion by Rotty, second by Sampson to establish a hearing at 7:30 P.M. on May 21, 1985 to discuss the City request for a variance from existing City Height regulations. APIF, motion carried. 6. Planner Tooker reviewed the preliminary plat and P.U.D. prepared by Jack Benedict for Dakota County Estates III. He made it clear that Mr. Benedict only wished to plat approximately ten acres of apartments and business development in the northwest corner of the 80 acre site. However, because this site will be the only commercial service area permitted in the northwest area of Farmington, the City staff required some assurance that the commercial uses would fit appropriately with future residential development. Major discussion items included the trail recommendation of Parks and Recreation Director, James Bell, utility line location and construction techniques preferred by City Engineering Consultant, Glenn Cook and general commentary provided by the Soil and Water Conservation 64 District. The Commission decided that the recommendations of Mr. Cook had merit and that the hiking-biking trail requested by Mr. Bell should be amended slightly to link the trail already established in Dakota County Estates I. Motion by Rotty, second by Sampson to forward the preliminary plat and PUD of Dakota County Estates III to the City Council with the recommendation that it should be approved following a public hearing. APIF, motion carried. 7. The Commission agreed to defer discussion of the draft Sign Ordinance until the regular meeting to be held May 21, 1985. 8. Motion to adjourn at 8:40 P.M. APIF, motion carried. Submitted by, ~~ y Charles Tooker Planner ~v1J n) C1 E / V f 0.4/\ 0< );'..~ U ) Approved CT/mh I I I I I I 65 MINUTES PLANNING COMMISSION REGULAR MAY 21, 1985 1. Chairman Hanson called the meeting to order at 7:00 P.M. Members Present: Gerten, Hanson, Rotty, Sampson. Members Absent: Angell. Also Present: Planner Tooker. 2. The Chairman asked for comments on the minutes of the special meeting held May 7, 1985. Motion by Rotty, second by Sampson to approve the minutes of May 7, 1985 as distributed. APIF, motion carried. 3. Planner Tooker brought to the Commission a request by Susan Kauppi for a dog kennel license at 200 Walnut Street, Farmington. The request was referred to the Commission because Section 6-3-2 describes the conditions under which a license must be secured, but the current zoning ordinance addresses only where Specialized Animal Raising may occur within the City. The Revised Draft of the Zoning Ordinance limits kennels to Conditional Uses in the A-I Agricultural District. The staff believes that this request provides an opportunity to discuss this issue prior to finalizing a recommendation prior to a City Council Public Hearing. The discussion which followed suggested that there may be as many as three types of kennels. Boarding Kennels are clearly a business and probably belong in business districts. Breeding Kennels are a home occupation and probably involve showing of animals as well as raising them for sale. The restriction on this type of kennel probably would be based upon the density of people. Kennels kept by people who enjoy several dogs or cats and so on, but not involving sales would be a third type which probably should be exempt from the licensing aspect of the existing ordinance. Consensus of the Commission was for the staff to ask the City Council to suspend enforcement of the existing ordinance for 90 days or until such time that more specific guidelines can be developed. The applicant suggested that the staff refer to the Cities of Anoka, Chanhassan and Crystal whereas the Commission indicated that a more balanced presentation might be available from the Minnesota League of Cities. 4. Chairman Hanson opened the Public Hearing advertised for 7:30 P.M. to dis- cuss the City request for a variance to construct a 140 foot antenna tower at the Civic Center. The use of the antenna will be divided among the police, fire and public works departments. The Police Department was represented by Dan Churchill to answer specific questions. Motion by Sampson, second by Gerten to close the public hearing. APIF, motion carried. Motion by Rotty, second by Gerten to approve the variance since it meets all the tests for a variance listed in Chapter 2 of the City Code. APIF, motion carried. 