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HomeMy WebLinkAbout09-22-20 CITY OF Meeting Location: FARMINGTONFarmington City Hall 430 Third Street Farmington, MN 55024 PLANNING COMMISSION SPECIAL MEETING AGENDA September 22, 2020 7:00 PM 1. CALL TO ORDER 2. PUBLIC HEARINGS (a) Preliminary and Final Plat, Site Plan and Variances-Vermillion Topside Apartments 3. ADJOURN CITY OF O 43o Third St., Farmington, MN 55024 FARMINGTON © 651-28o-6800 Farmington MN.gov TO: Planning Commission FROM: Tony Wippler, Planning Manager SUBJECT: Preliminary and Final Plat, Site Plan and Variances-Vermillion Topside Apartments DATE: September 22, 2020 INTRODUCTION Application has been made for preliminary and final plat,site plan and variances for the proposed Vermillion Topside Apartments. The applicant is Michial Mularoni of Mularoni and Company and the owner of the property is Anthony Verch of HC Revolutions, I nc. The subject property is addressed as 20725 Cascade Drive and is located directly east of Roundbank, south of County Road 66. The property is legally described as Outlot A,Tamarack Ridge 4th Addition. DISCUSSION Preliminary and Final Plat Attached,for the Commission's recommendation is the preliminary and final plat for Vermillion Topside Apartments. As previously mentioned,the property was platted as an outlot for future development with the Tamarack Ridge 4th Addition in 2005. The proposed Vermillion Topside Apartments preliminary and final plat remove the outlot moniker and make the parcel a buildable lot. The property would remain a single parcel of land and would be legally described as Lot 1, Block 1 Vermillion Topside Apartments. The preliminary and final plat have the required ten (10')foot wide drainage and utility easements along all the property lines. The property is adjacent to County Road 66 and is subject to the County's contiguous plat ordinance. The Dakota County Plat Commission met on June 10, 2020 to review the preliminary and final plat. The plats show the required restricted access to County Road 66 and the necessary right-of-way for County Road 66 was dedicated with the Tamarack Ridge plat. The Plat Commission has approved the preliminary and final plat for Vermillion Topside Apartments and will recommend approval to the County Board of Commissioners. Site Plan The applicant is proposing the construction of a 52 unit general occupancy, market rate apartment complex on this site. The mix of units proposed are: • 4-efficiency apartments • 36-1 bedroom apartments • 12-2 bedroom apartments The property is zoned R-5 (High Density Residential) and multi-family dwellings (apartments)are a permitted use. The R-5 zone allows for a density of 12 units/acre and up. The subject property is approximately 1 acre in size and would have a density of 52 units per acre. The proposed building would be positioned towards the southwest corner of the lot with access to the site coming from an existing curb opening on Cascade Drive. An above ground parking lot would be on the east side of the proposed building adjacent to the existing storm water pond to the east. Underground parking will also be utilized for this development. A total of 104 parking stalls are shown on the attached plans. This includes 40 stalls above ground and 64 stalls in the underground area. The underground parking will be accessed from the north side of the proposed building. I n addition, a stairwell to the underground parking will be provided near the northeast corner of the parking lot. Per code, a total of 130 off-street parking stalls are required based on the number of apartment units proposed (2.5 stalls per apartment). The applicant is requesting a variance from the requirement(please refer to the variance section of this memorandum below). The required setbacks in the R-5 district are as follows: Front yard: 25 feet Side yard: 10 feet Rear Yard: 10 feet The setbacks that are proposed for the apartment building are shown as follows: • Front setback (Cascade Drive): 10 feet. This will require a variance be approved by the Planning Commission (please refer to the variance section of this memorandum below). • Side setback(from west property line): building will be setback 10 