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HomeMy WebLinkAbout1990 I I I 213 MINUTES PLANNING COMMISSION REGULAR. JANUARY 9, 1990 1. Chairman Hanson called the meeting to order at 7:00 P.M. Members Present: Hanson, Rotty, Schlawin, Strelow. Members Absent: Dau. Also Present: Planner Tooker. 2. Chairman Hanson asked for comments on the minutes of December 12, 1989. MOTION by Strelow, second by Schlawin to approve the minutes of December 12, 1989 as distributed. APIF, MOTION CARRIED. 3. The Chairman opened the Public Hearing scheduled for 7:00 P.M. regarding a sign size variance requested by JonS. Falkowski for his office located on the west frontage road for Highway 3 with an address at 916 8th Street. The office had been granted a co ditional use permit by the Planning Commission approximately seven years earlie , but no mention was made of a sign. Dr. Falkowski has indicated that the sign was installed to replace one used earlier when this structure was occupied by a church. No one requested to be recognized regarding this issue. MOTION by Schlawin, se ond by Hanson to close the public hearing. APIF, MOTION CARRIED. MOTION by Rotty, se ond by Strelow to approve a variance for Dr. Falkowski which will allow him to keep the 4x6 sign in front of his dental office because the use was approved much earlier without any discussion of a sign, the office faces a State highway with business activity across the highway and the sign uses the same base as was utilized by the church that formerly occupied this lot. APIF, MOTION CARRIED. 4. The Chairman asked Planner Tooker to discuss an informal request from Dave Vanderlinde at 409 Elm Street to rezone his property from R-3 to B-2 in order for him to conduct a bait and tackle business along Highway 50. Planner Tooker suggested that such a change would be disruptive to the neighborhood since there are no other businesses on the north side of the street in this block. The building was formerly occupied by a shoe repair shop attached to a single family dwelling. However, it was a nonconforming use which had to become conforming once it remained vacant for a year. Mr. Vanderlinde was present at the discussion and Chairman Hanson briefly reviewed the concept of spot zoning and home occupations. Member Schlawin said that he did not favor creating a spot zone for such a business and Member Strelow also added that there is too much vacant business space within the B-2 District right now to warrant an expansion. Chairman Hanson explained that Mr. Vanderlinde could make items for sale in his home, but would need to sell them on consignment or wholesale them to retailers in the business district. Mr. Vanderlinde thanked the Commission for its consideration. 5. Planner Tooker presented the concept of increasing the housing unit density for market rate housing within the B-2 District which was suggested by a request from LaDonna Riste to add two apartments to the upper level of a building she owns together with her husband on Oak Street. He read a memo from HRA Director Henricks stating that the HRA Board does not approve of such a density increase for existing construction. The memo suggests that senior housing facilities take less space than other types of housing and that adding housing units to existing buildings might jeopardize efforts to revitalize the downtown. Planner Tooker said that zoning does not distinguish between new and existing construction and an increase in the number of units downtown would be helpful in attracting new business ventures into the downtown. In reality, there are few structures within the downtown area that would benefit from the proposed 214 change. There are only a handful of buildings with a second level that are suitable I for apartment use. As indicated in the Agenda Report, the B-2 District is exempt from off street parking requirements which places market rate housing and sub- sidized housing on equal footing in that one area. The purpose of the proposed zoning amendment is to place them on equal footing with regard to density as well. MOTION by Rotty, second by Schlawin to forward a recommendation to the City Council that it approve an amendment to Table I under B-2 General Business which will change references to gross dwelling units per acre from 20 and 25 units per acre to 60 and 60 units per acre for multi-family dwellings. APIF, MOTION CARRIED. 6. There being no further business, the Commission agreed to adjourn at 7:45 P.M. Submitted by, ~~L, Charles Tooker~,r Planner Approved ~-1'4V I I I I I 215 MINUTES PLANNING COMMISSION REGULAR. FEBRUARY 13, 1990 1. Chairman Hanson called the meeting to order at 7:00 P.M. Members Present: Hanson, Rotty, Schlawin, Thelen. Members Absent: Strelow. Also Present: Planner Tooker. 2. The Chairman asked for comments on the minutes of January 9, 1990. MOTION by Rotty, second by Schlawin to approve the minutes of January 9, 1990 as distri- buted. APIF, MOTION CARRIED. 3. Planner Tooker provided background information on a request from Wallace Berglund to sell approximately 3 acres of the property he owns in Section 36 to FEI, Inc., which fronts on Highway 50. The original sale to FEI, Inc. was approved by the Planning Commission in June of 1982 on the condition that further property divisions would not be approved until Mr. Berglund decided to plat the property. The Planner said that he was reminded earlier in the day that industrial property requires 150 feet of width on an improved dedicated street. This proposed split would leave the property to the rear linked to Highway 50 by an unimproved 60 foot wide opening. Even without the zoning restriction regarding lot width, actions which create a property without direct access to an improved street potentially can create an economic hardship for later development. Mr. Berglund said that FEI would be willing to pay an assessment for a street later. However, Mr. Tooker indicated that, as mentioned earlier, the zoning ordinance will prevent such an action. The Planning Commission agreed with the staff recommendation that the property should be leased until development takes place; or, that it should be platted as one lot with a 500 foot street installed along its east side. Mr. Berglund indicated that he would check with City staff regarding the cost for such improvements. 4. Chairman Hanson opened the public hearing advertised for 7:20 P.M. which was requested by LLM/RLP Partnership to discuss a conditional use proposal which would expand the bar area of the bowling alley near the intersection of Willow Street at 27 5th Street. Planner Tooker explained that such a use will not be recommended within industrial areas in the revised Comprehensive Plan, but it is an approved conditional use in the current City zoning ordinance. The Planner went on to describe changes in the zoning ordinance which now require landscaping for new development and expansion of existing development. Mr. Franke said that he is dealing with the Small Business Administration for financing and he would need a response relatively soon since the partners plan to start remodeling work in the Spring as soon as the bowling season begins to taper off. The Commission had a long discussion about the relative merit of holding off on a decision until a site plan has been drawn as opposed to making a favorable recommendation subject to the preparation of a site and landscape plan approved by the Planner. MOTION by Rotty, second by Hanson to approve the conditional use request to expand the bar area at 27 5th Street contingent upon the preparation of an acceptable base map and landscape plan to be approved by the Planner. Should the Planner and Applicant fail to agree on a site plan, the Chairman should call a special meeting to act on the landscape plan. VOTING FOR: Hanson, Rotty. OPPOSED: Schlawin, Thelen. MOTION FAILED. MOTION by Schlawin, second by Thelen to request that the Chairman call a special meeting to discuss a plan developed by the applicant and received by the Planner. APIF, MOTION CARRIED. 216 5. The Chairman recognized Gordon Chant who is interested in getting permission to build an accessory apartment over a garage at 621 Oak Street. The Planner indicated that the lot is large enough to accommodate a duplex and the ordinance will allow an accessory apartment in a detached garage if approved by the Planning Commission. Mr. Chant showed pictures of the house and indicated his intention to provide a mother-in-law apartment in a completely separate living quarters. ,The Chairman raised questions about two living units already set up in the house and the applicant indicated that the house would revert back to a single family dwelling. Questions were also raised about an existing garage and where it was located with respect to property lines. It was the consensus that the members present did not have a problem with the proposed use if all of the concerns relating to property lines and the existing garage are handled in the application. I 6. The Planner presented a request from the Farmington City Council to evaluate the R-3 Zoning that still remains within the plat for Fair Hills. He indicated that, while the property has been zoned R-3 for many years, no one has indicated any in- terest in developing it and that other R-3 Zoning in the plat was rezoned at the request of the owner because there has been no demand for multiple family development in Farmington other than in areas close to the Central Business District. The Planner also noted that the area is not recognized in the current Comprehensive Plan as a high density area and the policies drafted for the revised Comprehensive Plan currently being developed also do not recognize it as a high density area. Following a discussion by those present, the following motion was introduced and passed. - MOTION by Rotty, second by Hanson to table any actions on the Council request at I the present time. VOTING FOR: Hanson, Ratty, Thelen. OPPOSED: None. ABSTAIN: Schlawin. MOTION CARRIED. 