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AGENDA
PLANNING COMIVIISSION
April 12, 2016
7:00 PM
City Hall Council Chambers
1. CALL TO ORDER
2. APPROVAL OF MINUTES
(a) Approve Planning Commission Minutes (March 8, 2016)
3. PUBLIC HEARINGS
(a) Site Plan, Variance & Final Plat-Trident Development- Farmington Assisted Living
Facility
4. ADJOURN
/�o���R�►r�, City of Farmington
,th aa�������� 430 Third Street
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Fannington, Mnlnesota
�� ��' 651.280.6800 -Fax 651.280.6899
.,,,,�,,,�a www.ci.farinmgton.mn.us
TO: Planning Commission
FROM: Tony Wippler, Planning Manager
SUBJECT: Approve Plann.ing Commission Minutes (March S, 2016)
DATE: Apri112, 2016
INTRODUCTION
Attached, are the minutes from the March 8, 2016 regular meeting
DISCUS5ION
NA
ACTION RE�UESTED
Approve the minutes from the March 8, 2016 regular meeting.
ATTACHMENTS:
Type Description
o Backup Material March 8, 2016 Planning Commission Minutes
Planning Comnaission
Minutes
Regular Meeting
March 8,2016
1. C�II to orcier
Chair Rotty calleci the zneeting to order at 7:00 pm �
Membeis Present: Rotty,Fra�cescl�elli,Ktryper
Members Absent: Rich,Bjorge
Also Present: Tony Wipplea�,Plaiuiing Mauager,Craig Bongard,Bongard Trucicing.
2. Approval of Minutes
a. Motion hy I�uy�er second by Francescl�elli to approve the minutes of February 9,201 b. APIF,
� Motion Carried.
3. Public Hearing-None i
I
�
4. Discussion '
a.Craig Bongard—20522 Alcin Road--Planning Manager Wippler indicated tltat Mr.Box�gard has been
trying to sell his properly for sevet�al years. Due to the R-I zoning,3t is znakia3g it dif�cult to sell the
property. He currei�tly has a"Special Exception(Conditional IJse)Fermit that was granted in 1976,to
allow for Equipment Maintenance and Storage,Non-Co�nmercial. As the Commissioii is aware,staff has
laad discussions with Mr.Bongard about the possibility of rezoning the property to a B-4(Neighborhood
Busiz�.ess}zoning desi�iation a.nd amending the comprehensive plan designation to Commercial.Mr.
Bongard is aware tlzat he could petition for these changas and that approval of these cllanges is uItimately
up to the City Council after review and recommendation fi�oin the Planning Commission. The
Comrnission was agreeable to reviewing the land use for this property as parl of the 2040 Cotaaprehensive
Plan if Mr.Bongard did not p�.n•sue a rezone and comprehensive plan aanendment before then.
I
5. Motion�by Tranceschelli second by Kuyper to adjourn at 7:41pm. AP1F,Motion Carried.
Respectfully Submitted,
��-�-������
Sue Miller
Admznisirafive Assistant
I
�
i
4�F�►�i,►�, City of Farmington
�a ��,u �
�� �������� � 430 Third Street
� � Farnvngton, Minnesota
.�.8 651.280.6800 -Fax 651.280.6899
"�+�•„�a�'`' www.ci.farmington.mn.us
TO: Planning Commission
FROM: Tony Wippler, Plauning Manager
SUBJECT: Site Plan, Uariance&Final Plat-Trident Development-Farmington Assisted Living
Facility
DATE: Apri112, 2016
INTRODUCTION
Trident Development, LLC has submitted the following documents for review by the Planning Coininission:
1. Site Plan
2. Uariance to off-street parking requirement
3. Final Plat- St. Michael's 2nd Addition
Planning Division Review
Applicant: Trident Development, LLC
3601 18th Street South, STE 103
St. Cloud, MN 56301
Property Owner: Church of St. MichaePs
22120 Denmark Avenue
Farmington,MN 55024
Attachments: Sheet C1 -Title Sheet
Sheet C2-Removals Plan
Sheet C3 - Site& Sign Plan
Sheet C4-Grading, Drainage&Erosion Control
Sheet CS - Stormwater Pollution Prevention Plan
Sheet C6-C6.2-Utility Plan
Sheet C7-C8 -DetaiLs
Sheet L1 -L2-Landscape Plan&Details
Sheet A2-Overall First Floor Plan
Sheet A25 -Buildmg Elevations
Sheet A3 -Overall Second Floor Plan
Sheet A4-Overall Third Floor Plan
St. MichaePs 2nd Addition Final Plat
Uariance Application& Supporting Document
Location: South of St. Michael's Church, east of Dentnark Ave.
