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HomeMy WebLinkAbout3/11/08 City of Farmington 325 Oak Street Farmington, MN 55024 . AGENDA PLANNING COMMISSION MARCH 11, 2008 7:00 P.M. CITY COUNCIL CHAMBERS 1. CALL TO ORDER 2. APPROVAL OF MINUTES a) February 12, 2008 b) February 26, 2008 3. PUBLIC HEARINGS None A Proud Past - A Promising Future Committed to Providing High Quality, Timely and Responsive Service to All Of Our Customers ...-. DI~CUSSION a) Findings of Fact - Denial of Conditional Use Permit to allow a manufacturing use at 109 Spruce Street b) 2030 Comprehensive Plan - 2008 Update Work Plan 5. ADJOURN . .., . . . Planning Commission Minutes Regular Meeting February 12, 2008 1. Call to Order Chair Rotty called the meeting to order at 7:00 p.m. Members Present: Stokes, Rotty, Barker, Bonar, Larson Members Absent: None Also Present: Tony Wippler - Assistant City Planner, Lee Smick - City Planner, Mark Snider, Gale Sprute, Jim Manthey, Ann Manthey, Fred Schmidt, Shelly White-Newland Communities, Brian Johnson- Westwood, Wade Wiebold, Tim Wiebold 2. Election of Officers and Appointments to Committees The two newly appointed Planning Commissioners were introduced; Mr. Douglas Bonar and Geoffery Stokes. Chair Rotty informed the audience that there were six public hearings rescheduled to February 26th due to lack of required notice in the newspaper. Dirk Rotty was nominated for Chair and Todd Larson was nominated for Vice Chair. MOTION by Larson second by Stokes to nominate Rotty for Chair. APIF, MOTION CARRIED. MOTION by Barker, second by Stokes to nominate Larson for Vice Chair. APIF, MOTION CARRIED. At their January 22, 2008 meeting, the City Council approved Todd Larson to be on the Farmington Empire Planning Advisory Committee (EFP AC) and the Castle Rock Discussion Group. Chair Rotty and Commissioner Larson will also continue to be on the MUSA Review Committee. 3. Approval of Minutes a) January 8, 2008 MOTION by Larson, second by Barker to approve the January 8, 2008 Minutes. ABSTAINED: Rotty and Bonar, VOTED FOR: Larson, Stokes, Barker. MOTION CARRIED. b) January 15, 2008 MOTION by Barker, second by Stokes to approve the January l5, 2008 Minutes. ABSTAINED: Bonar and Larson, VOTED FOR: Barker, Stokes, Rotty. MOTION CARRIED. 4. Public Hearings a) Fairhill Comprehensive Plan Amendment, PUD, and Preliminary Plat - Cont. Applicant: Newland Communities This item has been before the commission for a number of reviews over the past few years. The project is before the Commission tonight to review the Comprehensive Plan Amendment, Schematic PUD, and First Phase Preliminary Plat. The Fairhill Development is 965 acres, there will be between 2,201 and 3,896 total housing units at built out. In 2006, the Planning Commission and City Council approved a Comprehensive Plan Amendment for this property. At that time, that layout for the Planning Commission Minutes February 12, 2008 Page 2 . property was different that what is being proposed tonight. The revised plan has 29 acres of mixed use residential, 513 acres of low density residential, 45 acres of low/medium density residential, l20 acres of medium density, 42.3 acres of park and open space (in the first phase), 5 acres of public/semi-public and 210 acres of open space, right of way and floodplain. The major difference from the original submittal is a decrease in the amount of acres being designated low/medium density and an increase in the low density residential. The low/medium density lots would be 45 feet wide. The overall concept plan includes a large mixture of styles and sizes of lots. There would be a large community park in the southwest comer of the development. The P ARAC is satisfied with the number of park acres and the location of trails. The front yard setback proposed would be l2 feet with a side yard setback of 6 feet for interior lots and l2 feet for comer lots and a rear yard setback of lO feet. Due to the fact that this is a PUD they are asking for a variance to the City's standard setback requirements. The lots widths proposed are 45, 55, 65 and 75 feet wide. The applicant is asking for 50% lot coverage for the 45 foot wide lots, 45% for the 55 foot, 40% for the 65 foot, and 35% for the 76 foot wide lots. The maximum building height limit would be 45 feet. On the initial plat, the extension of 195th Street would be the primary access to the development. The layout differs from the previous version in that it is a much more standard subdivision type application. Phase 1 would be 24l residential lots. The breakdown by lots widths would be l6 -75 foot wide lots, 49 - 65 foot wide lots, 93 - 55 foot wide lots and 83 - 45 foot wide lots. The gross density is 2.44 dwelling units per acres and the net density is 2.64. The extension of 195th Street would be included in the first phase of the development. The remaining phases of the development would be platted as outlots. The applicant is proposing boulevard trees throughout the development. The homeowner's association will be responsible for the maintenance of the trees. There will be an informational center and homeowner's association facility with this first phase. The conditions to approval of the preliminary plat would center on three outlot requirements. One outlot would be for the 42 acre community park; one for a portion of the future Diamond Path Road; and an outlot of approximately 1 acre for the water tower site. Therefore staff is recommending the following contingencies: . 1. Provide an outlot for the community park 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 throu~h the community park to the point of intersection with the southerly extension of 189t Street. 3. Provide an outlot approximately 1 acre in size for the City's water tower to be built with this development. . Peter Coyle from Newland Communities stated that the housing market has caused them to have to reexamine the development and look at how the market will be in the years to come. He stated that the changes that they have made are to provide more flexibility for future platting. He identified one of the major changes in the plan as the removal of the ring road concept. This change reduces the amount of grading and site work that will need to be done. They are still showing a substantial park area in the plan and the large central park. The first phase shows the type of product that will be most likely saleable in the near future. With regard to the density on the west side of the plan, which is the 45 foot lots, this is conceptual in nature. Newland still Planning Commission Minutes February 12,2008 Page 3 . continues to show large open space areas in this property with roughly six miles of trails throughout the development. Mr. Coyle stated that they are still committed to the construction of 195th Street and they intend to begin construction in 2008. He stated that the construction ofthe road is actually a city project; Newland would not actually be building the road. The development will be phased but there is no exact number of phases set. The increase of the low density acreage results in deeper lots (110-120 feet in depth). There are still 45 foot lots but there are no longer alley loaded lots. The applicant stated that the smaller lots are becoming more prominent throughout the country. The plan emphasizes smaller private lots and larger open spaces. There has been no determination of if the lots would have a homeowners association to provide the upkeep to the lots or if that would be up to the individual homeowner. Commissioner Larson asked what the plans are for 194th Street. On the new plan the road configuration has changed. There is still a connection shown on the plan but there will be a future discussion during the public hearing process regarding this street connection. . Commissioner Barker stated that he is concerned about the 45 foot lots on the west side of the development. He feels that there should be more transition from the adjacent R-llots. He feels that there are too many small lots. Commissioner Larson stated that he feels that the balance of smaller and larger lots needs to be evened out more. He is also concerned about the six foot side yard setback. He stated that there has been discussion regarding increasing the six foot side yard setback requirement that currently exists in the city. For the 45 foot lots the largest opportunity for a building pad size would be 33 feet wide by 75 feet deep. City staff stated that the 45 foot lots could potentially be an opportunity for more affordable housing as well. Mr. Coyle reiterated that this is a concept plan for the future phases. They have no way to know what the market will be like when those areas actually get built out. Commissioner Barker stated that agreeing to this type of layout in the PUD allows for this many small lots to be built if it is desired by the applicant. The net densities were figured according to the information provided on page 12 of the PUD handout. Commissioner Larson stated that there are 22 cul-de-sacs in the plan and the school busses have difficulty getting down them at the current width. The cu-de-sacs need to be l20 feet wide with no landscape island. The longest cul-de-sac on the concept plan may potentially need a variance because it is over 600 feet long. The applicant stated that the additional cul-de-sacs are due to the topography. They stated that changing the width of the paved surfaces of the cul-de-sacs will significantly change the plan. Commissioner Bonar stated that perhaps the requirement for a variance for a cul-de-sac could be contingent on the line of sight being maintained. Commissioner Bonar stated that he also has concerns about the number of 45 and 55 foot wide lots and this is a ten fold increase to the number f lots of this type in the City of Farmington. He also asked if there would be issues for parking of multiple vehicles on the smaller lots. Mr. Coyle stated that the 50 foot right of way was found to be acceptable to the city engineering department. There will only be parking allowed on one side. Commissioner Stokes stated that he likes the idea of having a variety of sizes oflots. He also asked if the placement of the water tower creates any kind of issue. Mr. Coyle stated that they took the placement ofthe water tower into consideration in the design of the plan. Chair Rotty stated that he is impressed that the developer is still bringing the development forward given the state of the . . . . Planning Commission Minutes February 12, 2008 Page 4 economy. He stated that he is alright with the connection of 1 94th. He stated that the lot widths will be determined by the market at the time of build out. Staff stated that everything that needs to be submitted has been submitted. The final PUD will come at a later date. The preliminary plat is for Phase lonly. Commissioner Barker stated that he is alright with the number of 45 foot lots for the first phase even though he thinks it is a very large percentage, but he may not be for future preliminary plats. Commissioner Barker asked staff if approving the PUD as it is, will lock the city into the number of 45 foot wide lots shown. Mr. Coyle stated that the preliminary plat is only for Phase 1 and the number of lots and sizes for the rest of the development is conceptual and approving the Comprehensive Plan Amendment only identifies the types of uses not the exact mix of lots. Staff stated that the PUD is a template but it does not identify the exact layout of lots. Chair Rotty stated that the Planning Commission will still need to approve each plat. Staff stated that they could get a written response from the City Attorney defining what the agreement locks the city into. Staff will also give a description of what each of these agreements defines. Newland Communities will bring an example of a home on a 45 foot lot for the commissioners to see. The Commissioners agreed that they would be able to approve the first phase and would like to get the questions answered by City Staff and the City Attorney to move forward on all three issues at the February 26th special meeting. MOTION by Larson, second by Stokes to extend the public hearing until February 22od. APIF, MOTION CARRIED. 