5. The Chair recognised Bill Adelmann who would like to sell an existing farm house in the A-I Agricultural District but retain as much of the tillable land adjoining as possible. The current requirements show a need for ten acres, whereas only a few years ago the basic lot size was two acres. The consensus of those present was that the recent zoning amendment, the existing house and fire station now under construction on a three acre parcel together provide justification for a variance. Motion by Sampson, second by Gerten to advertise a public hearing for the variance requested by Bill Adelmann at 7:00 P.M. on June 18, 1985. APIF, motion carried. 6. Motion to adjourn at 8:05 P.M. APIF, motion carried. Submitted b~ . { ~ ~harles III q(JAQ ...cc::-.c \ )j :;; Ib Tooker, Planner Approved I I I m MINUTES PLANNING COMMISSION REGULAR JUNE 18, 1985 1. Chairman Hanson called the meeting to order at 7:00 P.M. Members Present: Angell, Gerten, Hanson, Rotty. Members Absent: Sampson. Also Present: Planner Tooker. 2. The Chairman asked for comments on the minutes of May 21, 1985. Motion by Rotty, second by Gerten to approve the minutes of May 21, 1985 as distributed. APIF, motion carried. 3. Chairman Hanson opened the public hearing advertised at 7:00 P.M. to discuss a variance requested by Bill Adelmann to create a two acre parcel on 220th Street in the swt of the SEt of Section 36 in Farmington. The immediate adjoining land is agricultural but several lots have been divided which are two acres of less. Member Sampson arrived at 7:05 P.M.. Planner Tooker indicated that Mr. Adelmann arranged the parcel to be created so that the structure will be on one side of the lot. This will facilitate further division when public sewer and water is extended to the area. He also explained that the staff will be able to grant a Subdivision Waiver of Platting whenever Mr. Adelmann decides to transfer the property. Motion by Gerten, second by Sampson to close the public hearing. APIF, motion carried. Motion by Rotty, second by Gerten to approve the variance requested by Bill Adelmann to create a two acre lot within an eighty acre tract on the north side of 220th Street. Reasons for granting the variance are that this house has existed for many years and that other similar lots are located nearby on 220th Street. APIF, motion carried. 4. Chairman Hanson invited comments on a request from Darrell Moench for a public hearing to discuss a Special Exception to construct an addition to his garage in the F-2 Flood District at 19 Elm Street. The Chairman made it clear that no site plan has been submitted and therefore the location could easily be in the F-l District rather than the F-2 District. Motion by Hanson, second by Angell to establish a public hearing on July 16, 1985 at 7:00 P.M. to discuss the Special Exception requested by Darrell Moench at 19 Elm Street, Farmington. In addition, the staff is instructed to notify Mr. Moench of the hearing and to include a list of information that is required before action can be taken. APIF, motion carried. 5. Planner Tooker introduced a discussion of a possible Zoning Amendment forwarded by staff to accommodate the division of Lot 14, Block 2 in the Mohn Addition to Westview Acres. While Westview Acres has been zoned R-3 for at least ten years, very little multiple housing has been constructed. The Staff believes that R-2 Zoning would more closely reflect the densities of the area now that development is in its final phase. Member Gerten was concerned that the undeveloped McLain property would suffer a loss in potential density which would be reflected in value if this proposal were to be acted upon. Member Angell was concerned that, while the proposal would be beneficial to the owner of Lot 14, the City of Farmington will not gain by the change. Chairman Hanson suggested that most of Westview Acres is already developed. Both Lots 16 and 17 have four unit townhouses which are individually owned. If Zoning Ordinance administration has made it possible for individual ownership of townhouses, a duplex should not be arbitrarily prevented, particularly when the density will remain the same. Planner Tooker suggested that the staff recommendation for map amendment could be changed to exclude Blocks 4 and 5 of the Replat of Westview Acres First Addition and the McLain Farm. This would leave Gil's PUD and the recently completed apartment building as well as the 68 McLain property R-3. Motion by Gerten, second by Rotty to recommend that the City Council hold a public hearing to rezone the existing high school property and most of Westview Acres from R-3 - High Density to R-2 - Medium Density I District since it will more accurately reflect existing development in the neighborhood. APIF, motion carried. 