Legal Description: Outlot E, ST MICHAELS ADDITION
Existing Zoning: R-5,High Density Residential
Comprehensive Plan: High Density
Current Land Use: Uacant land
Proposed Use: 70 unit assisted living faciliry
DISCUSSION
Trident Development, LLC is the contract purchaser of Outlot E, ST MICHAELS ADDITION and the
applicant of the aforementioned applications.
The proposal consists of the construction of a 79,076 square foot(foundation square footage of 28,708), 70
room assisted living facility. The breakdown of units consists of 21 memory care units, 44 assisted living
units, and 5 independent living units.
Site Plan Review
Proposed Use:
The proposed use of this property(assisted living facility)is considered a multiple-family dwelling as defined
in the Zoning Code. Multiple-family dwellings are a permitted use in the R-5 (High Densiry Residential)
zoning district.
Setbacks&Lot Coverage:
The minimum setback requirements for the R-5 zoning district are as follows:
Required Minimum Front Yard: 25 feet
Required Minimum Side Yard: 10 feet
Required Minimum Rear Yard: 10 feet
Proposed Front Yard Setback: approximately 106 feet(from west property line-Denmark Avenue).
Proposed Side Yard Setback: approximately 46 feet(from south property line).
Proposed Side Yard Setback: approximately 26 feet(from north property line).
Rear Yard Setback: approximately 73 feet(from east property line).
All setbacks are being met or are exceed'mg the minimum requirements with this proposal.
The lot coverage(building coverage only)is proposed to be approximately 21%. The R-5 zone requires that
no more than 30% of a given lot be covered with structures. The proposal meets this requirement.
Transportation, Off-street Parking& Variance Request:
Access to the site is proposed to come from St. Michael's existing access on Denmark Avenue. A
permanent access easement will need to be obtained by the applicant from the church in order to allow
access to this site. Documentation of this agreement will have to be provided to the City.
A total of 63 off-street parking stalls are proposed to be provided on site spread over two parking areas;one
on the west side of the building(main entrance)and a small parking lot on the east side of the building. Of
the 63 parking stalls 4 will be handicap and 7 will be garage stalls that are located at the northeast corner of
the proposed building.
Section 10-6-4 of the City Code requires that 2.5 off-street parking stalls be provided for each unit within a
multi-family development. With strict adherence to the code,the applicant would be required to provide
175 off-street stalls. The applicant has applied for a variance to reduce the off-street parking reyuirement for
this development. As outlined in the supporting letter by the applicant, a total of 70 dwelling units are
progratnmed for the building, together with 56 surface parking spaces and 7 tuck-under garage spaces.
The mix of residents is intended to be 5 independent seniors, 44 assisted living residents and 21 memory
care patients. The number of employees at the largest shift will be 15. Based on these quantities, a total of
63 parking spaces is appropriate and can be justified with the following allocations:
Staff/Employee Parking: 15
Assisted Living(0.85 per unit): 38
Independent Senior Living(1 per unit): 5
Memory Care: 0
Visitor Parking: 4
Transport Bus Parking: 1
The circumstances are unique with this development in that the residents of the facility are of an advanced
aged (avg. 85), many of whom no longer own or drive vehicles. Additionally, 21 of the 70 apartment units
are designated "meinory care" for dementia patients,who are virtually unable to drive. This is distinctly
different from general occupancy apartments where there may be a need for two vehicles per household or
unit.
The Board of Adjustment may vary the regulations of this title if they fmd the practical difficulties exist using
the following criteria:
1. Because the particular physical surroundings, or the shape, configuration, topogaphy, 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.
2. That the variance would be consistent with the comprehensive plan.
3. 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.
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.
6. The granting of the variance will not alter the essential character of the locality or be injurious to other
property in the vicinity in which the parcel of land is located or substantially diminish properly 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.
8. The requested variance is the minimum action required to eliminate the practical difficulties.
9. Uariances may not be approved for any use that is not allowed under this title for property m the zone
where the affected person's land is located except that the temporary use of a one-family dwelling as a
two-fainily dwelling may be authorized by variance.
It is staff s opinion that the variance request meets the criteria specif'ied above. Additionally, staff is
comfortable with the amount of parking that is proposed for this development, and will recommend approval
of the variance.