5. Discussion a) Allina Medical Clinic Site Plan Allina Medical Clinic brought the sketch plan for their project to the Planning Commission in December of2007. They are proposing a 13,468 square foot building and are looking at beginning construction this spring. The lot is located on Highway 3 just north of their existing facility. The overall plan is to split the northern portion of the lot for future development. There will need to be a waiver of plat prior to the development of the second half of the lot. They are showing two phases to their construction and showing a 5,000 square foot expansion area. They are meeting all 0 the setbacks and lot coverages for the B-l zone with this plan. With the first phase they would be at 13.73% lot coverage and with the expansion space they would bat l8.83% and this is after the lot split. There will be one access to this site off of 9th Street. The parking wraps around the western side of the building. There will be 85 parking stalls which also meets the requirement. There will be a 5 foot bituminous trail along 9th Street and an 8 foot bituminous trail along the south side. Randy Distad would like to see the 5 foot trail expanded to 8 feet. This could potentially cause the trail to be located in the easement. If they would like to leave the trail at 5 feet they could make it a concrete sidewalk instead. The dumpster location is in the southeast comer of the parking lot and this allows for easy pick up of solid waste. There will be screening of the dumpster as well. The building will be brick and stucco. The rooftop equipment will be screened with a parapet. As for the utilities, they will be looping the water line as required by the engineering department. Engineering has expressed some concerns regarding a portion of the water line. There are also some concerns regarding landscaping over the water line. One possible Planning Commission Minutes February 12, 2008 Page 5 . solution would be to move the water line as far west as possible, but this would move the pipe into the easement area and would reduce the right of way. Permission would most likely needed from MnDOT in the form of a permit. The stormwater is accommodated by the pond that was constructed for Glenview Townhomes. There is an overhead power line that will need to be moved and put underground. Allina is proposing two monument signs; one at the intersection ofTH3 and 213th Street. The second sign is proposed at eight feet in height but would need to be reduced to six feet in height per city code. They are meeting their landscaping requirements. The landscaping is also over the sanitary sewer and staff will work with the applicants engineer to work out the landscaping issues. Staff would recommend approval of the site plan with the contingency that the applicant meets all Planning and Engineering comments. Patrick Giordanna, architect for the applicant, stated that the issues that were raised at the sketch plan stage have been addressed and they have reviewed that staff report and feels that there will be no difficulty addressing the staff comments. The applicant is hoping to be open by November 1 st. MOTION by Barker, second by Bonar to approve the site plan contingent upon the Planning and Engineering comments. APIF, MOTION CARRIED. . b) Anna's Bananas Daycare Sketch Plan Anna's Banana's Daycare is looking to build a new facility on the northern portion ofthe lot being built on by Allina Medical Clinic. There could potentially be development to the lot to the north of this parcel which could facilitate connection of 9th Street to 2l Oth Street. The proposed development would be a 13,646 square foot building with a 10,175 square foot play area. There is one access to the site on the north side of the site. The trash enclosure location will not work at its current location. Staff has met with the applicant and there was discussion regarding adding a second access to the site. Commissioner Barker asked ifthe changes to the parking would benefit the site from an accessibility and safety perspective. Staff is looking at other communities to determine what the parking requirement should be. There is currently no minimum requirement in place for daycare parking. Commissioner Larson stated that he would like to see the two accesses to the site. The applicant stated that the fencing for the play yard area would most likely be a PVC type privacy fencing. Commissioner Bonar stated that he would also prefer to see the entrance and exit type access as well. Commissioner Stokes agreed that the entrance/exit circular pattern would be better. He also stated that he would like to verify that the parking is adequate for staff. Chair Rotty stated that staff can work with the developer to determine the best access to the site that would be best. The signs for the facility would be along TH3 and 9th Street. . c) Discuss 2030 Comprehensive Thoroughfare Plan Mr. Wade Wiebold would like to address the Planning Commission regarding the thoroughfare plan as it relates to his property. Mr. Wiebold lives on Akin Road and would like to either sell or split his property. There is a right-of- way for the extension of203rd Street that is on a portion of his property. This Planning Commission Minutes February 12,2008 Page 6 . would provide an east/west corridor through the City, but there are some engineering challenges to putting the road in due to the grade of the site and the wetlands. The proposed right of way could be 70 feet wide or more. The City Development Committee did not feel that they would like to lose the opportunity to extend 203rd Street. Mr. Wiebold stated that he owns a tree sales and moving service. His current location is not large enough so he decided to put his property on the market and divide it into to parcels to maximize the value. He obtained the waiver of plat guidelines and discussed the options with City staff and was informed about the potential future roadway. He has had the property on the market for about a year and no one has wanted to buy the parcel due to the future roadway. He has a potential purchaser for the property but the right of way is an issue that must be resolved before he can move forward with a sale. Chair Rotty stated that with the Comprehensive Plan Update the thoroughfare plan is being looked at. Staff stated that 203rd is the only location for a local east/west corridor that provides an opportunity that they can identify. The extension of the road was discussed at length when the Mystic Meadows development went in. Staff stated that bringing this item to the City Council to discuss the possible purchase of the property might be an option. Commissioner Larson stated that he would not be willing to give up the option of203rd Street unless there was another viable option. Councilmember Dave Pritzlaff asked if there was a potential to do a feasibility study for 203rd Street or potentially put the roadway more north. Staff stated that there are more wetland issues further north on the property. Chair Rotty stated that ordering a feasibility study would be a topic that staff and the City Council would have to discuss. Mr. Wiebld stated that he would just like a definite answer on exactly where the road is going to go. . 6. Adjourn MOTION by Barker, second by Larson to adjourn. APIF, MOTION CARRIED. Respectfully submitted, Approved Lisa Dargis Administrative Assistant . . . . Planning Commission Minutes Special Meeting February 26, 2008 1. Call to Order Chair Rotty called the meeting to order at 7:00 p.m. Members Present: Stokes, Rotty, Barker, Bonar, Larson Members Absent: None Also Present: Tony Wippler - Assistant City Planner, Lee Smick - City Planner 2. Public Hearings a) Fairhill Comprehensive Plan Amendment, Schematic PUD, and Preliminary Plat - Cont. Applicant: Newland Communities This item has been continued from the February l2, 2008 Planning Commission meeting. The Commission had some concerns regarding the number of 45 foot wide lots that were being proposed on the concept site plan for the development. The second issue that the Commissioners were concerned about was how locked in the city would be by the PUD to allow this number of smaller lots. A draft copy of the PUD Agreement has been included. The developer is looking to a 20 year commitment for the PUD Agreement. There could be changes to the future phases with regard to densities so there is some flexibility. This flexibility however, would have to come at the request ofthe developer. The developer has submitted a revised concept plan which shows a reduction of the number of 45 foot wide lots by about 82 units. The concern of adequate transition has been addressed by these changes as well. Newland Communities has provided some examples of site plans for homes on the 45 foot wide lots. With regard to the actual PUD Agreement itself there are several items that staff would like to point out. . Section 2.3 states that the PUD plans for each phase may reflect different densities provided the overall density for the project remains consistent with the Comprehensive Plan Amendment. . Section 1.2 under Article 6, states that the City of Farmington would not be able to modify ordinances regarding among other things, development density, lots size, lot layout and lot coverage for a period of20 years. . Deerbrooke Path would be constructed and paid for by the City of Farmington as part of the 19Sth Street construction. . The Diamond Path right of way will be preserved and staff is requesting that the portion of right of way that connects from 195th to l89th Street be dedicated as an outlot. . It was contemplated in the draft PUD Agreement that the parkland area in the southwest comer of the development would be dedicated b the developer early on in this process so that the city could program for improvements to that area quickly. Planning Commission Minutes February 26, 2007 Page 2 . Staff is recommending approval of the Fairhill Comprehensive Plan Amendment, Schematic PUD and Preliminary Plat Phase 1 - Site Plan Review with the following contingencies: l. Provide an outlot for the community park area located in the southwest comer of the Fairhill Development. 