6. Planner Tooker said that the League of Minnesota Cities mailed copies of other dog ordinances which appeared to be at least as restrictive as the existing Farmington Ordinance. Because the City Council in satisfied with the existing ordinance, further discussion has become unnecessary. 7. Planner Tooker described the Zoning Districts within Dakota County Estates. The first two plats were rezoned R-4 to allow small lot development and to potentially provide a location within Farmington for manufactured housing. The PUD was approved at the same density but not changed from R-1 to R-4. The question raised by staff is whether the entire development should be within the same district even if only part of it is a PUD. Chairman Hanson suggested that the intention of approving a PUD was to provide the City reasonable assurances about the type of construction. If the property were to be rezoned R-4, and the existing developer were no longer involved, the PUD could be abandoned leaving the City with 80 acres of medium density land without controls on the type of construction. The consensus of those present was that the underlying zoning should remain R-l until at least fifty percent of development has been accomplished. 8. Planner Tooker asked for commentary on the proposed sign ordinance. In general, most members believe the draft to be overly complex and difficult to follow. Suggestions ranged from complete reorganization to simple changes in format. Planner Tooker said that a revised draft would be prepared for the July meeting. I 9. Motion to adjourn at 8:30 P.M. APIF, motion carried. Submitted by, ,... c1 LWt/1 '\ ,- eLk '4 Charles Tooker Planner CT/mh Approved S:UvJ, 1",)1 qgS 6 I I I I 69 MINUTES PLANNING COMMISSION REGULAR JULY 16, 1985 1. Chairman Hanson called the meeting to order at 7:00 P.M. Members Present: Angell, Gerten, Hanson, Sampson. Members Absent: Rotty. Also Present: Planner Tooker. 2. The Chairman asked for comments on the minutes of June 18, 1985. Motion by Angell, second by Hanson to approve the minutes of June 18, 1985 as dis- tributed. APIF, motion carried. 3. Chairman Hanson opened the public hearing advertised at 7:00 P.M. to discuss the request for a special exception by Darrell Moench to construct an addition to his existing garage in the F-1 Floodway District at 19 Elm Street. Planner Tooker presented the memorandum written by David Leuthe, Area Hydrolo- gist for the Minnesota Department of Natural Resources concerning this request. In essence, the DNR believes that the Floodway District is intended only for open space use including structures accessory to open space use. The only way that this request could be granted would be through a zoning amendment which removes this site from the Floodway District. Such an action would require the City to document that this particular area is not necessary to carry the volume of a 100 year occurrence. Mr. Moench was not in attendance to support the request. Motion by Sampson, second by Angell to close the public hearing. APIF, motion carried. Motion by Angell, second by Gerten to deny the request of Darrell Moench to build a garage addition in the F-l Floodway District at 19 Elm Street since it does not comply with any existing requirements of the Zoning Ordinance. APIF, motion carried. 4. Planner Tooker described the request by Staff to rezone Gils Addition to Westview Acres from R-3 High Density to PUD as required by the Zoning Ordinance. The oversight was noted when the request to rezone most of Westview Acres and the school district property from R-3 to R-2 was forwarded to the City Council. Motion by Hanson, second by Gerten to recommend that the City Council rezone Gils Addition to Westview Acres from R-3 to PUD as required by the Zoning Ordinance. APIF, motion carried. 5. Planner Tooker indicated that Harvey Snyder would like to discuss platting of the Berglund holdings on the north side of Highway 50 but could not be at the meeting until 8:15. The Commission indicated its willingness to meet in special session if the developer would like to proceed right away. 6. The Commission decided that because member Gerten did not receive a copy of the revised draft of the sign ordinance and that member Rotty was absent, a discussion of the draft should be delayed until the regular meeting on August 20, 1985. 