Solid Waste:
A trash enclosure has been ident�ed on the site plan. It is located off of the parking area on the east side of
the proposed building. The Municipal Services Department has reviewed the location and fmd it
acceptable. It should be noted that the City garbage truck will have to either back in or back out for
collection purposes.
Building Elevations&Height:
The exterior elevations of the proposed building will consist of a mixture of cultured stone,horizontal]ap
siding and shake siding.
The overall height of the proposed building will not exceed 45 feet in height, which is the ma�mum height
allowed in the R-5 zone.
Signage:
A monument sign is shown on the site plan(northwest corner of subject properiy}adjacent to the access to
Denmark Avenue.A sign permit will have to be applied for and approved for all signage proposed at this
site.
Landscap ing:
A landscape plan is attached(Sheets Ll &L2)and has been found acceptable by staff.
En�zneering& Utilities
Both sanitary sewer and water are currently located in Denmark Avenue. Sanitary sewer is located on the
west side of Denmark Avenue and currently terminates north of 220th Street W. Water is located on the east
side of Denmark Avenue and does not currently extend any further south than Hickory Street. Both of these
utilities will be extended to the southern boundary of the proposed build'mg site.
An existing stormwater facility located on the adjacent Outlot(Outlot F of ST. MICI�AELS ADDITIOl�to
the east of the proposed development site will be enlarged with this project to add additional stormwater
capacity to the facility and also to provide fill for the construction work.
The Engineering Department has reviewed the submitted plans and documents and has recommended to the
Planning staff that the applications be approved contingent upon satisfaction of all Engineering and Planning
comments.
Fire&Emergency Services
The plans have been reviewed by the City's Fire Department and the comments are attached to this
memorandum. A contingency of approval of t1�e site plan will be the satisfaction of these comments.
Final Plat-ST. MICHAEL'S 2NDADDITION
Trident Development, LLC has submitted a Final Plat for ST. MICHAEL'S 2ND ADDITION generally
located south of St. Michael's Church and east of Denmark Avenue. The final plat consists of a 136,689
square foot lot(3.14 acre)on which the assisted living facility will be constructed on and an outlot(Outlot A)
which will contain the expansion of an existing stormwater facility. All easements identified on the fmal plat
are of adequate size. Approval of the final plat will be contingent upon the execution of a Development
Agreement.
ACTION RE�UESTED
Staff recommends that the Planning Commission take the following actions:
1. Approve the site plan subject to the following conditions:
a. Submittal and approval of a sign permit application for all signage to be placed on site.
b. The applicant obtaining a perinanent access easement from St. Michael's Church.
c. Satisfaction of all Engineering, Planning and Fire Department Comments.
2. Approve the variance request to the off-street parking requirements.
3. Recommend approval of the ST. MICHAEL'S 2ND ADDITION Final Plat subject to the following
condition, and forward that recommendation on to the City Council:
a. The execution of a Development Agreement.
ATTACHMENTS:
Type Description
❑ Backup Material Sheet C1 -Title Sheet
a Backup Materiai Sheet C2 -Removals Plan
a Backup Material Sheet C3 -Site & Sign Plan
a Backup Material Sheet C4 -Grading, Drainage & Erosion Control
a Backup Material Sheet C5-Stormwater Pollution Prevention
Plan
a Backup Material Sheet C6 -C6.2 - Utility Plan
o Backup Material Sheet C7 -C8 - Details
a Backup Material Sheet L1 -L2 -Landscape Plan& Details
a Backup Material Sheet A2 -Overall First Floor Plan
❑ Backup Material SheetA25 - Building Elevations
a Backup Material Sheet A3 -Overall Second Floor Plan
a Backup Material Sheet A4 -Overall Third Floor Plan
o Backup Material St. Michael's 2nd Addition Final Plat
� Backup Material Variance Application&Supporting Document
� Backup Material Fire Department Comments
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RID E'l�
Developmcnt, LLC.
.3601 18ch Strecc Sourl�•Suite#103•St.Cloud,MN SC301
1'honc:320.258.443£�•Fa�c:320.252,3G03
March 24,2016
Mr.Tony Wippler
Planning Manager
Farmington City Hall
430 Tlurd Street
Parmuigton,MN SSfl24
VIA EMAII,AND U.S.MAIL
Re: VA;l��1NCE.APPLICATlON1VARlv�TIT�
. Dear Mr.Wippler:
Trident Development,LLC(Petitioner)is proposing the development and eonstruction of a new,
70 unit,elderly assisted living community on Denmark Avenue. Trident believes that the
enforcement of the off-street parking requirement of the R-5 Multi-Family Zoziing District
imposes undue hardship on our proposed development. The following narrative is intended to
explain and offer supporting evidence far this variance request.