2. Provide an outlot for the portion of Diamond Path that extends north from 195th Street, through the community park to the point of intersection with the southerly extension of l89th Street. 3. Provide an outlot of approximately one acre for the City's water tower to be built with this development. . Mr. Peter Coyle stated if there was an updated version of the draft PUD Agreement he would like to obtain a copy. He also stated that the current plan reflects a reduction in low/medium density and an increase in the low density acreage fro the plan. The west side Comp Plan guiding has not been changed. The concept plan has been updated to show a transition buffer. The 20 year contract is the result of the scope of the project and the current market. With respect to the outlots, Newland has expressed their willingness to outlot the portions that are being requested to be outlotted. The timing and the circumstance in which the park outlot will be dedicated to the city is still an element of the negotiations that are occurring. The outlot that is being requested for the water tower has been agreed to in concept but the exact location has not yet been determined. Jeff Meyer, 3656 194th Street, stated that he was wondering what the changes were with regard to 194th Street. Staff pointed out the changes made in that area and that there could be some flexibility to the layout. The road layout in this area is not in the first phase and it is not known what phase it will fall under. The changes should add less traffic to 194th Street that the previous plan. Discussion would have to take place with MnDOT if there is a potential to closing the roadway off at TH3. Commissioner Larson asked if there was a way for the residents to petition MnDOT to request that 194th not connect. Joel Jamnik stated that the comments would be part of the public hearing record and the topic would have to be discussed when that part of the development is final platted. Mr. Meyers asked if the development would begin this summer. Staff replied that the start date has not been identified. Wanda Meyer, 3656 194th Street, stated that 194th Street is a narrow street and any increased traffic is a concern. She feels that closing 194th at TH3 would help. She has concerns that they will not be notified when the public hearing takes place for that phase of the development. . Chair Rotty clarified that the PUD Agreement is a contract and the way it is laid out is how things will be if the contract is agreed upon. Commissioner Barker stated that with the changes that have been made, he is comfortable moving forward on this development. Commissioner Larson stated that he is still concerned about the lot sizes but he is in favor of approving the plan. Commissioner Bonar stated that he is hopeful that Newland will deliver a quality product with this development and his primary concern is that the we will be as comfortable with the Agreement in its final Planning Commission Minutes February 26, 2007 Page 3 . year as we are in it's first. Commissioner Stokes asked how many years the build out for this development is anticipated to take. Staff replied that it is not known at this time how long the build out will take. He stated that he is concerned that 20 years may be too long a time period for the PUD Agreement. Staff stated that due to the size of the development and the current market conditions staff is comfortable with the 20 year time frame. Commissioner Larson stated that when the community park is developed he would like to point out that the community is lacking in softball fields. Wanda Meyer stated that she is with the Farmington Girls Fast Pitch Association stated that she got an email from the Farmington Parks and Recreation Department today regarding that issue. She stated that they have had to cut some of their in-house programs because they do not have the field space. She stated that she would really like to see more softball fields available within the community. Chair Rotty said that he is comfortable with the 20 year agreement. MOTION by Larson, second by Barker to close the public hearing. APIF, MOTION CARRIED. MOTION by Larson, second by Stokes to recommend approval of the Comprehensive Plan Amendment, Schematic PUD and Preliminary Plat for Phase 1 with the 3 contingencies. APIF, MOTION CARRIED. . b) Variance to expand a legal nonconforming use - 808 2nd Street Applicant: Michael Bischel The applicant has requested a variance at 808 2nd Street. The existing building is a tri-plex in an R-2 zoning district which makes it a legal nonconforming use. There is a garage type facility on the back portion of the lot. The variance requested would expand the envelope of the nonconforming structure with the addition of a deck and stairway as a second safety access on the second floor of the building. There would be a roof over the deck. The deck would be supported by the existing entryway. The reason that there is a need to provide a second access is the distance from the existing access to the furthest living space is over 50 feet. According to the International Building Code (IBC) there must be an access within 50 feet. The deck increases the envelope of the home so it therefore requires a variance. The hardship is a safety hardship. Staff is recommending the following contingencies: l. A parking lot plan showing a paved, striped parking lot with eight spaces (the gravel driveway will also need to be paved). 2. A grading plan fro the paved parking lot is required. 3. The parking lot needs to be screened by a fence, wall, landscaping or earth berm because the lot consists of more than six spaces. 4. Landscaping (1 tree and 3 shrubs as possible due to existing trees) every 40 feet along the perimeter of the parking lot. 5. Property owner shall complete the required parking lot, screening, and landscaping prior to issuance of a certificate of occupancy. . Mr. Mike Bischel stated that the certificate of occupancy pushes the construction out further so he would be in favor of a bond for the parking lot so that it can be done when the frost is out of the ground. City Attorney Jamnik stated that the city has done this before and staff may be comfortable with that. Planning Commission Minutes February 26, 2007 Page 4 . . Mr. Larry Walsh, 816 2nd Street, stated that on January 4, 2008 he received a copy of the building permit application and he would like to know why some of the information is not filled out and why the estimated value of the project has been intentionally blacked out on his copy. He would like to know why this is not public information and who blacked it out. On February II th he received another copy of the same permit application along with what was supposed to be the approved plans. He said there was a number of changes on the plan and no indication of who made the changes or why and he would like to know how often you can make changes and still have this be a legally binding document. On the second set of plans it indicated that the plans were reviewed by Ken Lewis on January 24' 2008 but it does not show any documentation of review or approval of the Planning Department or the Zoning Administrator and he would like to know why. He stated that he asked Ms. Smick what this variance was from and she stated that the owner wanted to expand the envelope to install this access. He asked if a variance to expand the envelope an open ended variance and what exactly expand the envelope means. On the variance application he pointed out that the words "legal" and "second" are above and outside the lines given and asked if this was done at the direction of staff, or was this document also doctored. Mr. Walsh stated that there were three plumbers on the site beginning work on February 4,2008. The plumbing permit was not applied for until February 8, 2008. He asked why they were doing this work without a permit. He also said that before the demolition they only did testing for asbestos. He wanted to know why they did not do testing for lead, mercury, formaldehyde or other hazardous material and why did they not sample and test the insulation in the walls. The demolition began on December l2, 2007 and to date he has not been able to find that a demolition permit has been given. He stated that the City Administrator was on the site doing inspections on February II th and February 13th. He would like to know what his legal capacity and authority to do those inspections was. Pursuant to City Code lO-3-6 Variances Mr. Walsh is requesting documentation that the required items #l and #2 under subparagraph "A" were in fact waived by the zoning officer at the time that the application was received. He stated that truckloads of other construction debris have been hauled in and disposed of in the dumpster on site. He asked when and where this debris was tested for hazardous materials. He is requesting Mr. Lewis's calculations for light infiltration done on apartment #2 prior to door and window replacement and the same calculations he did after these changes were made. He would also request the same calculations for apartment #1. In an email dated August l4, 2003, Mr. Kevin Carroll, acting as the zoning officer, stated that if a City staff member has observed more than six cars on the property the owner would be contacted regarding City Code screening requirements and bring this property into compliance with the said code. On September l4, 2003, in an email from Mr. Carroll it states that Mr. Lewis observed more than eight cars on this property. Mr. Walsh stated that since 2003 he would like to know when and what City staffhave observed and documented in regard to Mr. Carroll's statement. He stated that upon receiving the public hearing notice he was perplexed at what it was about. He did not understand why a property owner would need a variance to do something that was legally required. He is wondering why this code requirement wasn't complied with at the time of enactment and if it is the only code requirement that is not being met. After researching the code, Mr. Walsh feels that the applicant is . Planning Commission Minutes February 26, 2007 Page 5 . . asking the City to allow him to violate Section lO-4-2 (B) item #l which does not allow for the expansion of nonconforming use. He believes that there must be somewhere else to put this access. He asked if the fire code requires a deck with a roof. He feels it does not; it only requires stairs. He also stated that he feels that City staff is ignoring the City Codes and misleading the Commission to help the applicant achieve this illegal nonconforming use of this property. It would be completely predictable that the occupants (of the house) will use this deck as an outdoor room by adding a BBQ grill, lounge chairs etc. thus blocking a fire safety exit, thus rendering it useless. He stated that the balcony overlooks the neighbors to the north allowing someone to look down into their living room and bedroom; a violation of the property. He feels that it is injurious to the property which is contrary to what staff says in the staff memo under point #4. Point #6 of the same memo staff states "the minimum required eliminating the hardship"; for reasons just given this statement is also untrue. Mr. Walsh also questions what will be supporting the expansion for there