feet from the west side lot line however an exiting stairway located towards the southwest corner of the building will be setback 6 feet from this lot line. This will require a variance be approved by the Planning Commission (please refer to the variance section of this memorandum below). • Side setback(from east property line): the apartment building far exceeds the minimum setback from this property line. The stairwell structure is proposed to be setback 3 feet 6 inches from the eastern property line. This will require a variance be approved by the Planning Commission (please refer to the variance section of this memorandum below). • Rear setback(adjacent to County Road 66). 58 feet 6 inches. The R-5 zone allows for a maximum building coverage of 30 percent. The total building coverage proposed is 13,183 which equates to 30% building cover on this site. The overall height of the proposed building is 56 feet 6 inches to the top of a parapet on the elevator and club room. The R-5 zone allows for a maximum height of 45 feet. This will require a variance be approved by the Planning Commission (please refer to the variance section of this memorandum below). Variances As previously mentioned, a number of variances are being sought for this development. The variances requested are: 1. From the off-street parking standards. Per code, multi-family dwellings require 2.5 off-street stalls per dwelling unit. With a 52 unit apartment a total of 130 off-street stalls would be required. The applicant is proposing 104 stalls (2 stalls per unit) be provided between underground and above ground parking on site. This would be a reduction of 26 spaces. 2. Front yard setback. The building is proposed to be setback 10 feet from the front property line adjacent to Cascade Drive. The minimum front yard setback is 25 feet. This would require a variance of 15 feet be approved by the Planning Commission. 3. Side yard setback(from western property line). An exiting stairway is proposed to have a setback of 6 feet from the western side lot line. The minimum side yard setback is 10 feet. This would require a variance of 4 feet be approved by the Planning Commission. 4. Side yard setback(from Eastern property line). The stairwell structure for the underground parking is proposed to be setback 3 feet 6 inches from the eastern side lot line. The minimum side yard setback is 10 feet. This would require a variance of 6 feet 6 inches be approved by the Planning Commission. S. From the maximum height requirement in the R-5 zone. The maximum height allowed in the R-5 zone is 45 feet. The proposed building would have a height of 56 feet 6 inches. The additional height is to provide a rooftop deck that includes an elevator and club room, and a rooftop deck that includes a pergola and gathering space for tenants. This would require a variance of 11 feet 6 inches. The Planning Commission shall not approve any variance unless they find "practical difficulties" as defined in City Code exist using the following criteria: 1. Because the particular surroundings, or shape, configuration,topography, or other conditions of the specified parcel of land involved,strict adherence to the regulations of this title would cause 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 the 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 any 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 with the vicinity in which the parcel of land is located or substantially diminish property values. 7. The proposed variance will not substantially increase 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. Variances may not be approved for any use that is not allowed under this title for property within 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. I t is staff's opinion that the above-mentioned criteria have been met with this request. ACTION REQUESTED Please take the following actions by separate motions: • Recommend approval of the Vermillion Topside Apartments preliminary and final plat contingent upon the following, and forward that recommendation on to the City Council: 1. The satisfaction of all engineering comments related to the construction plans for grading and utilities. 