RESTRTCTION�F REAS�NABLE USE—As proposed,the facility is to be situaked on 4.42
acres of land to the south of The Church of St:Michael on the east side of Denmark Avenue.
Creating off-street surface parking,consistent with City Code,or 2.S spaces per unit,would result
in several unreasonable restrictions on the use of the property: 1}excessive and unnecessary
innpervious surface,increasing run-off and storm water pollu�ion;2)reduction in the area desired
for"green space"and landscape plantings;3)many of our elderly residents will not own a car.
UNIQUE CIRCUMSTANCES—The cv-cumstances are unique to this property in two ways. '
First,the residents of this facility are of an advanced age(avg. 85),many of whom no longer own
or drive autotnobiles. Indeed,21 of the 70 apartments are designated"memo�ry care"for
dementia patients,who are virtually unable to drive. This is distinctly different from general
occupancy apartments where there may be two cars per household. aecond,the highly organic .
soils of the subject site require additional storm water retention areas in order to comply with
City's stornn water management ordinance. These factors place a unique restriction on the
number of parking spaces required.
CHARACTER OF LOCALITY NOT ALTERED—The proposed assisted living development
will nicely compliment the character of the surrounding uses. A modi#ication of the City Code to
reduce the number of rec�uired off-street parking spaces will not alter the essential character of the
locality. In fact,reducing the amount of impervious surface,providing sufficient storm water
management and adding landscape plantings will only serve to enhance the immediate
neighborhood.
SUPPORTING ARGiTMENTS FOR VARIANCE APPROVAL—A total of seventy{70)
dwelling units are progratn�m.ed for the building,together with 56 surface parking spaces and 7
tuck-under garage spaces. The mix of residents is intended to be 5 independent seniors,44
assisted living residents and 21 memory care patients, The nUmber of employees at the largest
shift wi11 be 15. Based on these quantities,a total of 63 parking spaces is appropriate,and
justi�ed with the following allocation:
Staff/Employee Parking Allocation: 15
Assisted Living Allocation(0,85 per unit} 38
Independent Senior Allocation(1 per unit) 5
Memory Care Studios Allocation(-0-) 0
Visitor Parking Allocation 4
Transport Bus parking 1
Total Parking Provided 63
Overall Parking Ratio 0.90 per Unit
Tridenf Development,LLC respectfully seeks approval from the City of Farnungton to allow for
a parking variance for our proposed assisted living development.
With this letter we are enclosing the signed Variance Application and fee of$200.04,and$46.00
recording fee to Dakota County. The remaining submittal requirements are currently in your
possession.
We thank you in advance for considering our appeal and look forward to your approval. Please
feel free to contact me at(320)258-4438 or(612}242-6097 if there are any questions.
e ards,
Triden e me t��~�
.
�RogeD ink
�
Sr.Vfce President
Enclosures
I
I
�
EV „ I
�:� City of Lakeville '
� Fire Department
�9E oBoaH�H�� �
�emo�a�dum
To. Jim Larson, Farmington Fire Chief
�ram: Brian Carstensen,Lakeville Fire Marshal
Date: April 7,2016
Subject: Trident Develo}ament
A site plan review was completed on this project and the�following items were noted per the
20�7 Minnesata State Fire Code and supporting documents.
• • 503.�.7 -Approved fire apparatus access raads shall be provided for everyfacility and
� extend to within 150'of all portions of the building.An NFPA 13 compliant fire
sprinkler system wlll aliow you to extend that distance but it musfi be approved by
the fire chief.
• 503.2.7 - �ire apparafius access roads must be minimum width of 20'and an
unobstructed vertical clearance af T 3'6".This includes the canopy on the front of the
' building. �
• 503.2.3-Access roads must be designed and maintained to support the load of fire
equipment.
• 503.2.5-Dead end access roads must be provided an approved turn araund if it
exceeds 1 SO',
� 506.1 -An approveci key box must be installed on building.Contact fire chie#for
application. �
• 508.1 -An approved water supply must be capable of providing fire flow for fire
protection.
• 508.4--Water supply tests shall i�e wienessed by the fire code afficial.
• 609-Commerciaf kitchen hoods will require a separate permit application.
• 907.2--An approved fire alarm system will be r�quired for this facility.
• 1008.1.10.1 -l.ocking daor hardware must be designed to release on a!1 general �
alarms.This includes exterior gates that lead to the exit discharge. .