is nothing holding up either the stairs or the balcony. In the same Section 10-4-2 (B) states that there are five items that a violation of anyone would require the property to be brought into compliance with the updated City Code. State Statute says that a variance can not be given to an illegal nonconforming use. He stated that item #2 requires a zoning certificate to provide evidence of a lawful existence prior to the adoption of this code. He stated that the applicant does not have such certificate so the use is not legal. Item #4 states that should the use in a nonconforming structure cease for more than one year that use cannot be resumed. Apartment #3 was vacant for more than l3 months. Apartment #2 will have been vacant for more than l2 months at the end of this month. Additionally under #l the Mr. and Mrs. Walsh have contended at the February 19, 2008 City Council meeting that Apartment #l has been converted to 2 units. Under 10-4-2 item #3 it is explained that all of these changes exceed over 50% value. The code states that the changes cannot include structural changes. Mr. Walsh referred to several windows that were added, removed or relocated. He stated that there are 9 or lO changes that have been made that are structural. The approved plan does not show any changes to the back 1/3 of the building but there has been work done in that area including doors, windows and siding. A violation of any of the five items is justification and requirement for the City to rescind the legal nonconforming use of this property. He stated that it is time for the City to stop extending special consideration for this property owner and bring the property into compliance will all City Codes. In the February 26, 2008 Planning Commission memo from Lee Smick that neither Exhibit B nor Exhibit C show any evidence that this use was in fact legal. An inspection was done August 19, 2003; six months after the requirement for the zoning certificate at which point the Fire Marshal should have stopped the illegal use of one apartment. He stated that everyone at City Hall is acting as the Zoning Officer except the person who is legally designated; the City Planner. He stated that there are any number of other items that need to be completed to make this property code compliant. He asked why the driveway was not required to be paved earlier and how a section of asphalt got into a driveway that was never been paved. He asked why the zoning officer is not addressing their complaints and if this is a case where her supervisor will not allow her to do her job. Mr. Walsh stated that this is a case of an apartment complex being forced into a single family neighborhood with nothing being done to mitigate it's . Planning Commission Minutes February 26, 2007 Page 6 . impact. Chair Rotty asked Mr. Walsh ifhe could leave a copy of his comments. Mr. Walsh stated that he will get the Commissioners a copy. . Mr. Dave Pritzlaff, 20255 Akin Road, stated that as a City Council member he has received several complaints about this property in the past three years regarding code violations. He stated that he is concerned that the deck sitting on the entryway does not seem structurally secure and he hopes that the City Inspector and Engineers are looking at this. He feels that this is expanding the use in that area that does not make the neighborhood aesthetically pleasing. He stated that all that is required is a landing at the house. He stated that if you look around the neighborhood on Third and Maple there is a duplex with a landing and stairs coming down, but that is a duplex. Since this is a triplex it is not warranted to expand the envelope and give them more living space with a deck. Councilmember Pritzlaff indicated that all that is necessary for a second access is a landing with stairs. He referred to the asbestos abatement that was done at the property that refers to 4 units in the structure. He has received complaints regarding the use of a fourth unit in the house and the fact that there are four gas meters outside of the house. He does not think that we should be continuing the nonconforming use for a triplex for this property when it may be a four-plex. He also referred to questions that had been raised previously with regard to the discontinuation of use for over twelve months. He stated that the City Code states that if the use is discontinued for whatever reason, for over twelve months, the nonconforming use may not resume. He stated that the fact that the property was in the plat review process for five months does not matter because the code states for "whatever reason". He said that at the last City Council meeting the resident who had made a complaint about the property received a vague response from the City Attorney regarding the discontinued use and other specific concerns. Another issue that has been raised is the work exceeding 50% of the value of the property. He stated that the work is over 50% because it is over $90,000 and there has not even been an amount obtained for the electrical work yet. Councilmember Pritzlaff stated that he does not think that this use should be expanded. If the use is expanded, the requirement for the driveway to be paved also requires that the driveway be 5 feet off of the property line. He stated that he would like to see a grading plan for the site and a drawing indicating where the driveway and parking lot will be on the property. He would like to be sure that if the variance is approved that all of the code violations on the property are corrected. He would like to see an additional condition added to the contingencies for approval that would require an inspection if a complaint is received regarding the property being used as a four-plex and if this is found to be true then the certificate of occupancy be pulled for the whole building. . Mr. Mike Bischel stated that he has owned this property for 3 years so he is not responsible for what happened in 2003. The property was built in l880 and it has a lot of deficiencies and he has been trying to improve the property and make it safe and more aesthetically pleasing. He has put new siding on the house and replaced windows and is improving the energy value. He stated that the valuation is arbitrary because the only comparable property for this home is in Hastings. He feels that the proposed access is a reasonable solution. He stated that the deck will be structurally sound and has been approved by the Building Official. He also stated that the testing Planning Commission Minutes February 26, 2007 Page 7 . . that was done is what is required by code; no further testing is required for the work being done. Chair Rotty asked Mr. Bischel if the building is a tri-plex or a four-plex. Mr. Bischel replied that it is a three-plex. Commissioner Larson asked what the fourth gas meter is for. Mr. Bischel stated that the meter was for a fireplace back in the garage. The gas line and electrical have been removed from that structure but the meter is still there. The fourth meter has been capped. He stated that there is no one living in a fourth unit without a bathroom. He stated that he does not have the grading plan yet but he will submit one. Commissioner Larson asked the City Attorney what his thoughts were on the 50% valuation rule and the fact that the 3rd unit sat empty for over one year. Mr. Jamnik replied that the zoning officer made a determination that the use was not discontinued because the units were unoccupied. There were no changes made to reduce the number of units; it did in fact remain a tri- plex during that time. The zoning officer also made the determination that the cause of the vacancy exceeding twelve months was because of the plan application that was being reviewed by the City of Farmington and for those two reasons made the determination that the lawful nonconforming use was still validly continuing. That determination has not been appealed to the board of adjustments and is not before the Commission this evening. The determination was made over 30 days ago and can no longer be appealed. The 50% rule is a casualty/loss provision and does not apply to repair and improvement or maintenance issues. Commissioner Bonar asked where the Walsh's live in relation to the building. He asked if Mr. Bischel is aware of any other neighborhood concerns that he is aware of. Mr. Bischel stated that he is only aware of two neighbors who have attended meetings and made complaints. He said that there are other neighbors who are happy about the improvements that he is making. Commissioner Larson asked if there is another entrance that could be added. Mr. Bischel stated that there is no other location that would work. He chose to do larger than the minimum required 3 foot by 3 foot landing because it would look better. Chair Rotty stated that he felt that the size of the deck is fine. Commissioner Larson asked if there should be a parking lot plan and grading plan before approving the variance. Mr. Bischel stated that every month that goes by that he cannot rent the building he is losing money. He stated that he does not care how much the bond is for as long as the project keeps moving forward. He will be using wood fence or shrubs for screening. He said that he will do whatever he needs to do to make the parking lot work. He has a very large lot to work with. Concilmember Pritzlaff stated that the driveway has to be 5 feet off of the property line so he stated that using the existing driveway will not work. The driveway will have to moved over to meet the 5 feet setback. Commissioner Larson stated that this is why he would like to see a plan first. City Planner Smick stated that there has been precedence in prior instances and staff is comfortable with getting a bond and working with the applicant to ensure that the driveway and the parking lot meet code. She stated that the plan can be brought before the Commission for discussion but staff would like the variance acted upon this evening. Chair Rotty asked Mr. Bischel if he is comfortable with all ofthe contingencies. He stated that he is. Mr. Jamnik instructed staff to place everything except condition #5 in the bond. The City Engineer will need to determine how much the bond should be. MOTION by Larson, second by Barker to close the public hearing. APIF, MOTION CARRIED. MOTION by Barker, second by Bonar to . Planning Commission Minutes February 26,2007 Page 8 . approve the variance with the stated conditions. VOTED FOR: Barker, Bonar, Rotty, Stokes VOTED AGAINST: Larson. MOTION CARRIED. . c) Conditional Use Permit to allow a manufacturing use -109 Spruce Street Applicant: Pressline Industries Peter Dantzer who owns Pressline Industries at 525 l5t Street is requesting approval to open a manufacturing facility in the building formerly occupied by Lampert's Lumber at l09 Spruce Street. In the B-3 zoning district a manufacturing facility is a conditional use. Mr. Dantzer would like to put a assembly, stamping, wielding and grinding of raw steel or aluminum type manufacturing facility building located on the southeast portion of the site. The stamping will be performed entirely inside of the building and the presses will be located in the east side of the structure nearest the