7. Motion to adjourn at 7:45 P.M. APIF, motion carried. Submitted by, (1~f4L Charles Tooker Planner ~? /7fS ::{U I I Approved I I I 71 MINUTES PLANNING COMMISSION REGULAR AUGUST 20, 1985 1. Chairman Hanson called the meeting to order at 7:00 P.M. Members Present: Angell, Gerten, Hanson and Sampson. Members Absent: Rotty. Also Present: Planner Tooker 2. The Chairman asked for comments on the minutes of July 16, 1985. Motion by Angell, second by Gerten to approve the minutes as presented. APIF, motion carried. 3. Chairman Hanson asked for a discussion of the request by Jay Christensen for a Special Exception to place a rural manufactured home adjacent to his own resi- dence in the SE~ of the SE~ of Section 27. The Chairman asked Mr. Christensen if he was aware that such a residence would qualify only if the person living there will be involved in the agricultural operation. Mr. Christensen said that the manufactured home is for his daughter who will help on the farm but who has a full time job elsewhere. There was some discussion about a continuing need to allow manufactured homes in the Agricultural District since the R-4 District is conttolled by a developer who currently has no interest in offering lots to the owners of manufactured housing. Motion by Gerten, second by Sampson to set a public hearing at 7:00 P.M. on September 17, 1985 to discuss the request for a Special Exception to place a manufactured home at 20861 Flagstaff Avenue. APIF, motion carried. 4. Chairman Hanson asked staff for a presentation of the request by Mark Grundman for a Special Exception to erect a three unit addition to an existing triplex at 808 Second Street. Planner Tooker explained that the original application in- cluded more units and a variance request due to an inaccurate interpretation of the site plan. The current request asks for three additional ground level units with basements at the rear of the existing structure on the west side of Second Street, south of Maple Street. Motion by Sampson, second by Angell to set a public hearing to discuss the request for a Special Exception to add three apartments to an existing triplex at 808 Second Street for 7:15 P.M. on September 17, 1985. APIF, motion carried. 5. Chairman Hanson asked for a discussion of the directive from the City Council to review a previous recommendation to retain the McLain Farm and a portion of Lot 5 in the Replat of Westview Acres First Addition in the R-3 District adjoining Gil's Addition to Westview Acres PUD. After a lengthy discussion the following motion was adopted. Motion by Sampson, second by Gerten to reaffirm the Planning Commission's recommendation to retain the McLain Farm and the south 232 feet of Lot 5 in the Replat of Westview Acres First Addition for the following reasons: a. The McLain farm should retain the same development options available to Westview Acres, which was entirely developed while zoned R-3 High Density. b. A change from R-3 High Density to R-2 Medium Density could reduce the value of the McLain farm on the open market because of the multiple dwelling already constructed on Lot 5. c. A change to R-2 Medium Density would create a non-conforming use on Lot 5. d. Adjoining property values shall not be affected since they were de- veloped with full understanding that this area has been designated as a high density neighborhood since the initial development of 72 Westview Acres. e. Spot Zoning is not involved because the designated area adjoins Gil's Addition to Westview Acres PUD, which also contains multiple family dwellings. f. A reduction in density could adversely affect redevelopment of the farmstead by creating a negative cash flow for future con- struction. APIF, motion carried. 6. Chairman Hanson recognized Art Leibfried for further discussion of his pro- posal to expand the B-1 Highway Business District on the east side of Highway 3 between Walnut and Maple Streets. A consensus of those present was that any recommendation to the City Council should be deferred until the Commissioners had the opportunity to view the site. 7. Planner Tooker asked the membership for a special meeting to be held on August 27, 1985 at 7:00 P.M. to discuss the revised draft of the sign ordinance as well as to provide Mr. Leibfried some input on the above described proposal. The members agreed to this request. 