7. Planner Tooker reviewed the Redevelopment Plan for the Downtown and the Industrial Area, produced for and adopted by the Farmington Housing and Redevelopment Authority. He described the Land Use Plan, focusing on those areas added to the original central area plan. The Commission raised several questions about the central area plan and felt uncomfortable with several proposals recommended in the plan. It was generally agreed that these ideas needed much more discussion than would be possible in one sitting. MOTION by Rotty, second by Schlawin to approve the Redevelop- ment Plan in concept, but reserving the right to more carefully evaluate and discuss specific proposals regarding the central area at a later time. VOTING FOR: Rotty, Schlawin, Thelen. OPPOSED: Hanson. MOTION CARRIED. 8. The Commission decided to postpone discussion of the Goals and Objectives and Policies until a later meeting. They also decided that if special meetings were called, they should be scheduled for either Monday or Thursday evenings at 5:15 P.M. 9. There being no further business, the Commission agreed to adjourn at 9:00 P.M. Submitted by, C~ r(l~ ~' '. Charles Tooker Planner Approved !!J h '9\Qb I I I I 217 MINUTES PLANNING COMMISSION MEETING REGULAR. MARCH 13, 1990 1. Chairman Hanson called the meeting to order at 7:00 P.M. Members Present: Hanson, Rotty, Schlawin, Strelow, Thelen. Members Absent: None. Also Present: Planner Tooker. 2. The Chairman asked for comments on the minutes of the February 13, 1990 meeting. MOTION by Schlawin, second by Strelow to approve the minutes of February 13. 1990 as distributed. APIF, MOTION CARRIED. 3. Chairman Hanson asked for comments from Planner Tooker regarding the request from Larry Jurgenson of 5520 Upper 183rd Street for an informal discussion of a proposed variance to build a carport within fifty feet (50') of Pilot Knob Road. Planner Tooker indicated that a shed previously built by Mr. Jurgenson is closer to the road right of way than the proposed carport, but the shed was built in 1985 before the Zoning Ordinance was amended to require 50 foot front yard setbacks along Pilot Knob Road. Following a general discussion with Mr. Jurgenson, it was the consensus of the members that a variance would set a poor precedent for future uses along this same frontage. They suggested that Mr. Jurgenson might consider a garage in the rear yard using the proposed carport concrete slab as part of the driveway. Mr. Jurgenson withdrew his request from further consideration. 4. Planner Tooker presented a request from the Building Inspector for a clarification of the Zoning Ordinance regarding an apparent conflict between Section 10-6-13 Screening and Section 10-6-15 Fences. Melva Loesch of 809 Ash Street is interested in building an eight foot high fence along her property line with Towns Edge Shopping Center. The screening portion of the ordinance encourages screening of any kind to within 15 feet of any public street. The fence section limits fence construction to the front yard setback, which in this particular situation is 50 feet from the right of way. General discussion by the members indicated that they would like staff to prepare wording for a proposed amendment which would encourage both fences and screening to be built within 15 feet of a right of way and would encourage the use of the variance procedure if the front line of any structure were within the 15 foot setback. 5. Planner Tooker presented an update on the proposed Comprehensive Plan Amendment regarding an expansion of MUSA limits in Dakota County Estates and the proposed Vermillion River Industrial Center. He indicated that ENRON Gas Company and Matt Fischer have agreed to delay any further construction on land totalling 52 acres until the year 1995. This makes it possible for the Metropolitan Council to consider expanding the MUSA boundary up to 58 acres to accommodate proposed development. The result of discussions between Metropolitan Council staff and City staff was indicated in the revised map prepared to replace the original request dated December 21, 1989. It was the consensus of members that the letter drafted by Planner Tooker to the Metropolitan Council staff should be forwarded immediately to keep the review process moving. 6. Planner Tooker then reviewed proposed drafts of Community Goals and Objectives, Land Use Policies and Circulation/Transportation Policies indicating where the staff development committee had made suggested changes. The most lively discussion centered 218 on the relative enthusiasm that the Commission has for the Milo Thompson Study recommendations. It was suggested that to be consistent with previous action on the Redevelopment Plan, the HRA study of the Downtown Area is endorsed only in concept since many details need to be discussed before implementation. 7. There being no further business, the Commission agreed to adjourn at 8:30 P.M. Submitted by, ~1L Charles Tooker ~ Planner 4- 10 -qD Approved I I I I I I 219 MINUTES PLANNING COMMISSION REGULAR APRIL 10, 1990 1. Chairman Hanson called the meeting to order at 7:00 P.M. Members Present: Hanson, Rotty, Schlawin, Strelow, Thelen. Members Absent: None. Also Present: Planner Tooker. 2. The Chairman asked for comments on the minutes of the meeting on March 13, 1990. MOTION by Rotty, second by Thelen to approve the minutes as written. APIF, MOTION CARRIED. 3. Chairman Hanson opened the hearing advertised for 7:00 P.M. regarding the existing conflict within the zoning ordinance between the sections on screening and fencing which are numbered 10-6-13 and 10-6-15 respectively. Planner Tooker indicated that the difference makes the ordinance difficult to administer because one references a standard 15 foot setback whereas the other references district front yard setbacks which range between 0 and 50 feet. The discussion focused upon wording that would foster both screening and fencing to within 15 feet of the right of way line. The staff recommendation is that Section 10-6-15 (D) should be changed from: "(D) Fences located within commercial and industrial districts may be located on any lot line up to a height of eight feet (8') except in the required front yard." to: "(D) Fences separating commercial and industrial uses from residential uses and fences located within commercial and industrial districts may be located on any lot line up to a height of eight feet (8') to within fifteen feet (15') of the street right of way line. Between the street right of way and the 15 foot setback, the fence shall be limited to four feet (4') in height." MOTION by Schlawin, second by Rotty to close the public hearing. APIF, MOTION CARRIED. MOTION by Rotty, second by Strelow to recommend approval of the proposed change in the zoning ordinance to the City Council as proposed by the staff. APIF, MOTION CARRIED. 4. The Chairman then opened the public hearing for LLM/RLP Partnership which was continued to a later time on February 13, 1990. Planner Tooker said that the earlier discussion had been hung up on the issue of a planting plan. The under- standing was that Mr. Franke would develop one to be reviewed by the Planner. However, when Mr. Franke returned a blank base, a proposal for planting was developed by the staff following guidelines offered by Mr. Franke. Prior to the meeting, Mr. Franke indicated that the developed plan was too expensive to follow and he would much rather cover the front of the building with cedar siding than plant trees which would likely be vandalized. The major issues were the lack of definition between the existing parking lot and the street and some shade trees on the north edge of the property which the Commission did not believe would contribute signi- ficantly to site amenities. MOTION by Rotty, second by Schlawin to close the public hearing. APIF, MOTION CARRIED. MOTION by Rotty, second by Thelen to approve the proposed Conditional Use for expansion of the bowling alley subject to the installa- tion of improvements indicated on the site plan prepared by the staff with the following exceptions: 220 a. The north entrance door and planting area will be excluded. b. The north planting area adjoining the property line at an approximate depth of ten feet which shows four shade trees is not required. c. The sidewalk in front of the bowling