railroad tracks. The presses will be on isolation mounts to prevent vibration. The welding and grinding of larger fixtures outside of the building may be required at times. There will be 5 employees on site with the potential for as many as ten. The employees will park in the striped areas along Spruce Street. There is an unenclosed building on the west side ofthe property where they may park employee's vehicles and some construction vehicles. Business hours will be 6:00 a.m. to 6:00 p.m. weekdays and possibly 9:00 a.m. to 6:00 p.m. on weekends. Staff is recommending approval of the CUP contingent upon the applicant obtaining all permits from the Building Official and Fire Marshal. Mr. Peter Dantzer stated that he has been working with Lampert's over the last few months and will not purchase the property until he determines ifhe would be able to get the CUP. Right now he does his welding and fabricating at a facility in Lakeville if the fixtures are large. He stated that his existing tenant also needs additional space. He handles up to 21 foot aluminum extrusion material and manufactures floor matting for entry ways and he had a contractor wholesale business for mailboxes similar to those one would find in front of apartment buildings. The current (Lampert's) facility is basically a pole building. He had the Fire Marshal and Building Official visit the site with him and gave them drawings proposing what he would do with the building. He stated that he would be finishing and insulating the walls, adding a ceiling and new lighting. He would be adding water service to the building and two bathrooms. They would also remodel the office area. He has received bids from local construction companies. The outbuilding on the Oak Street side would remain the same. The building on the west side would be used for storage of materials. The truck traffic would be roughly 10-l2 semis per month. The metal stamping presses are used to stamp slots in the grading material so that they can be assembled. There are two presses, and the isolation foundation material removes low frequency vibrations to prevent it from being transmitted into the floor. The presses are not used every day. He does metal fabricating that includes cutting and grinding which will be done inside the building unless there is a piece that is too large to be handled indoors. He stated that the noise will be inside the building unless there is a fixture that has to be handled outdoors. He has only had one such project in the last l5 years which he took to Lakeville to fabricate. Chair Rotty clarified that the residents who live near the facility should not feel vibration or hear noise. Mr. Dantzer stated that he has not had any complaints regarding his current location and there are homes nearby. He orders steel about once a month. Commissioner Larson asked if the start time could be later than 6:00 a.m. . Planning Commission Minutes February 26, 2007 Page 9 . Mr. Dantzer stated that the manufacturing doesn't start until 8:00 a.m. Commissioner Larson stated that he would like to see a condition added that manufacturing cannot start until 8:00 a.m. but the facility can be open at 6:00 a.m. Ms. Blanche Reichert, ll3 Oak Street, stated that she has concerns regarding this facility. She is concerned with noise, smell, vibration of the presses, truck traffic, lights, potential expansion and she is concerned about the change to manufacturing this close to the downtown. She stated that she wonders why we would want to encourage manufacturing this close to the downtown when there is an industrial park in the city. She stated that she feels that this location would be better to continue as commercial or even residential. She bought her home identifying that it was not in a manufacturing area. She said that she does not get any vibration from the train. She would like the Planning Commission to consider requiring that this business go to the industrial park area. Chair Rotty asked about her concerns with lights. She stated that they may add outdoor spotlights to work outside in the evening. Mr. Wynn Ostlie, lOl Oak Street, stated that he has many of the same concerns raised by Ms. Reichert. He lives across the street and he feels that anything that they do outside will be very noisy and there could be a lot of vibration. He said that they plan to work in the evenings and Saturdays. He would like them to locate in another part of town. . Ms. Cathy Truesdale, 1 0 1 Spruce Street, stated that she agrees with the previous residents who spoke. She is concerned about the noise and the welding and the fumes. When she bought her home it was a quiet area and not industrial. She is not against business; she just doesn't think that this is the best spot for it in Farmington. . Mr. Gale Sprute, II Oak Street, stated that he read in the paper that the Farmington City Council and other boards met to define the downtown business area. He stated that if this is a commercial district then he does not feel that manufacturing would be part of that district. He feels that the Lampert's property would be a better fit for retail. He stated that this spot seems inappropriate for a manufacturing area. He stated that many of his concerns have already been mentioned. He asked if there are any other manufacturing uses in the B-3 zoning district that are under a CUP at this time. Staff identified that there are some businesses along 1 st Street where Mr. Dantzer's business is currently located that are examples ofthis. Mr. Sprute stated that that area has been manufacturing for over 50 years. He identified that he lives about a block away but is concerned about the noise. He thinks that there will be much more noise than Lampert's Lumber made. He is also concerned about odor for the rest of the neighborhood. The potential for lighting to be added later for manufacturing or for security concerns him as well. The work hours stated include weekends and that is a problem. Mr. Dantzer stated that on the weekends it is about 50% paperwork and 50% manufacturing and this does include Sundays. Screening is another concern that Mr. Sprute identified. He would like to know what will happen ifthe unused building is tom down. Right now that building provides a good deal of screening. He is concerned that a fence would not provide the same level of screening for the site. Mr. Sprute stated that he drove by the existing Pressline Planning Commission Minutes February 26, 2007 Page 10 . building and is concerned about the outside storage that he saw. He would like to know where the storage would be on this site. Commissioner Larson stated that the applicant identified that he will be putting the storage in the shed. Mr. Sprute felt that this move would allow their business to grow and then they may have to build new buildings on the site and this might affect the neighborhood in the future. With regard to traffic he realizes that the traffic will be more than it was for Lampert's. He stated that as the years go by, the traffic may increase even more with more semis coming down Spruce Street or 1 st Street. He asked if the trucks would be unloading on site or on Spruce Street. Mr. Dantzer stated that have no need to unload on Spruce Street. Mr. Sprute stated that he hopes that the Commission would deny the Conditional Use Permit. He said that they should also consider the entrance and exit to the site and the potential need for an expanded entrance on Oak Street. . Mr. Dantzer stated that the manufacturing that he does will not create fumes that will affect the neighbors. He does not use anything for cleaning other than brake cleaner and it is in a self contained unit. On the one occasion that they had to take their work to Lakeville is the only time that he has had to manufacture outside. He has been in his current location for lO years and has never had a complaint. He wishes to be a neighborhood friendly manufacturing facility. He has no plans to remove the unused building. The truck traffic can enter the site the same way they did with Lampert's. He stated that any outdoor lighting it would meet the City Code. He has no plans to do outdoor manufacturing in the dark. If he needed more room he would construct another enclosed building. As far as vibration goes, he has been doing this for 28 years and he does not see the vibration bothering anyone. He would welcome anyone to come and speak with him if they had any concerns. Ms. Cathy Truesdale asked if the doors will be open in the summer. Mr. Dantzer replied that they would be adding air conditioning to prevent the need for opening the doors. Ms. Blanche Reichert stated that she really doesn't think that manufacturing is a good idea in this location. . Commissioner Barker stated that he doesn't have a problem with the CUP as long as the hours of operation are addressed. Commissioner Larson stated that he originally didn't have any problem with this item but after listening to the residents' concerns he does not feel he can support this. Commissioner Bonar asked if the current screening that is in place meets the code requirements. Staff stated that the opaqueness may not be the lOO% that is required. Mr. Dantzer stated that he would have no problem with increasing the opacity if needed. Commissioner Bonar asked the applicant if he would give consideration to putting some sort of vibration analysis devices in place to test for vibration so that he could scientifically demonstrate that the vibration will not affect the neighbors. Mr. Dantzer stated that he would be willing to do a one time test. Commissioner Bonar stated that the Police Department may also have a decibel meter to test the noise levels. He also said that he is hopeful that Pressline would continue to be a good neighbor in this new location. Commissioner Stokes stated that he feels that use of the building is fine and recommended that the neighbors that have Planning Commission Minutes February 26, 2007 Page 11 . concerns may want to go down to the current location for a tour. He states that his concern would be for any building code restrictions may come in the future that might affect the applicant later. Staff replied that he would not be able to put up anther pole building. Chair Rotty stated that he has been convinced by the residents that this is not appropriate for this property. He questions if moving manufacturing into the downtown commercial district would be a good choice. MOTION by Barker, second by Larson to close the public hearing. APIF, MOTION CARRIED. MOTION by Larson, second by Rotty to deny the conditional use permit. VOTED FOR: Bonar, Larson, Rotty. VOTED AGAINST: Stokes, Barker . d) Text Amendment to Sections 10-2-1 and 10-5-15 (C) Sudb. 1 of Zoning Code to include a definition for Impound Lot, as well as to include Impound Lots as a permitted use in the B-3 (Heavy Business) Zoning District. Applicant: City of Farmington Staff is proposing to add the definition for "Impound Lot" to the B-3 zoning district as a permitted use. Staff feels that this is a similar type use to auto sales, truck terminals and parking lots that are also permitted uses in the B-3 zone. There has been interest in opening an impound lot in the Farmington Business Park which is zoned