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HomeMy WebLinkAbout10/09/12City of Farmington 430 Third Street Farmington, MN 55024 1. CALL TO ORDER 2. APPROVAL OF MINUTES a) September 11, 2012 Regular Meeting PUBLIC HEARINGS a) An ordinance amending Section 10 -5 -8 of the City Code to permit twin home dwellings in the R -3 Zoning District. Applicant: City of Farmington 430 Third Street Farmington, MN 55024 b) An ordinance amending Section 10 -5 -7 of the City Code to increase the maximum lot coverage requirement to 35% in the R-2 Zoning District. Applicant: City of Farmington 430 Third Street Farmington, MN 55024 DISCUSSION None 5. ADJOURN AGENDA PLANNING COMMISSION October 9, 2012 7:00 P.M. CITY COUNCIL CHAMBERS A Proud Past A Promising Future Committed to Providing High Quality, Timely and Responsive Service to All Of Our Customers INTRODUCTION DISCUSSION City of Farmington 430 Third Street Farmington, Minnesota 651.280.6800 Fax 651.280.6899 www.cilarmington.mn.us TO: Planning Commission FROM: Tony Wippler, Assistant City Planner SUBJECT: An ordinance amending Section 10 -5 -8 of the City Code to permit twin home dwellings in the R -3 Zoning District DATE: October 9, 2012 Attached for the Commission's consideration is an ordinance amending Section 10 -5 -8 of the City Code to allow Twin Home Dwellings as a permitted use in the R -3 Zoning District. This topic was briefly discussed at the September 4 regular Planning Commission meeting. Staff is suggesting amending the R -3 Zoning Code to permit twin homes. The R -3 code, as it reads today, was developed in 2002 as a zone that would be generally limited to townhomes. The City Code defines a townhome dwelling as "single- family attached units in structures housing three (3) or more contiguous dwellings, sharing a common wall, each having separate front and rear entrances...." Staff is proposing permitting twin homes in the R -3 zone. The City Code defines a twin home dwelling as "a building containing two (2) attached dwelling units, side by side, that share common walls at the lot line and that are on separate lots This amendment is being brought to the Commission upon the request of the new owners of the Dawson Meadows townhome development in the northeast corner of the Mystic Meadows Subdivision. There are 24 vacant townhome lots left in the development and the new owners would like to construct twin homes versus townhomes on the remaining lots. The owners feel that in today's market that the demand for twin homes is greater than it is for townhome units. Staff feels it is reasonable to allow twin homes in the R -3 district, and would therefore be requesting the Commission recommend approval of the attached ordinance. It should be noted that the Commission at its meeting in September during the previous discussion agreed that the changed is reasonable. The amendment, if a positive recommendation is made, will go to the City Council for adoption on October 15, 2012. ACTION REQUESTED Recommend approval of the attached ordinance amending Section 10 -5 -8 of the City Code to allow Twin Home Dwellings as a permitted use in the R -3 Zoning District and forward that recommendation on to the City Council. Respectfully submitted, Tony Wifipler, Assistant City Planner Cc: Richard Braun Lot r r-- Lot area: r 1 I- r Townhouse and Twin Home Units 15,000 square feet 17,000 square feet Other width: 1 r Townhouse and Twin Home Units F100 feet [25 feet Front yard setback Side Rear Height r yard setback yard setback (maximum): 10 feet 10 feet Twe4amily Twin Home and townhouse 45 feet CITY OF FARMINGNTON DAKOTA COUNTY, MINNESOTA ORDINANCE NO. AN ORDINANCE AMENDING SECTION 10-5-8 OF THE FARMINGTON CITY CODE, CONCERNING THE R-3 MEDIUM DENSITY RESIDENTIAL ZONING DISTRICT, PERMITTING TWIN HOMES THE CITY COUNCIL OF THE CITY OF FARMINGTON ORDAINS: SECTION 1. Section 10-5-8 of the Farmington City Code, is hereby amended by adding the underlined language below and deleting the stFilEet-lifetigh language as follows: 10-5-8: R-3 MEDIUM DENSITY RESIDENTIAL DISTRICT: (A) Purpose: The R-3 medium density residential district designates areas of the city for development of townhomes and twin home units in areas with access to jobs, services, public facilities and transit and that are served with full public utilities and a residential density of between 6.0 and 12.0 units per acre. (B) Bulk And Density Standards: 1. Standards: Maximum lot coverage of all structures r [30 percent Net dwelling units per acre (minimum maximum) All standards are minimum requirements unless noted. 