alley will only extend to the concrete curb radius established to define the parking lot. d. The curb on the north side of the parking lot is not to be built and the lot north of the entrance can continue to blend with the street. e. The row of barberry shall be continuous along the north side of the building. f. The planting plan as developed by staff shall be the minimum acceptable requirements for the proposed addition. APIF, MOTION CARRIED. I 5. Planner Tooker presented the request from Jill Ackerman for the Planning Commission to consider rezoning from B-2 to Residential the two houses on the north side of Elm Street at 309 and 315 respectively. He indicated that the amount of land area set aside for downtown development is limited and this location on Highway 50 is desirable for business use. At least 50% of the street frontage in this block has already been developed for business use. Chairman Hanson said that he would prefer to see these units rehabilitated for office use similar to the building south of the Post Office. Other members agreed and said that a mixed use block this close to the center of downtown would ultimately be detrimental to down- town development. It was the consensus of the Commission that the current downtown plan and the current comprehensive plan draft and the existing zoning map are as I they should be. It would be possible for the applicant to use the building as a single family unit within the downtown, but the only protection for such an investment would be for the applicant to purchase both units. 6. Planner Tooker presented the preliminary plat for the Vermillion River Industrial Center situated on the north side of Highway 50 between Duo Plastics and ENRON Gas Company. He read comments from the Dakota County Soil and Water Conservation District regarding protection of water quality during construction in response to a question from the Chairman about any need for temporary ponding areas. The Soil and Water Conservation District mentioned possible retention ponds but did not recommend any specific action. Member Schlawin indicated his concern about the lack of looped streets in the plat since the staff has in the past recommended looping to avoid difficulty for street maintenance even if dead end stubs are in place for only a short period of time. Tooker indicated that the staff had also raised this concern but that street improvement expense for the entire first loop likely would kill the project. It is therefore recommended as a first phase with the full loop antici- pated to be in place within a five year time period. Member Rotty suggested that while Farmington has outlined high standards in its development objectives, it sometimes may need to relax these standards in order to get some projects implemented. MOTION by Rotty, second by Thelen to forward the preliminary plat of Vermillion River Industrial Center to the City Council with a recommendation that it shall be approved subject to: a. Recommendations from the Soil and Water Conservation Service listed in its letter of April 9, 1990 regarding: 1. stabilization of denuded areas and stockpiles; 2. establishment of permanent vegetation; 3. protection of adjacent properties; 4. storm sewer inlet protection; I I I I 221 5. underground utility construction; 6. construction access routes; 7. disposition of temporary measures; and 8. maintenance of practices. b. The recommendation from Engineer Kaldunski that first floor elevations need to be added to the preliminary plat as well as water main sizes. In addition, two fire hydrants are required along Trunk Highway 50. While the Commission is concerned about the absence of a complete looped street system within the first phase of this industrial park, it recommends this sub- division because of the need for an industrial development in Farmington. APIF, MOTION CARRIED. 7. In general discussion, the Commission asked the staff to investigate some appropriate options in handling landscaping within developed areas. The present method of requiring plantings as part of conditional use requests creates an appearance of selectivity in enforcing ordinance requirements. If possible, these requirements should be extended to permitted uses as well. 8. There being no further business, the Commission agreed to adjourn at 8:45 P.M. Submitted by, dutv 1;L Charles Tooker Planner 5 - ~- 90 Approved 223 I MINUTES PLANNING COMMISSION REGULAR. MAY 8, 1990 1. The meeting was called to order at 7:00 P.M. by Dirk Rotty. Members Present: Rotty, Schlawin, Strelow, Thelen. Members Absent: Hanson. Also Present: Planner Tooker. 2. Member Rotty asked for comments on the minutes of April 10, 1990. There being none, the following motion was adopted: MOTION by Schlawin, second by Thelen to approve the minutes of April 10, 1990 as distributed. APIF, MOTION CARRIED . I 3. The public hearing advertised for 7:00 P.M. was opened by Dirk Rotty. The hearing was established upon a request from the City Council which asked that the Planning Commission evaluate the R-3 Zone in Fair Hills subdivision. The question was originally raised by residents of the plat who were not aware of the high density zoning when they purchased their property. Craig Schlawinaske.d if a mailed notice to adjoining property owners was a requirement for a zoning hearing, since he had not received one. Planner Tooker said that it was and commented that the lack of any public participation suggested that perhaps notices had not been sent. It was agreed that the public hearing would be conducted in case adjoining property owners and the owner of the land in question were notified, recognizing that it could be a duplication of effort. Member Rotty said that since this issue appeared to be a major interest of the City Council, he would prefer they take whatever action that they believed to be appropriate. On the other hand, he said that he found no reason to oppose an action which would result in a recommendation being forwarded that favored low density development at this site. Member Thelen indicated that other areas north of the Vermillion River are available for multiple family construction which are more suitable for this type of housing. Member Strelow asked if the Planning Commissioners who live near the property under consideration were in ac~lict of interest situation. Tooker said that the City Attorney has said no, since the Commission only makes recommendations to the City Council rather than taking action which directly results in a change. MOTION by Schlawin, second by Thelen to close the public hearing. APIF, MOTION CARRIED. MOTION by Thelen, second by Rotty to forward a recommendation to the City Council approving a change in zoning on the outlot in Fair Hills Subdivision from R-3 to R-l and for staff to research the notification records in case a second hearing may be necessary. APIF, MOTION CARRIED. 4. Planner Tooker reviewed the description of neighborhoods drafted for the revised Comprehensive Plan with specific comments on the allocation of population to specific geographic areas. He indicated that the neighborhoods, when fully developed, could accommodate up to 15,000 people. The population projections currently in place suggest that 10,000 people are likely to be living in Farmington by the year 2010. He said that his next task will be to allocate this population to Traffic Assignment Zones drafted by the County. I 5. There being no further business, the Commission agreed to adjourn at 7:35 P.M. Submitted by, (1 j) ./jJ' UuL0 t"1;,kr...- Charles Tooker ~~ Planner Approved G- l~-% I I I 225 MINUTES PLANNING COMMISSION REGULAR. JUNE 12, 1990 1. Chairman Hanson called the meeting to order at 7:00 P.M. Members Present: Hanson, Schlawin, Strelow, Thelen. Members Absent: Rotty. Also Present: Planner Tooker. 2. The Chairman asked for comments on the minutes of the meeting held on May 8, 1990. MOTION by Strelow, second by Thelen to approve the minutes of May 8, 1990 as distributed. APIF, MOTION CARRIED. 3. Chairman Hanson opened the public hearing advertised for 7:00 P.M. on a request from the City Council to reevaluate the R-3 zoning indicated for the outlot on the northwest corner of Fair Hills Subdivision. Clifford Nelson and Steve Finden were in attendance and asked about the difference between the R-3 and R-l Districts. Planner Tooker said that the primary difference is that an R-l District could have 4.5 units per acre in a PUD, whereas an R-3 District could have 18.2 units per acre. Both agreed that a lower density would be more appropriate. Chairman Hanson indicated that he did not favor a reduction in density since he had experienced such a change from the the landowners point of view in another community. Wilbur Goetze from Brookpark Realty, Inc. arrived late, but as the representative of the landowner, he wished to describe the development intent. The owner and the developer are more interested in continuing to build single family housing in this area, but the con- figuration of the land makes it impossible to develop unless the City would agree to the dedication of a half street until the property to the west is platted. Tooker said that the City subdivision ordinance would not allow a half street. Mr. Goetze said that they currently have no development plans for the property but could live with the possibility of 4.5 units per acre in a PUD. Chairman Hanson said that the Planning Commission changes membership from time to time and a future commission might have other ideas about development of this property. Mr. Goetze indicated that he understood and said further that his experience working in Farmington has been good and he looks forward to continuing that relationship. MOTION by Schlawin, second by Strelow to close the public hearing. APIF, MOTION CARRIED. MOTION by Thelen, second by Hanson to recommend that the City Council reduce the density potential of the northwest outlot in Fair Hills plat by changing the zoning from R-3 to R-1. VOTING FOR: Schlawin, Strelow, Thelen. VOTING AGAINST: Hanson. MOTION CARRIED. 