B-3. Commissioner Bonar stated that he was under the understanding teat the 1 st Street Garage that is now under construction would have an impound lot on part of that property. Assistant City Planner Wippler stated that that area would be a police impound lot and all of the vehicles there would have title in the name of the City of Farmington. The City facility would remain but there is the need for additional space. Commissioner Larson asked if the City lot would only be City vehicles then. The owner of the Farmington Business Park, Colin Garvey has requested that the lOO% screening and all storage to be in the rear of the building be added as requirements. Commissioner Barker asked if this use should be a conditional use rather than a permitted use so that the requirements could be looked at. Staff will take this item to the City Council as a conditional use rather than permitted. MOTION by Stokes, second by Bonar to close the public hearing. APIF, MOTION CARRIED. MOTION by Barker, second by Stokes to recommend approval to the City Council to amend the zoning code as discussed. APIF, MOTION CARRIED. . e) Conditional Use Permit to allow a Class III Restaurant, with liquor service in the Tamarack Ridge Retail center located at 20700 Chippendale Avenue. Applicant: T &T Food Concepts, LLC The applicant would like to operate a bar/restaurant in a portion of the Tamarack Ridge Retail Center. They would be using the southern three units ofthat facility which is located in the B-1 zoning district. The parking would be accommodated by the lot that is already there. They will need to get the necessary building permits to finish off the interior and will need a sign permit as well. A rough draft of the layout was presented; there may be some modification to the plan however. The applicant is meeting all six of the CUP requirements. Staff is recommending the following contingencies: l. Approval of a liquor license by the City Council. Planning Commission Minutes February 26, 2007 Page 12 . 2. Obtaining all building permits pertaining to the improvements to the interior of the building as determined necessary by the City's Building Official. 3. Approval of a sign permit from the Planning Division. Commissioner Larson stated that he has many residents asking about the proposed restaurant. Jeff Troutwine stated that he does not have a date when the restaurant would be open. They would potentially consider outside seating in the summer months. MOTION by Barker, second by Bonar to close the public hearing. APIF, MOTION CARRIED. MOTION by Stokes, second by Larson to approve the conditional use permit with the stated contingencies. APIF, MOTION CARRIED. . t) Conditional Use Permit to allow a massage therapy business as a home occupation - 1212 Oak Street Applicant: Dennison Malone The applicant is requesting a conditional use permit to run a therapeutic massage out of his home at l212 Oak Street. The property is located in East Farmington and Mr. Mason may need to check with the Homeowner's Association to verify that a home occupation is allowed. The hours of operation are Monday through Sunday 8:00 a.m. through 8:00 p.m. He would have to meet the home occupation requirements. Mr. Mason will be the sole person performing the massages. There will not be any structural changes or enlargements made to the residence for the home occupation. There are no other home occupations at this property. The applicant has not indicated a desire for a sign but if he desires a sign in the future he will need a sign permit to add one. All massages will be on an appointment basis. In September of 2007 a similar home occupation permit was reviewed and approved thereby setting precedence. In addition the City Council will need to hold a public hearing for the license for the therapeutic massage and this will take place at the March 3,2008 City Council meeting. Commissioner Barker asked how many clients the applicant was expecting to have. The applicant stated that he would expect 6 or 7 clients a day. MOTION by Larson, second by Stokes to close the public hearing. APIF, MOTION CARRIED. MOTION by Barker, second by Stokes to recommend approval to the City Council. APIF, MOTION CARRIED. g) Text Amendment to Section 10-2-1 Definitions, Section 11-4-4 (A) Width and Location and Section 11-4-4 (D) Drainage and Utility Easement Applicant: City of Farmington Staffhas not had an opportunity to discuss the change with the utility companies and would like to continue this item to the April Planning Commission meeting. MOTION by Barker, second by Larson to continue the public hearing. APIF, MOTION CARRIED. 3. Discussion Staff asked the Commissioners their thoughts on replacing an existing mobile home with a newer mobile home of the Donnelly property. There are only three mobile homes within the City of Farmington. Mobile homes are not allowed other than in the R-2 zoning district as manufactured homes. Chair Rotty stated that he would be comfortable . . . . Planning Commission Minutes February 26, 2007 Page 13 with the replacement of the home. Commissioners Larson, Barker and Stokes stated that they would not be comfortable with the replacement. 4. Adjourn MOTION by Barker, second by Bonar to adjourn. APIF, MOTION CARRIED. Respectfu ly submitted, ..~ /~- ;x---~ Lisa Dargis (~ Administrative Assistant Approved . City of Farmington 325 Oak Street Farmington, Minnesota 651.463.7111 . Fax 651.463.2591 www.ci.farmington.mn.us TO: Planning Commission Lee Smick, AICP I Q / City Planner ""if> FROM: SUBJECT: Findings of Fact - Conditional Use Permit to allow a manufacturing use - l09 Spruce Street DATE: March 11, 2008 INTRODUCTIONIDISCUSSION At the February 26, 2008 Planning Commission meeting, the Commissioner's voted 3-2 to deny the variance request and directed staff to draft Findings of Fact. Attached are the Findings of Fact that have been approved by the City Attorney. . The findings have been sent to Mr. Peter Dantzer, Press Line Industries, Inc. ACTION REQUESTED Review the Findings of Fact and either approve and/or request revisions to the findings. Respectfully submitted, #l&:Q Lee Smick, AICP City Planner cc: Peter Dantzer, Press Line Industries, Inc. . . CITY OF FARMINGTON DAKOTA COUNTY, MINNESOTA Approving Findings of Fact denying an application of Peter Dantzer for Conditional Use Permit to convert vacant lumber yard at 109 Spruce Street into a manufacturing facility WHEREAS, on February 26, 2008, the Farmington Planning Commission met to consider the application of Peter Dantzer, owner of Press Line Industries, Inc., for a conditional use permit to convert the vacant lumber yard at 109 Spruce Street into a manufacturing facility, and; WHEREAS, having considered the Zoning & Subdivision Codes, staff reports, and all other written materials; having heard testimony from all interested persons wishing to speak; and based on its knowledge of the community; the Planning Commission now makes the following: FINDINGS OF FACT . l. The property is located at l09 Spruce Street. A total of 6 of the 10 properties adjacent to l09 Spruce Street are residential uses. A total of 5 of the 6 properties are single-family residential units and 1 property consists of 6 multi-family residential units. Of the 4 remaining properties, 1 consists of a park on the east side of l09 Spruce Street. 2. The property consists of approximately 1.89 acres and is zoned B-3 (Heavy Business). The properties in the surrounding area north and west of the property at 109 Spruce Street are zoned R-D (Downtown Transitional Mixed Use) and to the east are zoned P/OS (park and Open Space). The only compatible zone in the surrounding area is to the south with a B-3 (Heavy Business) zoning designation. 3. The vacant lumber yard was a permitted use in the B-3 Zoning District, while a manufacturing use is a conditional use in this zone, creating a more intense use than was previously located at l09 Spruce Street. . 4. Press Line Industries, Inc. recently fabricated a large fixture at a facility in Lakeville. The fabrication process was done outside of this facility because the fixture was too large to fabricate within the enclosed building. Mr. Dantzer also stated that Press Line Industries, Inc. has fabricated a large fixture outside of his building at 525 - 1 st Street because this building was too small for the fixture to be fabricated inside. The fabrication included cutting, grinding, and welding of the large fixture and required the need for a forklift to move the fixture. Mr. Dantzer stated that the smell from the outside fabrication of a large fixture may be generated from the brake fluid used to cut and grind the fixture. Testimony from the owners of 3 abutting properties detailed the impact the proposed conditional use would have on the quiet use and enjoyment of their property and stated their concerns including noise, vibrations, smells, outside lights, truck traffic, proposed hours of operation, screening, outside storage, and the encroachment of a manufacturing use into a residential area. 61335 1 . . . 5. The existing screening does not meet Section 10-6-9 (B) that requires a lOO% screen for uses in the business district that are within lOO feet of a residential property or are across the street from a residential use. Outside storage also requires a lOO% screen. The existing screening consists of a chainlink fence with slats for a majority of the boundary of the property. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF FARMINGTON, based on the record and the foregoing findings of fact, the conditional use permit for a manufacturing facility at l09 Spruce Street is denied for the following reasons: The proposed conditional use is inconsistent and incompatible with the existing adjacent property to the north, west, and east sides of the property, is more intense than the previous permitted use, and would interfere with the privacy rights and expectations of the owners of existing homes abutting the conditional use and in the surrounding area. Approved by the Planning Commission on March ll, 2008. CITY OF FARMINGTON BY: ATTEST: Its Administrator 61335 2 . . . City of Farmington 325 Oak Street Farmington, Minnesota 651.463.7111 . Fax 651.463.2591 www.ci.farmington.mn.us TO: Planning Commission Lee Smick, AICP ,~\.I City Planner ~t> FROM: SUBJECT: 2030 Comprehensive Plan - 2008 Update Work Plan Preparation DATE: March ll, 2008 INTRODUCTIONIDISCUSSION As stated during the comprehensive planning process, the Planning Commission will prepare a work plan for the Policies & Strategies that are proposed in the 2030 Comprehensive Plan - 2008 Update (Exhibit A). Planning staff has enclosed two examples of work plans for your review in order to prepare the Commission for a workshop on March 25,2008. One plan is from Crow Wing County (Exhibit B) and the other is a strategic plan from the City of Lakeville (Exhibit C). At the upcoming workshop; Planning staff will discuss what priorities that the Planning Commission would like to work on in the next l-lO years and how to implement those priorities. ACTION REQUESTED Please indicate your availability for the proposed March 25, 2008 workshop at 5 PM in the Council Chambers. Respectfully Submitted, &~ Lee Smick, AICP City