2. Accessory Structure Standards: Accessory structures must be located behind principal structure in the side or rear yard according to the following requirements: Maximum size: Detached garages Storage shed Apartment Building permit Building material Maximum number Side yard setback 6 feet Rear yard setback: r With alley r io feet Without alley r r feet Height (maximum) storage 12 feet shed r Height (maximum) detached garage ff 240 square feet 1,800 square feet 20 feet All standards are minimum requirements unless noted. Lesser of 1,000 square feet or square feet of principal structure The detached garage shall be constructed of similar materials as the principal structure Any accessory structure over 120 square feet requires a building permit 1 of each type of structure provided it is not over approved lot coverage 3. Minor Arterial Setbacks: The minimum front yard setback for all land adjacent to minor arterial streets shall be fifty feet (50') from the planned right of way line. (C) Uses: 1. Permitted: Daycare facilities, in home. Dwellings, townhouse. Dwellings, twin home. Group daycare, twelve (12) or less persons. Group home, six (6) or less persons. Public parks and playgrounds. 2. Conditional: Churches. Group daycare, thirteen (13) to sixteen (16) persons. Group home, seven (7) to sixteen (16) persons. Group homes, commercial. Manufactured homes. Public and parochial schools. Public buildings. Public utility buildings. 3. Accessory: Accessory structures. Home occupations. Solar energy systems. (Ord. 011 -632, 5 -16 -2011) SECTION 2. Effective Date. This ordinance shall be effective upon its passage and publication according to law. ADOPTED this day of 2012, by the City Council of the City of Farmington. CITY OF FARMINGTON By: Todd Larson, Mayor ATTEST: SEAL Approved as to form the Published in the Farmington Independent the day of 2012. By: David McKnight, City Administrator By: City Attorney day of 2012. INTRODUCTION DISCUSSION ACTION REQUESTED DATE: October 9, 2012 Respectfully submitted, Tony Wippler, Assistant City Planner Cc: John Anderson City of Farmington 430 Third Street Farmington, Minnesota 651.280.6800 Fax 651.280.6899 www.cifarmington.mn.us TO: Planning Commission FROM: Tony Wippler, Assistant City Planner SUBJECT: An ordinance amending Section 10 -5 -7 of the City Code to increase the maximum lot coverage requirement to 35% in the R -2 Zoning District. Attached for the Commission's consideration is an ordinance amending Section 10 -5 -7 of the City Code proposing to increase the maximum lot coverage requirement within the R -2 Zoning District from 30% to 35 City staff is proposing a 5% increase to the maximum lot coverage requirement in the R -2 Zoning District to 35 This amendment is being proposed to more closely align the R -2 district with the R -D and R -T districts which are more dense districts surrounding the downtown allowing for minimum lot sizes of 6,000 square feet for single family homes with a max lot coverage of 35 The R -2 District, similar to the R -D and R -T Districts, allows for 6,000 square foot lots but its maximum lot coverage requirement is 30 The City has received a request (see attached letter) from the home builder (Eternity Homes) within the Hometown subdivision to look at revising the lot coverage requirement in the R -2 district as they are having difficulty building the size and style of home that are appropriate for that development while allowing enough area to build a deck. A 35% lot coverage requirement would afford them that opportunity. Staff believes that 30% lot coverage is reasonable in the R -1 Zoning District where minimum lot sizes are 10,000 square feet. However, it seems logical to increase the lot coverage requirement from 30% to 35% in the R -2 where lots are generally substantially smaller (min. 6,000 square feet) to allow more flexibility for these smaller lots, similar to the R -T and R -D zones. The amendment, if a positive recommendation is made, will go to the City Council for adoption on October 15, 2012. Recommend approval of the attached ordinance amending Section 10 -5 -7 of the City Code increasing the maximum lot coverage requirement within the R -2 Zoning District to 35% and forward that recommendation on to the City Council. September 17, 2012 City of Farmington 430 Third Street Farmington, MN 55024 To whom it may concern: I am representing Eternity Homes on the purchase of the remaining 23 lots in the Hometown Addition, which is zoned R -2 Low/Medium Density Residential District. This letter will serve as a request to the City of Farmington to call for a public hearing for a text amendment to Title 10 Zoning, Chapter 5 District and District Provisions, Section 10 -5 -7 R-2 Low/Medium Density Residential District (13)1 of the City code in relation to the maximum lot coverage per lot for all structures. The current requirement is 30% and we are requesting this be changed to 35 As Eternity Homes was preparing building permits for two of the lots, it became clear that the 30% structure coverage requirement severely limits the size of the house, garage and ability to place decks on the home on a minimum sized lot within the R -2 district, which is 6,000 square feet or 60' wide by 100' deep. On lot 7, block 1, a 6,000 square foot lot that is 60' x 100', the house plan Eternity Homes planned to use was a 1,168 square foot split entry house with a 600 square foot 2 -car garage. This is not a big house or garage but if that house was to be built we could only add a 32 square foot deck (8' x 4') which is not realistic since it is to small to use as most family's would. Eternity Homes planned to build a 10' deep by 12' wide deck, which would have