HomeMy WebLinkAbout5/13/08
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City of Farmington
325 Oak Street
Farmington, MN 55024
AGENDA
PLANNING COMMISSION
MAY 13, 2008
7:00 P.M.
CITY COUNCIL CHAMBERS
1. CALL TO ORDER
2. APPROVAL OF MINUTES
a) April 8, 2008 Regular Meeting Minutes
b) April 22, 2008 Special Meeting Minutes
3.
PUBLIC HEARINGS
A Proud Past - A Promising Future
Committed to Providing High Quality,
Timely and Responsive Service to All
Of Our Customers
a) Conditional Use Permit/Site Plan to allow a commercial child daycare center in a B-1 zoning
district as well as a Variance to allow a 6-foot tall fence in the front yard of a proposed daycare
along TH 3.
Applicant: Anna's Banana's Daycare & Preschool
901 Elm Street
Farmington, MN 55024
4.
DISCUSSION
a) Fairhill Park Final Plat
b) Farmington Mini-Storage Outside Storage
5. ADJOURN
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City of Farmington
325 Oak Street
Farmington, Minnesota
651.463.7111 . Fax 651.463.2591
www.ci.farmington.mn.us
TO:
Planning Commission
FROM:
Lee Smick, AICP cl/Q.. / /
City Planner /)0
SUBJECT:
Anna's Bananas Daycare Site Plan, CUP, and Variance Requests
DATE:
May 13,2008
INTRODUCTION
The applicant, Anna Achtenberg, has submitted a Site Plan, a Conditional Use Permit for a
commercial daycare in the B-1 zoning district, and a variance for a 6-foot tall fence in the front
yard of the property (Exhibits A, B, and C).
DISCUSSION
The Site Plan (Exhibit D) proposes a 14,036 square foot daycare east of TH 3, along gth Street,
and north of the newly proposed Allina Medical Clinic location (Exhibit E). The owners of the
Allina Clinic property will be platting their 3.61 acre property into 2 lots, leaving approximately
1.36 acres to the daycare site on the northern portion of the Allina property. The platting of the
lot by Allina Clinic will be a contingency ofthe CUP.
Site Plan Review
A sketch plan for the daycare was reviewed by the Planning Commission on February 12,2008.
The Site Plan differs from the sketch plan by the location of the parking lot on the east side of the
building and the location of the playground on the west.
The applicant proposes to construct a single-story 14,036 square foot commercial daycare center.
The applicant is currently running a daycare at 901 Elm Street (12,422 square feet), but will soon
need to relocate due to the expiration of her lease. The site plan shows the proposed building in
the middle of the site with a building footprint encompassing 23.6% of the future lot, meeting the
25% maximum lot coverage within the B-1 zoning district. The proposed location of the building
meets all the setback requirements within the B-1 zoning district. The required setbacks are as
follows:
ReQuired Setback
Proposed Setback (Approx.)
From gth Street: 30 feet
From gth Street: 63.5 feet
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From Highway 3: 50 feet
From North Property Line: 10 feet
From South Property Line: 10 feet
From Highway 3: 53 feet
From Northern Property Line: 112 feet
From South Property Line: 18 feet
Proposed Use
A commercial daycare is listed as a conditional use within the B-1 zoning district requirements.
It is proposed that the daycare facility will double to approximately 60 employees, but these
employees will not necessarily be at the facility at the same time. The proposed building shown
on the site plan is sized for approximately 200 children.
Transportation/Parking
Two accesses to the site are being proposed from 9th Street. The majority of the parking spaces
are at a 90 degree angle, requiring that the parents park in a space, and escort their child into the
facility rather than through a drive thru scenario. This provides additional safety for the children
attending the facility.
A total of 45 parking stalls are shown on the site plan, 30 on the north side of the building, and
15 including 2 handicap spaces on the east side of the building facing the front entrance of the
facility. Section 10-6-4 of the City Code does not have an off-street parking requirement for
daycare centers.
. A trail/sidewalk will need to be located on the west side of 9th Street. The site plan currently
shows a 6-foot wide bituminous, however an 8-foot wide trail is required and should be
continued to the northern property line.