4. Chairman Hanson then opened two hearings advertised for 7:30 P.M. for Gerald Sacks and Gregory St. John and continued the latter until the former is concluded. Planner Tooker explained that the ordinance on moving buildings into the City requires a letter of credit equal to the value of the structure to be held until all work has been com- pleted and that the Finance Director recommended that the owner should be required to provide a certificate of insurance from his own agent which would cover liability for both property damage and personal injury during the move. There were questions about existing sheds and the location of the garage. Mr. Sacks said that the garage will be located in the northwest corner of the lot observing all setbacks. He also said that the red color will be changed. MOTION by Hanson, second by Strelow to close the public hearing. APIF, MOTION CARRIED. MOTION by Schlawin, second by Hanson to approve the special exception request to move a 16x22 foot garage onto the lot at 820 7th Street subject to the owner providing the Administrative Assistant a letter of credit or certified check for $1,500 to be held until the garage is in place and all im- 226 provements are made and a certificate of insurance covering property damage and personal injury that potentially could occur during the move. APIF, MOTION CARRIED. I 5. The Chairman then reopened the hearing requested by Greg St. John for a con- ditional use to continue an existing multiple family dwelling in his residence at 515 Oak Street. Mr. St. John said that the house had been used in this manner for at least 4 years, including 2 years since he had purchased the property. Tooker indicated that the lot is large enough to justify a duplex, but not a multiple family dwelling. The use only became apparent after one of the residents asked for additional City services. Member Thelen said that while one rental unit will not generate as much income as two, a larger unit will justify increasing the rent in the unit that remains. Mr. St. John agreed and asked who will review his revised plan. Tooker said that the City Building Official will be able to do that for him. MOTION by Thelen, second by Schlawin to close the public hearing. APIF, MOTION CARRIED. MOTION by Schlawin, second by Strelow to approve the creation of a duplex at 515 Oak Street utilizing the space now occupied by two rental units. APIF, MOTION CARRIED. 6. Planner Tooker presented a request from Jim Deegan to discuss the possibility of a variance being granted to Al Christiansen of AI's Lock and Key to expand an existing 2 car garage to a 4 car garage and to extend the structure into an existing front yard. No site plan was available at the meeting. However, it was the consensus of those present that a five foot extension into the existing front yard would be possible but only on the condition that the building elevation and site plan were acceptable to the Commission. In essence, a hearing could be set but approval is not automatic based on the information that was made available. 7. Chairman Hanson recognized Greg Brinkhaus from Sanibel Island Restaurant who I wished an informal discussion of the Sail Banners that he wishes to install as signs . for the restaurant. Tooker said that in order for the signs to be installed without variances, the mansard roof would need to be extended above the height of the banners and the existing signs would need to be removed. It appears that if both were done, no further action would be required by the Commission. Mr. Brinkhaus appeared to agree that this would be an acceptable solution and Commission members indicated that a structural alteration would be preferable to a variance hearing. 8. The Chairman recognized Richard Forsberg who wished to informally explore the possibility that Whispering Rivers Homeowners Association would be able to build a storage shed for both yard equipment and Association records. Tooker indicated that since Whispering River was approved as a Conditional Use any reduction of the common open space would need to be reviewed during a public hearing and that the Association might be better advised to seek a different solution. Commission members suggested that one of the two units not yet built might be designed in such a way that the common storage space could be incorporated into the unit without severe disadvantage to the buyer. They also suggested a complete garden service like those offered to other associations. At the present time there is not enough support on the Commission to proceed with a hearing that would open the way for a plan amendment including a separate storage building. 9. There being no further business, the Commission agreed to adjourn at 8:45 P.M. (1~dfJL Charles Tooker ~ Planner I Approved 1/ ,-(1 ~ '\0 227 I MINUTES PLANNING COMMISSION REGULAR JULY 10, 1990 1. Chairman Hanson called the meeting to order at 7:00 P.M Members Present: Hanson, Rotty, Schlawin, Thelen. Members Absent: Strelow. Also Present: Planner Tooker. 2. The Chairman asked for comments on the minutes of June 12, 1990. MOTION by Schlawin, second by Hanson to approve the minutes of June 12, 1990 as distributed. APIF, MOTION CARRIED. 3. Chairman Hanson said that because of a failure of the newspaper to publish the hearing notice for the Al Christensen variance request there will be a special meeting at 5:00 P.M. on Monday, July 16, 1990. Those present indicated that they would be able to attend. Member Rotty indicated that he believed the material presented was not adequate for any reasonable decision making. Member Schlawin agreed and the Chairman asked that the applicant be notified so that action can be taken on July 16th. I 4. The Chairman indicated that Farmington Industrial Park was back for final approval because of a special request from ENRON Gas Company. Both Rotty and Schlawin questioned the need for this change and the timing. Tooker said that while people in the local office agreed upon the original location of 210th Street as it intersects with Edmonton Avenue, the Bloomington office requested that the intersection should be moved another 20 feet to the north. He pointed out that the original or approved location is identified in red on the plat. Commission members questioned why such a minor change needs action. Tooker said that the procedure for plat approval includes the possibility that a developer may get both preliminary and final approval at the same time as long as the land surveyor can stipulate that the final plat is exactly the same as approved in preliminary form. Because of this change, the Commission and City Council must approve the Final Plat before it can be recorded. MOTION by Rotty, second by Hanson to forward the final plat of Farmington Industrial Park to the City Council with the recommendation that it should be approved. VOTING IN FAVOR: Hanson, Rotty, Thelen. OPPOSED: Schlawin. MOTION CARRIED. Member Schlawin said that his negative vote was not aimed at the plat but rather the apparent arbitrary decision by ENRON Gas to make costly changes to the plat very late in the process. I 5. Chairman Hanson then recognized Harvey Snyder from Farmington Consolidated Agency who has been cited by the City Building Official for an unauthorized accessory storage building in the B-2 General Business District. Planner Tooker indicated that such a building requires a conditional use permit and must be in character with the principal building. He also indicated that Mr. Snyder intends to add to the building, at which time a storage area will be included within the principal structure. The building is int&rled as a temporary facility but the owner in unclear about the length of time the temporary facility is to be in use. Mr. Snyder added that he could estimate a short time frame, but did not want to underestimate how long the temporary facility might be in use. Member Rotty asked about the possiblity of granting a permit to use this temporary storage facility until the end of the year. Member Schlawin indicated that the Commission would then have a credibility problem since other applicants for accessory storage struc- tures of this type have been denied. Chairman Hanson suggested that if the building official's deadline were extended through the summer, perhaps Mr. Snyder would have 228 a better idea about the timing of his planned expansion. Mr. Snyder said that such an extension would be helpful. MOTION by Schlawin, second by Thelen to extend the building official's deadline of July 24, 1990 for removal of the I" accessory storage building until September 1, 1990, unless a building permit has been taken out for the proposed building expansion prior to that time. APIF ~ MOTION CARRIED. 