Planner . . . Fa,m;ngtan 2030 Comp"hens"'e Plan - ~A Information from the 200l and 2006 resident surveys was compiled for the Plan Farmington Visioning Sessions held in January and February of 2007. The first visioning session was held on January 31, 2007, and the survey comparisons and a questionnaire were circulated in order to start discussions on the issues that attendees were aware of in Farmington. The questionnaire results are shown in Table 3.1. A second meeting was held on February 7, 2007, where the participants learned about the most common issues identified in the surveys/questionnaire and in the 1998 visioning sessions that produced the 2020 Comprehensive Plan. The following table shows the clear comparisons between 1998 and 2007: 2020/2030 MOST COMMON ISSUES Table 3.l 2020 Comprehensive Plan 2030 Comprehensive Plan Most Common Issues Identified Most Common Issues Identified . A Residential Community with Quality . Quality Controlled Growth Controlled Growth . Expand Downtown's Commercial District . Preservation and Redevelopment of and Create Neighborhood - Serving Downtown Commercial Districts . Expand Industrial Uses and Create a . Commercial and Industrial Growth Business Park . Maintain Working Farms . Concentrate on developing Existing Residential MUSA . Protect and Conserve Natural Resources . Protect and Conserve Natural Resources . Future Transportation Corridors and Transit Options City staff compiled responses received from all 53 participants at the January 31, 2007 Vision meeting. A total of 188 responses were compiled based on the six questions outlined from the visioning session worksheet. The responses given were divided into six general categories which gave staff the opportunity to determine issues that were important and of concern in the community. The only issue that was not similar and was clearly a concern of the visioning session attendees was the future transportation corridors and transit options needed in the City. The information in Table 3.2 illustrates the responses by percentage of answers in each of the general categories. VISIONING SESSION RESULTS Table 3.2 Catel!:orv # of Resnonses % of Total Answers Downtown Development & Redevelopment 49 26% Transportation 43 23% Develop Existing MUSA 29 15% Commercial and Industrial Growth 26 14% Natural Ftesources 22 12% Growth-general 19 10% Totals 188 100% 27 Community Vision Element Farmington 2030 Comprehensive Plan - 2008 Update From the visioning workshops, policies and strategies were identified to attain the goals . of the visions. POLICIES The policies below were developed as broad goals and directives based on the issues brought forth by the community. Staff also researched the 2020 Comprehensive Plan and determined that many of the trends and policies in that plan are still applicable today and have been retained in the updated 2030 policies and strategies. However, to carry out the policies in the 2030 plan versus the 2020 plan, implementation plans and measures will be taken on a monthly and yearly basis to ensure that the policies and strategies are being accomplished. Policv 1: Balanced Land Uses and Quality Controlled Growth Farmington will guide the Comprehensive Plan to balance of land uses that promotes long-term economic stability and supports quality controlled growth. The City will preserve the small town character of existing neighborhoods and promote this character in new neighborhoods, while providing diverse choices in retail services to maintain a vital community. It will also ensure an adequate inventory of commercial and industrial lands while also providing a variety of housing choices and styles that accommodate residents of all income levels and in all stages of life. Strategies to achieve the policy: . a) Provide for quality controlled growth in stages where major infrastructure improvements are provided to developable areas. b) Plan for balanced land uses by reviewing and updating the Comprehensive Plan every 2 to 3 years dependent upon Metropolitan Council updates to its population, housing, and employment forecasts. c) Plan for development that accommodates growth forecasts at appropriate densities. d) Plan new neighborhoods and enhance existing viable neighborhoods to maintain a small town character. e) Provide for a total of 3,255 residential acres by the year 2030. f) Establish residential density levels at Livable Community standards and create an additional 492 low-income housing units. Low and moderate-income housing will be located throughout the City. In total, the City is proposing to include approximately 210 acres of new Medium and High Density (6.0 - l2.0 and 12+ density ranges, respectively) residentially guided lands with the 2030 update. This could potentially allow for a minimum of l,260 affordable housing units. g) Provide housing linkages to commercial and employment centers. h) Ensure an adequate inventory of commercial and industrial lands in order to achieve a balanced land use inventory. . 28 Community Vision Element Farmington 2030 Comprehensive Plan - 2008 Update . i) Encourage relationships with neighboring communities with fixed boundaries and with neighboring townships revisions to boundaries should be considered. Policy 2: Increase the Economic Vitality of the City Farmington will strive for a balance of commerce, industry, and population. The City will also reserve commercial, office, and industrial land areas that are linked to housing areas in close proximity in order to reduce the need for dependence upon the automobile. The City would like to strengthen the downtown commercial district and extend it to the City's natural northern edge, the Vermillion River. In so doing, the City will connect and enhance the overall image of downtown and the River, and increase the attraction to pedestrians, thereby promoting a downtown commercial activity area. Strategies to achieve the policy: . a) Encourage a mixture and diversity of industrial and commercial land uses that will increase the tax base for the community. b) Identify the services needed to attract and retain commerce and industry. c) Preserve sufficient space on arterial roads for neighborhood, community, and regional commercial centers. d) Maintain and expand the downtown commercial center to the north and enhance its riverfront orientation. e) Preserve the downtown area by retaining historic buildings and features, require high design standards, provide for a diverse mix of community oriented commercial and cultural activities, promote well-landscaped developments, be pedestrian-friendly, promote the display of public art and encourage community gatherings. f) Identify industrial acres to promote the continued growth of industry in the City. It is projected that a total of 538 acres will be needed by 2030 to adequately provide for industrial based employment; therefore, approximately 316 MUSA acres of new industrial sites will be needed, the focus of these sites will be arranged and concentrated along the intersection of County Road 50 and Pilot Knob Road. g) Accommodate a total of 225 additional commercial acres within the City, requiring approximately l06 MUSA acres of commercial land and l19 vacant commercial acres by 2030. h) Develop neighborhood commercial centers in neighborhoods that reflect a small town character. Policv 3: Connected Places . A connected community brings the City together through a local and regional-wide system of pedestrian walkways, bike trails, public transit opportunities and functional streets for vehicles. In a connected community, the transportation system is designed in such a way that automobiles move throughout the community without any hindrance, including the opportunity for emergency vehicles to bridge the railway at 19Sth Street. 29 Community Vision Element Farmington 2030 Comprehensive Plan - 2008 Update Connectivity also provides a means of linking neighborhoods and places to one another, as well as providing important connections to parks, open space, bike trails, transit and . other desirable amenities. Strategies to achieve the policy: a) Consider the impacts of improvements to the existing transportation system on economic development, land use, envirorunental resources, and social, historical, and cultural resources. b) Facilitate an appropriate level of mobility for persons and goods within and through the City by providing connections to the regional transportation system. c) Provide a roadway system which includes a practical roadway categorization that accommodates access and mobility needs appropriately. d) Provide sufficient capacity in the transportation system to accommodate existing and future travel demand. e) Develop a transportation system that is cost-feasible, in which the expenditure satisfies a public transportation priority. f) Encourage and enlist private sector participation in serving the travel needs of the City. g) Provide improvements that improve the safety and operational characteristics of the transportation system and meet appropriate engineering standards. h) Promote increased vehicle occupancies throughout the City. i) Promote transportation alternatives in the form of transit, bicycle, and . pedestrian facilities and services for persons who cannot, or choose not to, use automobiles. j) Expand the existing non-motorized off street trail system through dedication by developers during platting and acquisition of missing links in the system. k) Expand the local trails system to form a regional trails system through interconnected greenway corridors. Policy 4: Develop within the Existine Residential MUSA Allocated Areas Farmington will continue to "grow into" existing granted residential MUSA areas. The City currently has a surplus of approximately 879 residential lots that are open and installed with existing utilities. This inventory is typically a 3-4 year draw down in the trend of development in Farmington. The City understands the importance of slowing the residential development and elevating the expediency of the commercial and industrial land uses. Therefore, the City also will preserve and maintain the working farms along the western and southwestern sections of the City. This policy will reinforce Farmington's small town character and these agricultural areas will act as a natural boundary between Lakeville and Farmington. The City will continue to designate 2,477 acres as agricultural, which will protect farms and allows for very limited residential development of one unit per 40 acres. . 