Solid Waste
The applicant is proposing that the trash enclosure be located at the north end of the parking lot
adjacent to the northerly access. The enclosure is proposed at 7 Y2 feet tall and will be
constructed from similar materials matching the building (Exhibit F). The Solid Waste Division
has approved the location.
Signage
A monument sign at 5'6" tall is proposed at the southern entry on 9th Street (Exhibit D). The
total sign face of all signs is 25 square feet (Exhibit F). A second sign shall be located on the
fence facing TH 3, and a third sign shall be located above the main entrance facing 9th Street.
EngineeringlUtilities
.
Utilities are readily available for this site (Exhibit G). A water line exists within an easement on
the north side ofthe property, and a sanitary sewer manhole is located to the east of the property.
The pond to the east of this site has been sized to take runoff from the proposed site.
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Landscape Plan
The landscape plan meets the requirements of the Zoning Code (Exhibit H).
Park Dedication
Park dedication is not required for this property since it was taken when the Giles Commercial
Addition was platted.
Conditional Use Permit
The applicant has filed for a Conditional Use Permit for the allowance of a commercial daycare
facility within the B-1 (Highway Business) zoning district. A building permit will not be
released until Allina Clinic receives an approval of the Preliminary and Final Plat to split the
property into two lots and the plat is recorded at Dakota County. The plat is tentatively
scheduled for the June 10, 2008 Planning Commission meeting and the June 16, 2008 City
Council meeting.
The Code provides the following criteria that must be met in order for the Planning Commission
to approve a conditional use permit:
1. The proposed use conforms to the district permitted and conditional use
provisions and all general regulations of this title.
2. The proposed use shall not involve any element or cause any conditions that may
be dangerous, irifurious or noxious to any other property or persons and shall
comply with the applicable performance standards.
3. The proposed use shall be constructed, designed, sited, oriented and landscaped
to produce harmonious relationship of buildings and grounds to adjacent
buildings and properties.
4. The proposed use shall produce a total visual impression and environment which
is consistent with the environment of the neighborhood.
5. The proposed use shall organize vehicular access and parking to minimize traffic
congestion in the neighborhood.
6. The proposed use shall preserve the objectives of this title and shall be consistent
with the comprehensive plan.
Exterior of Building
The building is proposed with a pitched roof, reminiscent of a residential building (Exhibit I).
The exterior of the building is proposed to be constructed with taupe colored fiber cement board
panels along with cultured stone veneer circling the bottom of the building. All sides of the
building are treated similarly with the same materials. The building will fit into the
neighborhood to the east due to its "residential" look.
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A total of 39 rooms or "spaces" are proposed within the interior of the building (Exhibit J). The
rooms include 2 gyms, a dance/media center, an art room, a kitchen, 2 infant sleeping areas, 1
toddler room, 3 preschool rooms, and 1 large school age room.
The playground is proposed to the west and north of the building, with a 6-foot tall black
ornamental fence surrounding the playground. Gates are proposed at the northwest corner and
south side of the building.
Lighting Plan
The lighting plan proposes five lights in the parking lot at a height of 23 feet (Exhibit K). The
light spread is contained to the middle of 9th Street and onto the property to the north. A total of
8 bollards at 3 feet in height are proposed on the east side of the building adjacent to the
sidewalk.
Variance Request
The applicant is requesting a variance of 2 feet to allow a 6- foot tall fence in the front yard of the
site along TH 3 (Exhibit H).
The City Code provides the following criteria that must be met for a variance to be approved:
1. Because of the particular physical surrounding, or the shape, configuration, topography,
or other conditions of the specific parcel of land involved, strict adherence to the
regulations of this title would cause undue hardship. Economic consideration alone shall
not constitute an undue hardship if reasonable use for the property exists under the terms
of this title.
The 6-foot tall fence is for the safety of the children in the playground.
2. 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.
A daycare facility requires the need to keep children safe while also allowing them to
erifoy the outdoors.
