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Home My WebLink About04/10/12 City of Farmington 430 Third Street Farmington, MN 55024 AGENDA PLANNING COMMISSION April 10, 2012 7:00 P.M. CITY COUNCIL CHAMBERS 1. CALL TO ORDER 2. APPROVAL OF MINUTES a) March 13, 2012 Regular Meeting 3. PUBLIC HEARINGS A Proud Past - A Promising Future Committed to Providing High Quality, Timely and Responsive Service to All Of Our Customers a) Variance from Section 10-6-3(B)2(c) of the Sign Code for placement of a permitted nonresidential use monument sign - 511 Elm Street Applicant: Park Dental 511- Elm Street Farmington, MN 55024 Property Owner: Jim Bloemendal 2510 Brookview Drive E Maplewood, MN 55119-4747 4. DISCUSSION 5. ADJOURN City of Farmington 430 Third Street Farmington, Minnesota 651.280.6800 . Fax 651.280.6899 www.ci.farmington.mn.us TO: Planning Commission FROM: Tony Wippler, Assistant City Planner SUBJECT: Variance from Section 10-6-3(B)2(c) of the Sign Code for placement of a permitted nonresidential use monument sign - 511 Elm Street - Park Dental DATE: April 10, 2012 INTRODUCTION The applicant, Park Dental, is seeking approval of a variance to install a permitted nonresidential use monument sign on the property addressed as 511 Elm Street. The property is currently owned by Mr. Jim Bloemendal. Planning Division Review Applicant: Park Dental 511 Elm Street Farmington, MN 55024 Property Owner: Jim Bloemendal 2510 Brookview Drive Maplewood, MN 55119 Property Location: 511 Elm Street Attachments: 1. Application (Ex. A) 2. Aerial photography of property (Ex. B) 3. Proposed Sign Schematics (Ex. C) Variance Request: To place a permitted nonresidential use monument sign where no access drive is present. Existing Zoning: R-T (Downtown Transitional Mixed Use) 2030 Comprehensive Plan: High Density Residential DISCUSSION The property located at 511 Elm Street is zoned R-T (Downtown Transitional Mixed Use) and has been historically utilized as a dental clinic. Being the property is a commercial use located within a residentially zoned area, it is subject to the "Permitted Nonresidential Uses" portion of the sign code (Section 10-6-3 (B)2( c)) for any proposed onsite signage. For "Permitted Nonresidential Uses", one freestanding monument sign is allowed per street frontage if an access drive is oresent. Each sign shall not exceed fifty (50) square feet in sign area and ten feet (10') in height. It should also be noted that the signs (both wall and monument) may be illuminated per the sign code. The monument sign must be setback a minimum of ten (10') feet from all property lines. The variance requested is to allow a permitted nonresidential use monument sign within the front yard of a lot where no access drive is present. Proposed Signage The proposed signage schematics are shown in the attached Exhibit C. The proposed monument sign would have a sign area of approximately 26 square feet with an overall sign height of 5 feet, both of which are substantially less than the maximum requirements identified in the paragraph above. The monument sign is proposed to be internally lighted. The Planning Commission shall not approve any variance request unless they find that "practical difficulties" as previously defined exist using the following criteria: 1. Because the particular physical surroundings, or shape, configuration, topography, or other conditions of the specific parcel of land involved, strict adherence to the regulations of this title would cause practical difficulties. Economic consideration alone does not constitute practical difficulties. There is currently no access drive to this property from Elm Street. The only access is provided by the alley in the rear of the property. Elm Street is a County Road and all accesses must meet their access spacing guidelines. A new access off of Elm Street to this particular parcel would not meet the County's guidelines for spacing and likely would not be granted The County access spacing guidelines for the undivided roadway along Elm Street are 0 mile (1,320) feet. 2. That the variance would be consistent with the comprehensive plan. The parcel is guided High Density Residential in the 2030 Comprehensive Plan. However, the zoning of the parcel is R-T under which clinics are conditionally allowed The property has operated as a dental clinic since 1964 when a special use permit was granted by the City with Resolution 10-64. 3. That the variance would be in harmony with the general purpose and intent of this title. It is staff's belief that the variance would be in harmony with the general purpose and intent of this title. 4. The conditions upon which a variance is based are unique to the parcel of land for which the variance is sought and are not applicable, generally, to other properties within the same zoning classification. Staff is currently unaware of a similar situation within the City. Therefore, staff believes this is a unique enough situation to recommend granting the requested variance. 