8. Motion wa made and seconded to adjourn at 8:50 P.M. Submitted by, O"I4~ Charles Tooker Planner CT/mh Approved lZjJ')~ /9&) I I I I I I 73 MINUTES PLANNING COMMISSION SPECIAL AUGUST 27, 1985 1. Chairman Hanson called the meeting to order at 7:00 P.M. Members Present: Angell, Gerten, Hanson, Ratty, Sampson Members Absent: None. Also Present: Planner Tooker 2. The minutes of August 20, 1985 were reviewed. Motion by Gerten, second by Sampson to approve the minutes of August 20, 1985 as distributed. APIF, motion carried. 3. Planner Tooker began a page by page review of the proposed draft of the sign ordinance as revised. General comments suggested the need for a con- sistent numbering system and a more bold presentation of headings withing the text. It was also suggested that a setback statement relating to the zoning ordinance should be confined to the definition section. It was the consensus of those present that one more draft should be prepared prior to forwarding both the Sign Ordinance and the Zoning Ordinance to the City Council. 4. Art Leibfried was recognized by the Chairman for some further discussion of his proposal to expand the B-1 Highway Business District on the east side of Highway 3 between Maple and Walnut Streets. Mr. Leibfried indicated that he has purchased approximately seven acres adjoining the "Super Store" from the Beckers on the contingency that it can be rezoned from high density residential to highway business. The uses contemplated include an office warehouse, mini- storage units, a four stall car wash and a fast food restaurant. Following a lengthy discussion, three members of the Commission indicated that they are strongly opposed to amending the Comprehensive Plan to recognize the existing zoning and to expand the existing business district. The reasons involve a commitment to protect existing residential values along the east side of Highway 3. One member indicated that a small expansion of the existing business area could be justified if it were shown to compliment the existing "Super Store" and possibly provide services for adjoining apartment development. It was generally agreed that utilities, particularly sanitary sewers, are the largest obstacle to development east of Highway 3. A shared opinion of members of the Commission was that if utilities were available, the vacant land east of Highway 3 would be in demand for high density residential construction. Mr. Leibfried was encouraged to explore with the Administrator, the possibility of extending utilities to the land known as the Becker Farm. 5. A motion was made and seconded to adjourn at 9:00 P.M. Submitted by, a~~L Charles Tooker Planner ~~ 1r7 Ij /9Z5 Approved CT/mh I I I 75 MINUTES PLANNING COMMISSION REGULAR SEPTEMBER 17, 1985 1. Chairman Hanson called the meeting to order at 7:00 P.M. Members Present: Gerten, Hanson, Rotty, Sampson. Members Absent: Angell. Also Present: Planner Tooker 2. The minutes of August 27, 1985 were reviewed. Motion by Rotty, second by Sampson to approve the minutes of August 27, 1985 as distributed. APIF, motion carried. 3. Chairman Hanson opened the public hearing scheduled for 7:00 P.M. to discuss the Special Exception requested by Jay Christensen to place a manufactured home on his farm on Flagstaff Avenue. The purpose of the unit is to provide housing for his daughter and grandchild who will be involved part time in the farming operation. Commission members discussed the potential problem of such a unit being offered for rent if the family situation were to change. They also pointed out that similar requests will not be discussed in the future if the current draft of the revised zoning ordinance is adopted by City Council. The Chairman said that although rural manufactured homes have been a housing option in the A-I Agricultural District for many years, there have been few requests. Motion by Sampson, second by Rotty to close the public hearing. APIF, motion carried. Motion by Gerten, second by Sampson to approve the requested special exception on the basis that it will only be used by a family member involved in the farming operation. APIF, motion carried. 4. Chairman Hanson opened the public hearing advertised for 7:15 P.M. to discuss a Special Exception requested by Mark Grundman to build a three unit addition to a three unit building located at 808 Second Street. Mr. Grundman presented a rough site plan and building layout for three units plus a laundry and storage area equal in size to one of the proposed units. He provided no building elevations which show how the addition will be related to the existing structure. Planner Tooker indicated that the information supplied does not provide an adequate basis for any decision on this request. Mr. Grundman responded by saying that he wanted more definitive feedback from the Commission before investing in any design help. Consensus of the Commission was that the request would be looked upon favorably if the proposed laundry room were scrapped and if a site plan would be developed to show how the addition would be screened from neighboring property. Motion by Sampson, second by Rotty to continue the hearing until 7:00 P.M. on October 15, 1985 to provide Mr. Grundman adequate time to develop an acceptable plan. APIF, motion carried. 