3. 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 hardship is not caused by persons having an interest in the property, it is a safety
need.
4. 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 property values.
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The variance would 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 property values.
5. 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 proposed variance would 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 6-foot tall fence will increase the scifety of the playground.
6. The requested variance is the minimum required to eliminate the hardship.
The requested variance is the minimum required to eliminate the hardship.
RECOMMENDED ACTION
Staff recommends the following:
1) Approve the Site Plan for Anna's Bananas Daycare.
2) Approve the Conditional Use Permit to allow a commercial daycare in the B-1 zoning
district contingent upon the approval by the City and recording of the Preliminary and
Final Plat by Dakota County to split the Allina Clinic property into two lots before a
building permit is released for Anna's Bananas Daycare.
3) Approve the variance to allow a 2-foot variance to the height of a fence in the front yard
of the Anna's Bananas Daycare facility.
Respectfully submitted,
';:;/~
(]JP . ~..
Lee Smick, AICP
City Planner
Cc: Anna Achtenberg
B.A
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ciJannimrton.mn.us
SITE PLAN REVIEW APPLICATION
.
Minneapolis
City
Minnesota
State
Fax: (612)337-0031
55401
Zip Code
Applicant: Miller Dunwiddie Architecture
AN,,,,: '8 e"l New Ii.,
Address: 123 North 3rd Street, Suite 104
Street
Telephone: (612) 337-0000
Owner: Anna's Bananas Daycare (Anna & Dave Achtenberg) Telephone: (715) 262-4463 Fax: (715) 262-4463
Address: W1178 485th Avenue
Street
Prescott
City
Wisconsin
State
54021
Zip Code
Premises Involved: Lot 1, Block 1, Glenview Commercial Addition, Sec. 32, T-114, R-19
Address/ Legal Description (lot, block, plat name, section, township, range)
Current Zoning District: B-1 Highway Business
Current Land Use: Brownfield (Open)
.
Project: 14,000 quare Foot Daycare Facility located on a 1.36 acre site.
ex. 8
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.c.i.farming/()O.mn.lls
II
CONDITIONAL USE PERMIT APPLICATION
I~
Applicant: Miller Dunwiddie Architecture
A *'" ~ 8e 1"1 Nc...., ,. '"
Address: 123 North 3rd Street, Suite 104
Street
Telephone: (612) 337-0000
Fax: (612) 337-0031
Minneapolis
City
Minnesota
State
55401
Zip Code
Address: W1178 485th Avenue
Street
Prescott
City
Wisconsin
State
Fax: (715)262-4463
54021
Zip Code
.
Owner: Anna's Bananas Daycare (Anna & Dave Achtenberg) Telephone: (715) 262-4463
Premises Involved: Lot 1, Block 1, Glenview Commercial Addition, Sec. 32, T -114, R-19
Address/Legal Description (lot, block, plat name, section, township, range)
Current Zoning Distric t: B-1 Highwl!Y. Business
Current Land Use: Brownfield (Open)
Specific Nature of Request: Daycare facility of infants, toddlers & Pre-K Children
.
Ex. c,
.
City of Farmington
325 Oak Street, Farmingtoll, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.rannjn~ton.m n_us
VARIANCE APPLICATION
.
Applicant: Miller Dunwiddie Architecture
A#n: &1'1 N~wli'"
Address: 123 North 3rd Street, Suite 104
Street
Telephone: (612) 337-0000
Fax: (612) 337-0031
Minneapolis
City
Minnesota
State
55401
Zip Code
Owner: Anna's Bananas Daycare (Anna & Dave Achtenberg) Telephone: (715) 262-4463 Fax: (715) 262-4463
Address: W1l78 485th Avenue
Street
Prescott
City
Wisconsin
State
54021
Zip Code
Premises Involved: Lot I, Block 1, Glenview Commercial Addition, Sec. 32, T-1l4, R-I9
Address! Legal Description (lot, block, plat name, section, township, range)
Current Zoning District: B-1 Highway Business
Current Land Use: Brownfield (Open)
Specific Nature of Request I Claimed Hardship: This site has double frontage, As a daycare facility, the outdoor playground
must be secure with a 6-foot high fence, 20-foot off the property line in lieu of 30-foot
.