2. A Development Contract between the applicant and the City of Farmington shall be executed and security fees and costs shall be paid. Submission of all other documents required under the Development Contract shall be required. 3. The vacation of the existing drainage and utility easements on the site that were dedicated as part of the Tamarack Ridge 4th Addition. • Approve the site plan and variances fort the Vermillion Topside Apartments contingent upon the following: 1. Submission to and approval by the Building I nspections Department and Fire Department of all permits related to building plans and fire suppression systems. 2. Submission and approval of a sign permit for any exterior signage that may be placed on site. ATTACHMENTS: Type Description ❑ Backup Material Preliminary Plat ❑ Backup Material Final Plat ❑ Backup Material Site Plan and Construction Drawings ❑ Backup Material Civil Plan Preliminary Plat of: _ - - VERMILLION TOPSIDE APARTMENTS Y NO. 66 TE AID. ��ER �A I' STA OoUr4 NERMILLIDN R NOTES —g. anuwn.m baaM un,AnAaACK xrOGE<,N ADDIi1DN. r r mminbmat rnmakea,MeG�arEaml�mn gQF ;tphe, kn g8,""�^I r6 i ��, ^ `'� `'f' � rao-1 r nnllty k«uam berore anv tanamalon zgnliy.R-5. VWnity Yap �� — --°$� \11 11 11 Ssafign 29.TgmaAq Ira,R—19 V \1 \\ s san tars I I w I \\ \\ wd Gateav I \1 � I �/ 1\\\ 1\111 vowe•wleanon 1 1 Con munlutlnnzReesal ^I 1 I 1 1 O'( k\�v. 1 11 11 oemmino TamuM.a N �II jll ro 11 1 ary or rARnlucrou -a-6uveN 6lcmcnu tlun •11 I I' i l g i K F0=olnq tlm�.c«�m •f ° 11 j B S O \,j l• I gl I I wat Orelnznm.[onnquws _ 1 I Y1 1I u 9AN 'E 1"`i 11 a 1 � ppy.l i I� m w SCDIe 'n Eae[ �_ i�\ II 1 •� i y i i OWNER ^ I II I 11 dI' I I I -vl•r' I 1 1 \\\ 1 � 11 `' nne�nons n 6tnonv eeren ARCHITECT _ •I' annau s a_".1kv,lnlnxsore 551ia PROPERTY D6CRIPIION auvtl^ryA,NIn N�eK RIDGE aTn AODmoN,acm gmrne recoNM akt Hereat,Dakota AtteMbn�Mke—IC q SURVEYOR/ENCINEII7 t . -____-_____1 _ Reneera Asswam,Inc. T Eagan, PROPERTY DESCRIPTION -�co sate I r --- _---- N� zo n n�«e-12Outl«A,TAMARACK RIOGEaTn ADDMONaagmngdtberemmmgattbermr,Dakok _--- --- Na. 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CML ENLTNEEI6 AVO L1110 sURVE1'ORS •�w�.kkw�k.ebw IwO a62-xiq, VERMILLION TOPSIDE APARTMENTS / R Ow ALL pER50Ns ey THESE pREBENTs:NC 0.eabuHms,Inc.,a Mlnnewte cwporax.n,fee owner d the following eesp[lsM property: {Fmna mRde e0unn alumlm.w HO�um®.tl oumt a,ianaRntlt R1oOE din d m X11. t .lyaa0oampdotlx,eaaam,ymEmRq mt1moexim osoEZ"I a o a eounry�.Hlnndm. I-F.IlNd pbcemealaenR,a w ne„ pRmpne,,n<.,,mm� m tlnn, ,m.ambb—are,enddb I—by properfixdmH_d.,m xDxg. HC Revodxan,,d<. 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Feet p Raip r M publk reroms o0noIwnkmen N umdbaeyr v a Nceine SmF Cpumy Recomer Rehder and Associates, Inc. � — Vermillion Topside Apartments / 52 unit apt Building in Farmington, Mn SITE DATA ! \�,v CURRENT ZONING R-5 High Density Residential R'. / �—'�. .. \\ Or •� SITE AREA 43,253 sf 1.0a UNITS PROPOSED 52 4 \ \ EFFICIENCY 4 '.- . 1 BEDROOM 36 2 BEDROOM 12 ; Pervious 13,019 sf 30% Trap Rock 516 sf 0.01a0 591- 24 Landscaping 12,503 sf 0.29a 4 ,, Impervious 30,234 sf 70% Building Coverage 13,183 sf 0.30a Standard Units 48 1 i� i3E ;211-1 Accessibl4 1M@5%.k,100 Max BuildingHeight 45' --j'-.. ( Proposed Building Height 55 y 4` 5 e q ® q ryr Sidewalk 1,512 sf 0.03a 6 Bituminous 3,532 sf 0.08a Concrete Parking Surface 12,007 sf 0.28a ,wM 1 Off-Street Parking 38 tt _ ■. Accessible 2 I i Garage Parking 60 1 Accessible 4 � d Total Parking 104 2.0/unit 246.30' = s APARTMENT TYPES -_-- _-- Type size* 1st 2nd 3rd 4th Total Total SF Efficiency 465 sf 1 1 1 1 4 1,860 sf 'i 1 Bed ADA 740 sf 1 1 0 0 2 1,480 sf 1 Bedroom 736 sf 7 7 8 8 30 22,080 sf 1 Bed Comer 745 sf 1 1 1 1 4 2,980 sf 2 Bed ADA 930 sf 1 1 0 0 2 1,860 sf 2 Bedroom 930 sf 1 1 2 2 6 5,580 sf E I 2 Bedroom Alt 826 sf 1 1 1 1 4 3,304 sf a j - Total 13 13 13 13 52 39,144 sf pp I '. Thee NcNtle Me tlecN eM mecnenicel room. .�m E 5 Sitery �4f APPLICABLE CODES: CHAPTER 3-USE AND OCCUPANCE CLASSIFICATI RE PR TE T N Y TEM CHAPTER 5-GENERAL BUILDIN HEI HT AND AREA CHAPTER 10-MEAN F EGRESS: Dara w..,�urc°ew vFnvc.,o,wxewm,..w...,,«£eadew,e auenm. vxar 'aw. 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