5. The Chairman recognized Tom Ryan for a discussion of his request to convert an existing non-conforming duplex to a triplex on the north 1/2 of Lots 1 & 2, Block 7 of Moes Addition to the City of Farmington. Chairman Hapson outlined several alternatives to the substantial variance required to place a three unit building on a 10,200 square foot lot in the R-2 District since the Commission has not authorized variances from density standards since the Comprehensive Plan was developed. Mr. Ryan was not in favor of any of the alternatives suggested, par- ticularly one in which the lot area would be increased to eliminate the need for a variance. Similarly, he was not in favor of rezoning the six lots north of the alley south of Walnut Street because it would involve other property owners. Mr. Ryan decided to withdraw the request from consideration at this time. 76 6. Planner Tooker discussed draft copies of the proposed Sign and Zoning Ordinances which incorporated earlier comments and suggestions of the Commission. I One change recommended by staff, but not previously discussed by the membership, involved authorizing staff to schedule hearings for Variance and Conditional Use requests. The need for change became apparent because of the delay built into the existing administrative procedure. Currently, the Commission discusses each request twice when one review would be adequate. The members agreed that this change would be appropriate. They then suggested that both draft copies should be referred to the City Council for consideration and possible discussion at some future meeting. Motion by Gerten, second by Rotty to forward copies of the recommended Zoning Ordinance and revised Sign Ordinance for consideration. APIF, motion carried. 7. A motion was made and seconded to adjourn at 8:15 P.M. Submitted by, (J(J,,/IhL Charles Tooker Planner Approved f//q/~.j I I I I I 77 MINUTES PLANNING COMMISSION REGULAR NOVEMBER 19, 1985 1. Chairman Hanson called the meeting to order at 7:00 P.M. Members Present: Angell, Gerten, Hanson. Members Absent: Rotty, Sampson. Also Present: Planner Tooker 2. The minutes of September 17, 1985 were reviewed by the members present. Motion by Gerten, second by Angell to approve the minutes of the September 17, 1985 meeting as distributed. APIF, motion carried. 3. Planner Tooker reported that Mark Grundman has not prepared any of the necessary documentation to support his request for a Special Exception to add three units to a three dwelling unit building situated at 808 Second Street. He has requested a continuation of the hearing until the meeting of December 17, 1985. Motion by Angell, second by Gerten to continue the Grundman Special Exception hearing until the meeting of December 17, 1985 at 7:00 P.M. APIF, motion carried. 4. Planner Tooker presented background information regarding the School Board request for a discussion of the proposed elementary school site within Sewer District 1 on Akin Road. Superintendent Boeckman then described two sites along Akin Road that the Board architect has put forward, with the favored site situated within the former Akin Farm adjoining the "s" curve in Akin Road and entirely within the pre 1990 Urban Service District of the Farmington Comprehensive Plan. The second site, owned by N.J. McNamara, has been placed in a secondary category by the architect because utility line extension is likely to be more costly and may require a lift station. William Scarborough, contract owner of the Akin Farm, was asked for his reaction to the site ranking of the Board architect. He said that the "s" curve in Akin Road, combined with the speed and volume of traffic, clearly made his property inferior to the McNamara land as an elementary school site. He said further, that his plan for a proposed residential planned unit development has been carefully drawn to create a circulation pattern that links the entire 240 acre, 600 unit site as one neighborhood. A school