increased the value and marketability of home. Keep in mind there are no problems meeting the setbacks or staying out of the drainage and utility easements, it is only being restricted by the 30% maximum structure coverage requirement. For your information, the R -2 district has a minimum lot size requirement of 6,000 square feet and with the 30% structure coverage requirement only 1,800 square feet can be covered with the structure, deck, etc. I do know the City of Farmington also allows 6,000 square foot lots in the R -T Downtown Transitional Mixed Use District where you can build single family residential detached dwellings, but the maximum structure coverage per lot in that district is 3 5 By requesting this text amendment we are trying to allow for a better single family residential product to be built that will increase the marketability and value of these properties in the R -2 district and bring the structure coverage requirement in the R-2 district into conformity with the structure coverage requirement in R -T district. If you have any questions email me at johnbranderson @aol.com or call me at 612 598 -4987. Sincerely, john Anderson Miles Realty Lot area: r 1 r Single- family [Twin home r [6,000 square feet 11,000 square feet f' 11,000 square feet Two- family r Lot width: Other 11,000 square feet r r Single- family 60 feet Twin home 37.5 feet 75 feet [Two- family r Front yard setback 20 feet Side yard setback: r Single family 6 feet AN ORDINANCE AMEDNING SECTION 10 -5 -7 OF THE CITY CODE TO INCREASE THE MAXIMUM LOT COVERAGE REQUIREMENT TO 35% IN THE R -2 ZONING DISTRICT THE CITY COUNCIL OF THE CITY OF FARMINGTON ORDAINS: SECTION 1. Section 10 -5 -7 of the Farmington City Code, is hereby amended by adding the underlined language below and deleting the strike language as follows: 10 -5 -7: R -2 LOW/MEDIUM DENSITY RESIDENTIAL DISTRICT: (A) Purpose: The R -2 low /medium density residential district is intended as an area which incorporates older existing development as well as undeveloped land suitable for single- and two- family development that is served with full public utilities. (B) Bulk And Density Standards: 1. Standards: CITY OF FARMINGTON DAKOTA COUNTY, MINNESOTA ORDINANCE NO. yYl f Twin home r r 6 feet and 0 feet Detached garages: Two family 6 feet Rear yard setback: Lots 0.5 to 1 acre Single family 6 feet i L L Twin home Lots 1.0 acre 6 feet Lesser of 1,500 square feet or square feet of principal structure Two-family [240 square feet 6 feet r Townhouse 1,800 square feet 10 feet Height (maximum) Maximum lot coverage of all structures Any accessory structure over 120 square feet requires a building permit 35 feet -0 35 percent Net dwelling units per acre (minimum maximum): r Single family 3.5 6.0 Tw home 3.5 6.0 1 Two family [3.5 6.0 r Maximum 1 r size: i r r Detached garages: Lots up to 0.5 acre Lesser of 1,000 square feet or square feet of principal structure Lots 0.5 to 1 acre Lesser of 1,250 square feet or square feet of principal structure i L L Lots 1.0 acre Lesser of 1,500 square feet or square feet of principal structure Storage shed [240 square feet r Apartment 1,800 square feet Building permit Any accessory structure over 120 square feet requires a building permit All standards are minimum requirements unless noted. (Ord. 009 -610, 10 -19 -2009) 2. Accessory Structure Standards: Accessory structures must be located behind principal structure in the side or rear yard according to the following requirements: 3: Building material Maximum number Side yard setback Rear yard setback: With alley 6 feet 10 feet 3 feet 12 feet Without alley r Height (maximum) storage shed Height (maximum) 20 feet detached garage The detached garage shall be constructed of similar materials as the principal structure 1 of each type of structure provided it is not over approved lot coverage All standards are minimum requirements unless noted. (Ord. 009 -607, 8 -3 -2009) 3. Minor Arterial Setbacks: The minimum front yard setback for all land adjacent to minor arterial streets shall be fifty feet (50') from the planned right of way line. (C) Uses: 1. Permitted: Daycare facilities, in home. Dwellings, single family. Dwellings, twin home. Dwellings, two- family. Group daycare, twelve (12) or less persons. Group home, six (6) or less persons. Public parks and playgrounds. (Ord. 002 -469, 2 -19 -2002) 2. Conditional: Accessory apartment. Bed and breakfast. Cemeteries. Churches. Clinics. Funeral homes. Group homes, commercial. Hospitals. Nursing homes. Public and parochial schools. Public buildings. Public utility buildings. (Ord. 002 -469, 2 -19 -2002; amd. Ord. 002 -483, 12 -2 -2002) 3. Accessory: Accessory structures. Home occupations. Solar energy systems. (Ord. 002 -469, 2 -19 -2002) SECTION 2. Effective Date. This ordinance shall be effective upon its passage and publication according to law. ADOPTED this day of 2012, by the City Council of the City of Farmington. ATTEST: SEAL CITY OF FARMINGTON By: Todd Larson, Mayor By: David McKnight, City Administrator Approved as to for the day of 2012 By: City Attorney Published in the Farmington Independent the day of 2012.