6. Planner Tooker presented a request from Floyd Muenchow to informally review the possibility that the southwest corner of 1st and Spruce Streets could be rezoned from B-3 to R-2. He has had this "L" shaped property for sale for some time without any real interest. He does, however, have a potential buyer if the property could be rezoned to R-2 Medium Density. The property contains approxi- mately 15,000 square feet and could accommodate a duplex. However, the proposed boundary between residential and industrial is 1st Street in both the downtown plan and the City Comprehensive Plan. The property is not ideal for industrial because of its shape, but the house that was separated from it actually created the problem. Because of the adjoining uses and the long range plans, it would be inappropriate to change the zoning at this time. Members of the Commission who were present indicated that they agreed with this conclusion. 7. The Commission then discussed in general the Community Facilities Plan draft that was mailed with the information packet for the meeting. Tooker said that the thoughts expressed in the material were from the planning staff only and the rest of the City staff will be asked for comment prior to any formal discussion of the Comprehensive Plan. The draft inspired some general comments and one specific question about a neighborhood park which appears to have been overlooked. Other questions were raised about standards, but a positive response came from the suggestion that the School District and Planning Commission could use better coordination of activity in the future. I 8. There being no further business, the Commission agreed to adjourn at 7:45 P.M. Submitted by, cM/i1L Charles Tooker ~ Planner Approved cs~ \,-\-qD I I I I 229 MINUTES PLANNING COMMISSION SPECIAL JULY 16, 1990 1. Chairman Hanson called the meeting to order at 5:00 P.M. Members Present: Hanson, Rotty, Schlawin, Thelen. Members Absent: Strelow. Also Present: Planner Tooker. 2. The Chairman opened the public hearing advertised for 5:00 P.M. requested by Al Christensen, 20374 Eaves Way, to build a garage addition six feet into the required front yard. Mr. Christensen was represented by his builder, Jim Deegan. There was general agreement among members present that the ordinance will allow only a five foot extension into the front yard. This would mean that the proposed expansion may only extend to within 22 feet of the street right of way. The existing structure is now 27 feet from the right of way line. Additional discussion concerned the size of the garage and its dominance over the house. The garage will be slightly over 1200 square feet, whereas the house itself is 940 square feet. Member Thelen objected to the dominance of two double garage doors fronting on this otherwise residential street. The Chairman said that with or without the variance, this large garage with two doors will be built. Member Rotty suggested that staff investigate the possibility that attached garages also shall be included in the size limitation that now covers detached garages. Member Schlawin indicated that he did not favor such a large garage, but did not believe that the current ordinance includes sufficient grounds to warrant denial. MOTION by Rotty, second by Schlawin to close the public hearing. APIF, MOTION CARRIED. MOTION by Rotty, second by Hanson to approve the garage expansion for a total of 1,188 square feet, including two double garage doors facing Eaves Way, built not closer than 22 feet from the street right of way. In Favor: Hanson, Rotty, Schlawin. Opposed: Thelen. MOTION CARRIED. 3. There being no further business, the Commission agreed to adjourn at 5:30 P.M. Submitted by, (!~01L Charles Tooker Planner Approved 9)~ 14 -9e) I I I 231 MINUTES PLANNING COMMISSION REGULAR. AUGUST 14, 1990 1. Chairman Hanson called the meeting to order at 7:00 P.M. Members Present: Hanson, Rotty, Schlawin, Thelen. Members Absent: Strelow. Also Present: Planner Tooker. 2. The Chairman asked for comments on the minutes of July 10 and 16, 1990. MOTION by Rotty, second by Schlawin to approve the minutes as published. APIF, MOTION CARRIED. 3. The Chairman called for discussion of the subdivision ordinance variance request from Bible Baptist Church to purchase 10 acres from the 24 acre McNamara property on the east side of Akin Road opposite the Akin Road Elementary School. Planner Tooker outlined the reason for the variance request and the procedure which must be followed and indicated that both the sellers agent, Patrick Finnegan, and representatives from Bible Baptist Church were available for further discussion. Following extensive give and take between the Commission and the applicant, it became clear that the Commission did not favor recommending that the City Council grant a variance to allow a simple subdivision waiver. The Commission believes that access along a county road is difficult to achieve and would prefer to see the 24 acre site platted, possibly including the 10 acre site with a large outlot and a stub street. They agreed that the street needs to be long enough to provide access to the church parking lot but directed into the 14 acre outlot to eliminate the possibility that the street might later continue to follow the south property line of the church. The members of the church committee who were present decided to withdraw the request temporarily to discuss Commission concerns with Mr. McNamara and among themselves. 4. Planner Tooker then presented a request from Francis Valek of 607 Oak Street to build a garage on an adjoining lot. Planner Tooker pointed out ordinance re- quirements indicating that an accessory use must have a principal use and that Mr. Valek would be able to build a garage on this property if it were incorporated into one property discription, including his existing house and garage. There was some discussion about limitations on the number of garages that may be built on one residential lot. Planner Tooker stated that he believed that this would be a problem until other staff members pointed out that the ordinance currently places no limit on the number of accessory structures which may be built on any given lot. He did suggest that some research on his part could produce a building coverage maximum that would provide protection that would be acceptable to Commission members. Chairman Hanson asked about a moratorium on this type of building but Tooker offered that some revised wording could be developed reasonably soon. The Chairman then returned to Mr. Valek and said that based on the discussion, it appeared that an 800 square foot garage on the adjoining lot would be acceptable, but there was some question about the Commission agreeing to anything larger. Mr. Valek indicated . that he would proceed with his attempt to purchase the adjoining property. 232 5. Planner Tooker introduced the Housing Element of the Comprehensive Plan and I said that it mainly reviews City activity regarding subsidized housing with a strong emphasis on the potential for expansion of the "Scattered Site" low rent housing program administered by the Dakota County Housing and Redevelopment Authority (HRA). The County HRA has many more local applicants for housing than there are units available. The County staff is looking for a resolution of support and authorization for an unspecified number of additional units from the City Council. Members agreed that the concept is good and that there appears to be a local need. No action was called for at this time. 6. Tooker then discussed the possibility of creating a Heritage Preservation Commission based upon the current activity associated with remodeling taking place at the Daniel Akin House on Akin Road. Commission members had raised a question about the remodeling work and changes to the exterior. Tooker said that his dis- cussions with the State Historical Society staff revealed that without a local Heritage Preservation Commission, there is no requirement to maintain the exterior of structures on the National Register unless federal monies are involved. The Commission members agreed that with so few buildings in Farmington listed on the National Register there would be little point in creating another Commission unless the HRA and/or City Council believed that it would be beneficial. One possibility would be to assign these duties to an existing commission if there appears to be a need. 7. The previous discussion lead to a concern that Farmington appears to have several property owners within residential districts who hold almost continual "garage sales" and/or automobile sales. Perhaps staff could do some research I on potential limits being placed on this activity either in the