site on 25 acres of his prime development potential will not serve his best interests. However, he did concede that community interest is important to him in the development of this property and that he would be happy to meet with the Board to further refine the issues presented by the preferred elementary school site. A considerable portion of the discussion involved potential uses for the Akin Farm Homestead, a three acre site that adjoins the Scarborough P.U.D. on three sides. Its inclusion on the National Register of Historic Sites and current availability provides Farmington a unique opportunity to preserve a portion of its heritage, while providing new housing and educational options. Chairman Hanson suggested that Mr. Scarborough and the School Board staff meet with the City Planner to develop a mutually acceptable development plan in this portion of Sewer District 1. A tentative date was set for November 26, 1985 at 10:00 A.M. in the Civic Center. 4. Chairman Hanson indicated that the staff recommendation on the Metropolitan Development and Investment Framework should be followed to the extent that the Farmington City Council should ask for changes in the urban service district boundaries that reflect current and anticipated development activity. 5. Planner Tooker indicated that the City Council has reviewed both the proposed Sign Ordinance and the proposed Zoning Ordinance and asked for Planning Commission 78 input on several relatively minor issues. He said that an update will be prepared and sent to the Commission within the next week to ten days. 6. A motion was made and seconded to adjourn at 8:30 P.M. Submitted by, Charles Tooker Planner /;)'}11/~5 I / Approved CT/mh I I I I I I 79 MINUTES PLANNING COMMISSION REGULAR DECEMBER 17, 1985 1. Chairman Hanson called the meeting to order at 7:00 P.M. Members Present: Angell, Gerten, Hanson, Rotty, Sampson. Members Absent: None. Also Present: Planner Tooker and Engineer Kaldunski. 2. The minutes of November 19, 1985 were reviewed by the Commission. Motion by Angell, second by Gerten to approve the minutes of the November 19, 1985 meeting as distributed. APIF, motion carried. 3. Chairman Hanson reopened the public hearing scheduled to discuss the request of Mark Grundman for a special exception to construct three additional units on an existing triplex at 808 2nd Street. Planner Tooker indicated that Mr. Grundman had been given several telephone calls regarding the information necessary for Commission discussion. It was the consensus of the Commission that Mr. Grundman had been given sufficient time to make a presentation to justify the Special Exception. Motion by Rotty, second by Angell to close the public hearing. APIF, motion carried. Motion by Angell, second by Sampson to deny the request because the applicant failed to supply sufficient information. APIF, motion carried. 4. Planner Tooker provided the Commission with a review of the 80 acre Dakota County Estates P.U.D. and its relationship to the Final Plat of the 7 acre Dakota County Estates Third Addition. The Commission was asked for its endorsement of both P.U.D. and Final Plat in preparation for public hearings to be scheduled by the City Council. Motion by Rotty, second by Gerten to forward both the P.U.D. and Final Plat to the City Council with a recommendation that they should be approved with the contingency that all roads shown in the Final Plat for Dakota County Estates Third Addition should be constructed immediately. This stipulation was made to avoid unnecessary traffic on Highway 31 by residents of Dakota County Estates First and Second Addition. APIF, motion carried. 5. Planner Tooker then amplified the staff memorandum of December 10, 1985 regarding City Council concerns about the proposed sign and zoning ordinances. Following a lengthy discussion, the Commission recommended that the changes in the memorandum should be added to both ordinances before being forwarded to the City Council for public hearing. 6. Planner Tooker explained the request of A.V.I.D. for Planning Commission reaction to a potential meat slaughter and processing operation within Farmington which would employ up to 300 persons. The Commission members present indicated that if such a plant were to be located in Farmington, it should be situated in the industrial area west of Farmington on either side of Highway 50. 7. A motion to adjourn at 8:30 P.M. was seconded. Submitted by, (lJ...o...w... ~ I~ Charles Tooker Planner Approved (/;).1 )8b / (