o Copies of Site Plan
o AbstractlResidential List (adjoining property owners only) - By Farmington - No Cost
o Torrens wn' Duplicate Certificate of Title Required)
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City of Farmington
325 Oak Street
Farmington, Minnesota
651.463.7111 . Fax 651.463.2591
www.ci.farmington.mn.us
TO:
Planning Commission
FROM:
~
Tony Wippler, Assistant City Planner ~J.{
Fairhill Park Final Plat
SUBJECT:
DATE:
May 13, 2008
INTRODUCTION
The James Michael Seed Trust has submitted the Fairhill Park Final Plat (Exhibit A) for the property
generally located north of Mystic Meadows and west of Trunk Highway 3 in the northeast comer of the
City of Fannington.
It should be noted that since the submittal of the final plat the applicant has requested the name on the
final plat be changed to Fairhill Park. The final plat will need to be revised to reflect the name change
prior to City Council review.
DISCUSSION
The applicant is proposing to final plat 97.53 acres of the entire 965 acres of the property known as
Fairhill. The fmal plat consists of five outlots (A-E), one hundred fifty (150) feet of right-of-way for
195th Street, seventy (70) feet of right-of-way for Deerbrooke Path, as well as 0.25 acres of Trunk
Highway 3.
The preliminary plat for the initial phase of Fairhill was reviewed and a recommendation of approval was
forwarded to the City Council on February 26, 2008. Subsequently, the City Council approved the
preliminary plat on April 21, 2008 with the following contingencies:
1. Provide an outlot for the community park area located in the southwest comer of the Fairhill
development.
2. Provide an outlot for that portion of Diamond Path Road that extends north from 195th Street
through the community park to the point of intersection with the southerly extension of 189th
Street.
The approved Phase I preliminary plat consists of approximately 99 gross acres and the platting of 241
residential lots along with numerous outlots. The remaining 865 acres of the site were identified as
outlots for future phases.
The 241 residential lots in the first phase will include a mix of single-family housing choices, including:
. Lot Width Number of Units
75' 16
65' 49
55' 93
45' 83
The approved preliminary plat has a gross density of 2.44 dwelling units per acre and a net density of 2.64
dwelling units per acre. The preliminary plat consists of the construction of 195th Street, a portion of the
main north/south parkway and a number of local roads and cul-de-sacs.
Due to the current residential market conditions the applicant is not proposing to final plat any residential
lots at this time. However, because of the need to start construction on the 195th Street project this year
the final plat that has been submitted by the applicant consists largely of the needed right-of-way for that
project. The submitted final plat as previously mentioned in this memorandum consists of the following:
.
1. 150 feet of right-of-way for CSAH 67 (195th Street) - approx. 19.44 acres
2. 70 feet of right-of-way for Deerbrooke Path - 0.98 acres
3. 0.25 acres of Trunk Highway 3
4. Outlot A - 30.46 acres
5. Outlot B - 4.40 acres
6. Outlot C - 32.04 acres - portion of park area
7. Outlot D - 3.94 acres - Diamond Path right-of-way (as specified as a condition to the preliminary
plat)
8. Outlot E - 6.02 acres - portion of park area
Engineering Review
The City's Engineering Department has reviewed the final plat and has recommended approval of the
final plat.
Dakota County Plat Commission
The final plat is scheduled to be reviewed by the Dakota County Plat Commission on May 12, 2008.
Staff will provide the Planning Commission with an update regarding the Plat Commission's
recommendation at Tuesday's meeting.
ACTION REQUESTED
Recommend approval of the Fairhill Park final plat and forward the recommendation to the City Council.
Respectfully submitted,
~ tAlA
Ton~ler, Assistant City Planner
.
Cc:
Peter Coyle, Larkin Hoffman Attorneys
Peter Gualtieri, Bridgeland Consulting
I"
PRELIMINARY
COpy
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FINAL
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