number of sales per year or the number of vehicles that may be displayed for sale on any resi- dential lot within the City. 8. Tooker reviewed the memo to the Planning Commission from Administrator Thompson regarding the status of the Conditional Use Permit granted for the 42 unit apartment building granted to the Farmington HRA for Lots 10-13, Block 17 of the Original Town of Farmington. The recommendation was to extend the approval based on the fact that the HRA has another developer interested in proceeding and that a permit was applied for early in August. Tooker pointed out that the Celebrate Minnesota 1990 project changed the location of the alley on the east side of the site. This will require a minor alteration of the site plan previously approved. Good news for the project is that the change will create one additional parking space for the apartment complex, bringing the total to 22 spaces for 42 units. The Commission members agreed with the minor change in the site plan but felt that the extension dates recommended by the Administrator should coincide with regular meeting dates of the Commission. By consensus, extension of the Conditional Use Permit will conform with the following schedule: A. Building Permit Approval B. Ground Breaking C. Project Completion October 9, 1990 November 13, 1990 July 1, 1991 The Commission, however, was extremely vocal regarding their displeasure with the Elm Park portion of the overall project. Planner Tooker suggested that Director Henricks be invited to the next regular meeting to go over the proposal indicating I the land use changes involved. Members present agreed that this would be a valuable contribution to their deliberations. I I I 233 9. Planner Tooker reviewed the final item on the agenda which is a proposed Zoning Ordinance Amendment drafted to eliminate the current discrepancy between requirements for attached and detached garages. The Commission members present asked for some time to consider the change and the possibility that it could be tied together with an amendment discussed earlier in the meeting regarding building coverage. 10. There being no further business, the Members agreed to adjourn at 8:35 P.M. Submitted by, c~~ /flL Charles Tooker ~ Planner ~-/~-qO Approved {' I I I 235 MINUTES PLANNING COMMISSION REGULAR. SEPTEMBER 12, 1990 1. Chairman Hanson called the meeting to order at 7:00 P.M. Members Present: Hanson, Rotty, Schlawin, Strelow, Thelen. Members Absent: None. Also Present: Planner Tooker, HRA Director Henricks. 2. The Chairman asked for comments on the minutes of the meeting held on August 14, 1990. MOTION by Rotty, second by Thelen to approve the minutes of August 14, 1990 as printed. APIF, MOTION CARRIED. 3. The Chairman then asked Planner Tooker to introduce the HRA Director to the Commission. This being done and following a brief introduction, HRA Director Henricks made a presentation of the current HRA thinking regarding the large land area north of Elm Street. He outlined the development proposal submitted by the partnership of John Briscoe and George Daniels for a small strip mall fronting on Elm Street with a multi-family market rate housing structure adjoining the Vermillion River. Carrol Westenberg and Harbee Tharaldson were in attendance. Both asked questions and indi- cated their support for this investment adjoining the downtown. Members of the Com- mision raised questions about the primary tenant, Erickson's or More 4, the large volume, no frills division of Ericksons. There was concern about the distance of this store from the current concentration of Senior Housing in Farmington. There were also concerns regarding access to the site from Elm Street and the potential pedes- trian/vehicle conflict when people walk from the existing downtown to this northward extension of downtown. Concern was also raised about the magnitude of soil contamina- tion in the area to be utilized for housing. HRA Director Henricks answered questions and recognized that the site does present problems. He also indicated that the site represents the best opportunity Farmington has to maintain a lively downtown. Member Rotty asked if the Commission would get to review the plans in more detail later. Tooker indicated that a specific proposal would accompany a rezoning request once the developers have signed an agreement to proceed. Chairman Hanson thanked Mr. Henricks for his presentation. 4. Planner Tooker then reviewed some potential development sketches that were pre- pared for Bible Baptist Church regarding the McNamara property on County Road 31. He referred to a staff development committee meeting with both the buyer and seller and a follow up meeting with members of the church's building committee. The item was placed on the agenda, but the building committee asked that it be withdrawn to give them a chance to visit with Mr. McNamara once again. If they can come to terms, the church development would take place as phase one of a PUD. Commission members appeared to agree with the approach taken by staff. 5. Planner Tooker reviewed the current procedure regarding renewal of off-premise directional signs. They fall within the conditional use process and must be renewed each year. This discussion was generated by an existing business with an off premise directional sign which has ignored staff requests for renewal. The Commission dis- cussed options for reducing requirements for off premise signs but decided that existing language in the Ordinance was working well. The consensus was that staff should follow up with whatever correspondence that may be necessary, but that either a ".,~ ":,,,;-; ~,,; 't...) Conditional use application should be filed or the off premise directional sign should come down. 6. Planner Tooker reviewed the draft Zoning Ordinance changes prepared for the meeting. They generated minor discussion on a variety of issues. Member Schlawin asked if the building coverage suggested for the industrial district might be too restrictive. Member Rotty asked if the section on Garage and Yard Sales could also include major items of personal property such as automobiles and tractors. Tooker said that he would do some more work and return with a revised draft at the next regular meeting. 7. There being no further business, the Commission agreed to adjourn at 8:45 P.M. Submitted by, ~/f7~ Charles Tooker ~ Planner Approved ) D- q ~ 'lD I I I I I I 237 MINUTES PLANNING COMMISSION REGULAR OCTOBER 9, 1990 1. Chairman Hanson called the meeting to order at 7:00 P.M. Members Present: Hanson, Schlawin, Strelow, Thelen. Members Absent: Rotty. Also Present: Planner Tooker. 2. The Chairman asked for copies of the complete minutes of the meeting of September 12, 1990 since the second page had not been mailed to members. After reading the missing portion of the minutes, the following motion was presented to the Commission. MOTION by Strelow, second by Schlawin to approve the minutes of the September 12, 1990 meeting as written. APIF, MOTION CARRIED. 3. The Chairman asked Patrick Finnegan for his comments on the Waiver of Platting request from Michael J. McNamara. Mr. Finnegan said that he expected representatives from the church to be present. The Chairman offered to wait or to place another item for discussion, but then proceeded to review the status of the request. Member Schlawin said that the Commission has been through the discussion twice previously and that his sentiments are that the request does not meet the criteria for good planning. The area has been developing as a neighborhood and this property should be platted to assure that it is developed properly. Mr. Finnegan said that Mr. McNamara is doing the church a favor by offering to split the 24 acre site. Member Strelow asked for a worst case scenario of what will occur with this split. Tooker responded that it will either establish a driveway now and later a street access to the 14 acres creating two street intersections rather than one; or, it will provide a street stub which the church will later be required to help extend when the south acreage is developed. Member Thelen asked if Mr. McNamara had seen the proposed development sketches prepared by the staff. Tooker said that he was given the opportunity to review them but declined. MOTION by Schlawin, second by Strelow to recommend that the City Council deny the Waiver of Platting request from Patrick Finnegan for Michael McNamara to divide the 24 acre site east of Akin Road Elementary school. VOTING IN FAVOR: Hanson, Schlawin, Strelow. ABSTAIN: Thelen. OPPOSED: None. MOTION CARRIED. Mr. Finnegan asked if Mr. McNamara and the church agreed to a PUD process, would the Commission still be opposed to the proposal. Tooker said that the basic request from the City staff is for the owner to prepare a PUD and for the church to plat its lot and access as a first phase for the overall PUD plan. Chairman Hanson said that the current Planning Commission recommen- dation will be forwarded to the City Council for their action. 