5. The alleged difficulty or hardship is caused by this title and has not been created by any persons presently having an interest in the parcel of land. The practical difficulty was not created by the current owner of the property. The building was constructed in 1964 by Dr. We. Johnson and has been a dental clinic ever since. To staff's knowledge the only access ever to this parcel was from the alley in the rear. The Permitted Nonresidential Uses sign code language was amended to add the access drive requirement in 2005. 6. The granting of the variance will not alter the essential character of the locality or be injurious to other property within the vicinity in which the parcel of land is located or substantially diminish property values. The variance will not alter the essential character of the locality or will be injurious to other property within the vicinity. The variance will not substantially diminish surrounding property values. 7. The proposed variance will not substantially increase the congestion of the public streets, or increase the danger of fire, or be detrimental to the public welfare or public safety. The variance will not substantially increase the congestion of the public streets, or increase the danger of fire, or be detrimental to the public welfare or public safety. 8. The requested variance is the minimum action required to eliminate the practical difficulties. This is the minimum action necessary to eliminate the practical difficulties. 9. Variances may not be approved for any use that is not allowed under this title for property in the zone where the affected person's land is located except that the temporary use of a one-family dwelling as a two-family dwelling may be authorized by variance. A dental clinic is a conditional use within the R-T Zoning District. A special use permit was approved by the City in 1964 allowing the use of the property as a dental clinic. ACTION REOUESTED Staff recommends approval of the variance request for the placement of a permitted nonresidential use monument sign where no access drive is present on the property addressed as 511 Elm Street, subject to the following conditions: 1. The applicant receiving approval of a sign permit for the monument sign. Respectfully submitted, ~ w.,j2 Tony Wippler, Assistant City Planner Cc: Park Dental Archetype Signs Jim Bloemendal Ex. A , ~~@~Dm[~ UtI M.4R 191012 @ City of Farmington 430 Third Street Farminglon, Minnesofa 651.280.6800. Fax 651.280.6899 www.ctfmninglcm.mn.us By VARIANCE APPLICATION II II Applicant: B,1vV k. OZ--V\ -t-Ul ~ Address: ~" e\,^^ SiYe..e--r Street Telephone: LJ Fax: LJ f-o. VVVll YlV\1uVI City J 13 \ ()Q.VVitYlCA..cLt ~V~ Telephone: @ ~ 43- 2.4--3~ Fax: L-) fV\N State l-) Sb -z.. 4-_ Zip Code Owner: Address: Street City State Zip Code Premises Involved: VV\ S ee: I V .~ t) '2-4 Address! Legal Description (lot, bloc , plat name, section, 1t'nship, range) I-t!r I Oll3t~i-/l, I iri,,;4-\'-V AJ f1/;jOITl if^, Current Zoning District Res \ cJ,e.. Ytt1 ~t Current Land Use t> e V1tvL-l of-h L e Specific Nature of Requestl Claimed Hardship: NO o.r.A..129;,S oY\'\l-.e- Df( l? 1\tV) s+v-P -ef SUBMITTAL REQUIREMENTS o Proof of Ownership 'N.,Application Fee ($200) o Boundary I Lot Survey ()w,,\OL S' G'" "~~.G !.1^, Cae.- t\ .'" 1:"1'\)1'; Signature of Property Owner '&.Copies of Site Plan o AbstractlResidential List (adjoining property owners onl o Torrens (Owner's Duplicate rtificate of Title R re /I17'1k.N'~ f'A;(E'li Date Date Request Submitted to the Planning Commission on 3 {q Public Hearing Set for: <-/ / 10 f f do- .. . F~~office use only Advertised in Local Newspaper: 3L ~ II ~ I Planning Commission Action: _Approved _Denied Fee paid X $200 - City of Farmington $46 - Dakota COWlty Recorder Comments: Conditions Set: Planning division: Date: 9/06 DRAFTED BY: City of Farmington 430 Third Street F.nninglan, MN 55024 01/23/2012 20:40 6514637008 PRECSIDN QUEST DaHL . 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PUBLIC HEARINGS a) Variance from Section 10-6-3(B)2(c) of the Sign Code for placement of a permitted nonresidential use monument sign - 511 Elm Street Applicant: Park Dental 511 Elm Street Farmington, MN 55024 Property Owner: Jim Bloemendal 2510 Brookview Drive E Maplewood, MN 55119-4747 The Commission approved the variance with a vote of 5-0 subject to the following conditions: 1. The applicant receiving approval of a sign permit for the monument sign. 2. The property addresses is either incorporated into the proposed signage or placed on the front of the building in a visible location. 3. That a timer for the lighting mechanism is installed with the monument sign in case of future nuisance complaints. 4. DISCUSSION Staff mentioned that the 2030 Comprehensive plan - 2011 Amendment has been submitted to surrounding jurisdictions for the required 60-day review. 5. ADJOURN