4. Planner Tooker presented a request from Harvey Snyder for David Schwappach, Presi- dent of SEK for a discussion of the land use potential of 620 2nd Street. Tooker said that the owner was considering either R-2 or R-3 Zoning because both districts adjoin this lot. He indicated that the current zoning is B-3 because the original zoning ordinance for Farmington recognized the existing industrial structure when it was drafted in 1971. This same building is now vacant and has been ordered demolished by the City Council. The Planner said that the lot could be divided to include two single family dwellings or as it now stands could accommodate one duplex under R-2 Zoning or it could handle up to 3.5 units if the property were to be zoned R-3. Staff would likely recommend a variance to allow a four unit structure because of its location ad- joining the railroad and its proximity to the downtown. Harvey Snyder said that he believed the Planner was too conservative in the calculation of lot size. Tooker, however, stood by the measurements presented. The Commission members present indicated 238 that the property could go either way without much difficulty. Snyder than said I that he had come close to negotiating a sale of this property for industrial use. Tooker indicated that the Comprehensive Plan now being drafted suggests a change in land use and zoning to residential use. However, as it stands right now, the only permit that could be granted would be for uses included in the B-3 Heavy Business District. 5. Dirk Rotty arrived at 7:30 P.M. 6. Planner Tooker then presented a request from HRA Director Henricks for the Planning Commission to extend the Conditional Use Permit granted to the 42 unit adult housing proposed on Lots 10-13, Block 17, Original Town of Farmington. He indicated that the developer believed that the first extension of 60 days would provide enough time to secure financing, but since that time the economy has taken a "nosedive" and there are few sources of revenue available. The developers do believe that they now have three possible funding sources and would be able to say go or no go within 45 days. There was concern that the developer was asking too much since there was at least one other developer who was interested in the project. The Commission Chairman also indicated that he had questions concerning the proposal made by this developer for the land north of Elm Street. Mr. Henricks, who was in attendance, s~id that the major concern of the HRA was development of the entire land holding west of the railroad and that this developer was the only one who intended a project of that scope. He also said that the developer's agreement will be drafted in such a way that the entire project will be completed, even though the 42 unit development will be Phase One. MOTION by Rotty, second by Thelen to approve the 45 day extension requested by the Farmington HRA, which makes the new deadline for this Conditional Use November 23, I 1990, or the day after Thanksgiving. VOTING IN FAVOR: Rotty, Strelow, Thelen. OPPOSED: Hanson, Schlawin. MOTION CARRIED. 7. Planner Tooker than indicated that Administrator Larry Thompson had asked to address the Commission to bring them up to date on the proposed construction of a Public Works Garage in Farmington Industrial Park. Both Administrator Thompson and Leon Orr, Chairman of the Citizens Advisory Committee fpr the Public ~orks Garage and Shop, were in attendance. Administrator Thompson outlined the proposal indicating that since this will be put to the voters in November, it would be helpful for the Commission to be as well informed as possible since many people appear to use the Commission as a sounding board for major construction projects. Citizen Committee Chair Orr indicated that all service clubs in town were being given the same presen- tation since no one is likely to be as excited about a Public Works Garage as they were, for example, interested in the co-composting discussion. The presentation generated several questions and some advice as to the best way to get the essential message across. Administrator Thompson thanked the Commission for their comments and time on the agenda. 8. Planner Tooker said that two individuals have asked about the possibility of scheduling a special meeting for Conditional Use hearings in order to have enough time to get construction underway before severe cold weather sets in, provided they are approved. By consensus, the Commission agreed to meet at 5:00 P.M. on Monday, October 29, 1990 in the City Council Chambers. 9. There being no further business, the Commission agreed to adjourn at 8:45 P.M. I (i~::;;;L Charles Tooker Planner ~ Approved ) \ ~ }3 -. ~{) I I I 239 MINUTES PLANNING COMMISSION SPECIAL OCTOBER 29, 1990 1. Chairman Hanson called the meeting to order at 5:00 P.M. Members Present: Hanson, Schlawin, Strelow, Thelen. Members Absent: Rotty. Also Present: Planner Tooker. 2. Chairman Hanson opened the public hearing advertised for 5:00 P.M. requested by Gordon and Twylla Chant for a conditional use to build an accessory apartment over a garage measuring 26 x 32 feet. Planner Tooker indicated that the proposed structure would fit the style and type of house already on the lot and the lot is large enough to justify a duplex. Therefore an accessory apartment would be accep- table on the site. Tooker also said that the existing garage is less than one foot from the property line and does not relate to the overall character of the house. He encouraged the owner to remove the existing garage and the concrete slab used for parking vehicles in the 7th Street front yard. The Chairman asked Mr. Chant if these would be acceptable conditions. Mr. Chant agreed that the lean-to garage was not of value and they had plans to use the space for a new entrance addition to the house in the future. MOTION by Schlawin, second by Strelow to close the public hearing. APIF, MOTION CARRIED. MOTION by Schlawin, second by Thelen to approve the Conditional Use application for an 832 square foot garage with an up- stairs accessory apartment subject to removal of the existing attached garage and the off street parking slab on the lawn in the 7th Street front yard. APIF, MOTION CARRIED. Mrs. Chant asked if they could continue to use the existing garage until the new one is complete. Chairman Hanson said that an occupancy permit will be granted for the new garage only after the existing "lean-to" garage has been removed. 3. Member Rotty arrived at 5:10 P.M. 4. Chairman Hanson opened the public hearing requested by Jim Deegan advertised for 5:10 P.M. to move an existing house from 105 Elm Street to 1009 Third Street. Planner Tooker said that the house would be in character with other housing in the neighborhood and that the City's major concern would be for the owners to put surety of $2,500 with the Administrative Assistant to be held until the house has been situated in its permanent new location on 3rd Street and for the mover to supply a certificate of insurance acceptable to the City Finance Director. In addition, the Planner suggested that the Commission require plantings in the front yard to under- score that it is no longer the parking lot of the adjoining business to the south. The Chairman asked if these conditions would be acceptable. Mr. Deegan said that they were as long as he was not required to hire a landscape architect to draw up the plan. By consensus the Commission agreed that the site should be mutually agreeable with the staff and the applicant or the applicant would need to return to the Planning Commission for action. MOTION by Rotty, second by Schlawin to close the public hearing. APIF, MOTION CARRIED. MOTION by Rotty, second by Strelow to approve the conditional use application to move a single family dwelling from 105 Elm Street to 1009 Third Street subject to surety in the amount of $2,500.00, a certificate of insurance covering property damage and personal injury supplied by the house mover and approved by the Finance Director. In addition, the applicant is advised to work with the staff on an acceptable front yard planting plan to separate the residential yard from the business parking lot to the south. APIF, MOTION CARRIED. 240 5. The Chairman opened the public hearing advertised for 5:20 P.M. for a con- I ditional use to authorize the continued use of an off premise directional or advertising sign for Farmington Floral. The discussion involved who might own the property under the sign. The applicant, Richard Gerten, indicated that he assumed the property was owned by Peerless Plastics. The Chairman recognized Steve Finden who said that his purchase of railroad property actually includes this sign. The Chairman then suggested that the landowner and sign owner could negotiate later but as far as the Planning Commission is concerned, the sign is likely acceptable for at least another year. MOTION by Rotty, second by Strelow to close the public hearing. APIF, MOTION CARRIED. MOTION by Strelow, second by Thelen to approve the conditional use of the off premise advertising sign for Farmington Floral. APIF, MOTION CARRIED. 6. There being no further business the Commission agreed to adjourn at 5:25 P.M. ~/;2L Charles Planner Tooker CilPf/ ? Approved 1 t-{3~90 I I I I I 241 MINUTES PLANNING COMMISSION REGULAR. NOVEMBER 13, 1990 1. Chairman Hanson called the meeting to order at 7:00 P.M. Members Present: Hanson, Rotty, Schlawin, Strelow, Thelen. Members Absent: None. Also Present: Planner Tooker. 2. The Chairman asked for comments on the minutes of October 9th and October 29th, 1990. Member Rotty asked when annual attendance figures are tabulated, and whether staff reads through the minutes to find out if late arrivals are recognized as being present. Tooker said that his experience indicates that staff is careful to look over all of the minutes and not just the original roll call. MOTION by Thelen, second by Hanson to approve the minutes of October 9, 1990. APIF, MOTION CARRIED. MOTION by Strelow, second by Schlawin to approve the minutes of October 29, 1990. APIF, MOTION CARRIED. 3. Planner Tooker introduced the Comprehensive Plan and discussed one important aspect that is not so far included, annexation. The reason that is has not been addressed is that annexation is not a concern of the Metropolitan Council, however, the present rate of growth in the Metropolitan area has fostered development beyond the urban areas into agricultural land on large lots. When urban areas expand, sewer and water services are difficult to extend because of the extra cost involved in installing lines past excessively large lots. An annexation policy in the Plan would force the City into thinking about its future land area and discussing this with the affected townships. Commission members agreed that the idea should be addressed but that township response is likely to be negative. Tooker also discussed the implementation phase of the Comprehensive Plan by suggesting that an overhaul of the Zoning Ordinance is needed to limit the number of uses now possible within residential areas. Chairman Hanson said that he is particularly con- cerned with home occupations and would like to draft regulations which would encourage them to locate within the downtown area where there is much vacant land. Member Schlawin suggested that the Plan should do more to recognize the County Fair- grounds, particularly now that the City is providing urban services to that area. The Fairgrounds affect the economic base of the community even if it is for relatively short periods of time. Perhaps a description of the Fairgrounds could be added to the discussion of Central Neighborhood. Tooker said that other areas outside of the City which influence development inside also will be added, particularly along the Highway 3 corridor. Member Strelow said that the Housing Element Goals suggest that all types of housing should be available within Farmington, but that the objectives focus entirely on low income housing. He recommended, with concurrence of the other members, that the Housing Element and General Goals should include statements that the City will also encourage upscale housing. Chairman Hanson asked for the Solid Waste Policies to be expanded by"one which would read as follows: Solid Waste collection by the City and the proposed Co-Composting system shall be reviewed by the Council with regard to current economic conditions. 242 The discussion that followed indicated general agreement. It was also suggested that since the School Board is already contemplating an additional Elementary School to serve the District, that the Plan should reflect this need in the Public Facilities section. I A major discussion item involved the section of the Comprehensive Plan dealing with the downtown. There is a general belief among members of the Commission that, while the Comprehensive Plan defers to past HRA planning efforts, there appears to be a lack of conviction by the HRA in its plan. The example discussed was the area de- scribed as Elm Park which was first proposed as an office/warehouse district, then a town house development and now a retail commercial center with associated apartments. It appears that the HRA is reacting to developer proposals rather than implementing a comprehensive plan. There was also dissatisfaction with the proposal to build Third and One-Half Street and the concept of retaining the grain elevators even though one has been demolished. The Commission would be more comfortable with the plan if I it focused more attention on the original four block downtown area. The Planning Commission also indicated that the City might be better served if the HRA and City Council had separate membership. There was consensus that the HRA should be more an independent group, with perhaps an ex officio member from the Council for communication since there can be a conflict of interest on specific issues that each group may act upon. A correlative issue is that Farmington might consider publication of City Council, Planning Commission and HRA minutes in the local newspaper unless the costs were to be prohibitive. Member Schlawin said that his hometown newspaper carries the minutes of all official boards and it has become a valuable information source. Tooker said that he would attempt to get revisions into the Plan before the next I meeting and also to begt~ drafting some of the Plan graphics. 4. Before adjourning, the Commission raised questions about two business signs. They asked staff to investigate the application for Sanibel Island banners and Lampert Yards with regard to the number of signs and their size. 5. There being no further business, the Commission agreed to adjourn at 9:00 P.M. Submitted by, (!~/f2L Charles Tooker CD1t--- Planner AppymT~d )';J..,ju) qv I I I I 243 MINUTES PLANNING COMMISSION REGULAR. MEETING DECEMBER 11, 1990 1. The Chairman Members Present: Members Absent: Also Present: called the meeting to order at 7:00 P.M. Hanson, Rotty, Schlawin, Strelow, Thelen. None. Planner Tooker. 2. Chairman Hanson asked for comments on the minutes of November 13, 1990. MOTION by Rotty, second by Strelow to approve the minutes of November 13, 1990 as printed. APIF, MOTION CARRIED. 3. Planner Tooker reviewed the status of the Conditional Use Permit for Adult Housing on Lots 10-13, Block 17, Original Town of Farmington. The building permit .fee plus plan check and State license fees have been paid, but the permit has been held until the HRA Director completes work on the Development Contract and financing has been arranged. The HRA Director indicated that construction will begin in March. 4. The Planner reviewed the apparent sign problem with Sanibel Island Restaurant and the Commission agreed that Mr. Brinkhaus needs a second letter. The Commission will be ready to take some action at the January meeting, but would prefer to discuss it with Mr. Brinkhaus present. 5. The Planner indicated that Larry Jurgenson has presented a formal request for a variance from front yard setback requirements along County Road 31. Members of the Commission indicated they would like to discuss sales on private property, including auto sales in front yards, but will need some guidance from other ordinances. 6. The Chairman recognized Terry Schraepfer who wished to know if the property in the 600 block of Second Street which is zoned B-3 Heavy Business could be rezoned to a residential use. There was general agreement that since the industrial building had been condemned, there is no good reason to continue business zoning within a residential area. MOTION by Schlawin, second by Thelen to set a public hearing as early as possible to prevent a non-residential use from being built on 620 2nd Street. APIF, MOTION CARRIED. 7. Chairman Hanson brought up the continuing problem of illegal conversions. He noted two open structures which were allowed by Conditional Use at some time in the past but which now are enclosed buildings. The subject of removal was mentioned but these particular structures appeared to be owned by individuals who had nothing to do with the actual conversion. Chairman Hanson suggested that the Commission needs to carefully evaluate requests for construction variances and/or conditional uses since the stated purpose for temporary or open structures is often a cover for permanent enclosed buildings at some later time. 8. Planner Tooker introduced the revised draft of the Comprehensive Plan indicating that suggestions and comments made by the Commission during the November meeting had been incorporated into the current draft. Chairman Hanson said that he does not agree with the downtown portion of the Plan and believes the City should not be in the solid waste business. There was a lengthy discussion of the solid waste portion of the Comprehensive Plan followed by an agreement that the Plan needs to be reviewed by the City Council and the staff of the Metropolitan Council. MOTION by Hanson, second by Rotty to forward the proposed plan to the City Council with reservations 244 12/11/90 - Planning Commission - Minutes - Page 2 regarding the downtown plan and attaching the minntes of November 13. 1990 to III amplify the concerns. APIF, MOTION CARRIED. The Chairman indicated an interest in a joint meeting with the City Council, HRA and Planning Commission for a general discussion of the Downtown Plan. Submitted by, ~/f1Lc Charles Tooker ~ Planner Approved l\<b\u\\ III I