30 Community Vision Element Farmington 2030 Comprehensive Plan - 2008 Update . Strategies to achieve the policy: a) Allow development to "grow into" the existing surplus of 879 lots. b) Allocate additional residential MUSA acres on the eastern and south central portions of the City Provide for a total of 3,255 residential acres to meet the Metropolitan Council's population forecasts by 2030. c) Maintain working farms. d) Maintain the existing agricultural land use designation of 2,477 acres. These acres will be located along the western section of the City with a concentration in the southwestern quadrant of the City. Policy 5: Protect and Conserve Natural Resources Farmington has designated l,350 acres allocated between parks, environmentally sensitive areas and natural areas restricted in terms of development. These areas will form a green network of multi-user trails, and a community preserve of natural open spaces to naturally weave the City together. . This community preserve of natural resources will also buffer incompatible land uses, and enhance residential, commercial and business park developments. Strategies to achieve the policy: . a) Manage the City's unique land and water resources to preserve and enhance those resources, raising the City's quality oflife. b) Protect and preserve the natural environment by avoiding protected wetlands, steep slopes, the Vermillion River, the North Creek and Middle Creek corridors and other environmentally sensitive areas. The City" considers these natural elements as amenities to be preserved, whenever possible. c) Preserve the City's natural resources and provide passive recreation. A greenbelt woven throughout the center of the City using wetlands, riverfront areas, neighborhood parks and other natural, environmentally sensitive areas would accommodate passive recreational opportunities and a lineal trail system that will connect with regional trail systems. FARMINGTON'S ROLE AS A "DEVELOPING COMMUNITY" In 2005, the Metropolitan Council designated Farmington as a "Developing Community" which they have defined as "... [a community] in which more than l5% of the land within the borders identified in 2000 is vacant or available for development." The Metropolitan Council has also stated that it expects communities labeled as such to bear the brunt of the metropolitan growth areas for new households (60%) and new jobs (40%). . Because of its "Developing Community" status (Map 3.1), the Metropolitan Council has laid out a series of policies and objectives for Farmington that the City must abide by to fulfill the requirements for MUSA land allocation. This part of the Farmington 2030 31 Community Vision Element Farmington 2030 Comprehensive Plan - 2008 Update Comprehensive Plan will display how the City of Farmington plans to meet these four . policies. Policy 1: Work with communities to accommodate growth in a flexible, connected and efficient manner. Farmington's Role as a Developing Community · Plan and stage development that accommodates the forecasts for local growth through 2030 at appropriate densities (3-5 units plus per acre overall in developing communities for areas outside the current staged development as shown in local plans and target higher density in locations with convenient access to transportation corridors and with adequate sewer capacity). · Stage local infrastructure and development plans to accommodate 20 years worth of forecasted growth. · Select and implement local controls and tools for timing and staging of development throughout the community. . Plan for the entire community and consider the need for additional serviceable land for growth beyond 2030. · Identify areas reserved for future urban development and develop strategies to minimize development in those areas that could preclude future urban development. · Reduce infiltration and inflow into the local and regional wastewater treatment system. · Plan for the conversion or reuse of declining or underutilized lands in order to accommodate growth forecasts, ensure efficient utilization of infrastructure investments . and meet community needs. · Plan land use patterns that will facilitate groundwater recharge to protect the region's water supply. · Plan for necessary infrastructure improvements including, as appropriate, executing orderly annexation agreements Farmington's strategies to meet the role of a Developing Community . Provide for quality controlled growth in stages where major infrastructure improvements are provided to developable areas. . Plan for development that accommodates growth forecasts at appropriate densities. . Achieve a conscientious community that practices stewardship of our air, water, and land to create and sustain a healthy environment. Policy 2: Plan and invest in multi-modal transportation choices based on the full range of costs and benefits, to slow the growth of congestion and serve the region's economic needs. . 32 Community Vision Element Farmington 2030 Comprehensive Plan - 2008 Update . Farmington's Role as a Developing Community . Make local transportation, transit, pedestrian and bicycle investments to build connections between workplaces, residences, retail, services and entertainment activities and to support the transportation needs of the planned build out ofthe community. . Identify opportunities to improve transportation connections and address transportation issues such as commuting (park and rides, express bus service), access management, safety and mobility when planning new development. . Coordinate development planning with the county to ensure highway capacity IS available when and where needed. · Plan land use patterns to support transit development and service expansion. Farmington's strategies to meet the role of a Developing: Community . Consider the impacts of improvements to the existing transportation system on economic development, land use, environmental resources, and social, historical, and cultural resources. . Facilitate an appropriate level of mobility for persons and goods within and through the City by providing connections to the regional transportation system. . . Provide a roadway system which includes a practical roadway categorization that accommodates access and mobility needs appropriately. . Provide sufficient capacity in the transportation system to accommodate existing and future travel demand. . Develop a transportation system that is cost-feasible, in which the expenditure satisfies a public transportation priority. . Encourage and enlist private sector participation in serving the travel needs of the City. . Provide improvements that improve the safety and operational characteristics of the transportation system and meet appropriate engineering standards. . Promote increased vehicle occupancies throughout the City. . Promote transportation alternatives in the form of transit, bicycle, and pedestrian facilities and services for persons who cannot, or choose not to, use automobiles. . Expand the existing non-motorized off street trail system through dedication by developers during platting and acquisition of missing links in the system. . . Expand the local trails system to form a regional trails system through interconnected greenway corridors. 33 Community Vision Element Farmington 2030 Comprehensive Plan - 2008 Update Policy 3: Encourage expanded choices in housing location and types, and improved . access to jobs and opportunities. Farmington's Role as a Developing Community . Evaluate proposed housing developments in light of population forecasts, eXIstmg housing stock, and current and future community and regional needs; approve and permit developments as appropriate. . Adopt ordinances designed to encourage lifecycle and affordable housing (examples: increased multi-family zoning, reduced front and interior setback requirements; cluster development ordinances). Farmington's strategies to meet the role of a Developing Community . Provide housing linkages to commercial and employment centers. . Establish residential density levels at Livable Community standards and create an additional 492 low-income housing units. Low and moderate-income housing will be located throughout the City. In total, the City is proposing to include approximately 210 acres of new Medium and High Density (6.0 - l2.0 and l2+ density ranges, respectively) residentially guided lands with the 2030 update. . This could potentially allow for a minimum of l,260 affordable housing units. Policy 4: Work with local and regional partners to conserve, protect and enhance the region's vital natural resources. Farmington's Role as a Developing Community . Work to preserve the quality of the region's water resources. . Designate additional areas for the regional park system that enhance outdoor recreation opportunities and serve important natural-resource functions. . Encourage the integration of natural-resource conservation strategies in regional and local land-use planning decisions. . Work with other regional partners to protect regionally important natural resources identified as unprotected in the Natural Resources Inventory and Assessment. . Work with our regional partners to remain in compliance with federal air quality standards for carbon monoxide, ground level ozone and fine particulate pollution. Farmington's strategies to meet the role of a Developing Community . Manage the City's unique land and water resources to preserve and enhance those resources, raising the City's quality of life. . 34 Community Vision Element . . . Farmington 2030 Comprehensive Plan - 2008 Update . Protect and preserve the natural environment by avoiding protected wetlands, steep slopes, the Vermillion River, the North Creek and Middle Creek corridors and other environmentally sensitive areas. A greenbelt woven throughout the center of the City using wetlands, riverfront areas, neighborhood parks and other natural, environmentally sensitive areas would accommodate passive recreational opportunities and a lineal trail system that will connect with regional trail systems. 35 Community Vision Element l:X. 8 42 . Poiicy Encourage residential development that provides housing options for different socio- economic groups - particularly the aging population - while protecting the characteristics that people value, a sense of community, as well as a plan to provide all citizens reasonable access to a divel"siiy of recreational and open spoce opportunities. Strotegies To enact this policy, Crow Wing County and its partners shall implement the following strategies: 1. Update the existing zoning map to ensure residential and mixed use zoning classifications that meet the needs of township landowners. Implementation: How: . Provide each township with a copy of the existing zoning map and a blank map. Allow them the opportunity to map out their wishes for how they would like to see the township developed and zoned. Create a future residential development map and update the zoning map according to this input and according to GIS analysis of population growth, suitable building areas, redevelopment potential, and median home values. Crow Wing County Planning Department and Townships. Summer 2004 . . Who: When: 2. Update the existing residential ordinances and subdivision regulations to reflect current growth conditions and development trends, and landowner's needs. Implementation: How: Update the_subdivision ordinance using residential design guidelines, performance standards, and lot and building requirements that meet the needs expressed by township residents, as well as the goals of the County. Who: Crow Wing County Planning Department and Planning Commission, MMBA. When: Fall 2004 . 3. Identify and develop appropriate incentives, standards and other tools to encourage affordable subdivision design(s) that provide for direct public benefit such as the provision of affordable housing, preservation of open or green space, or minimization of impact on public infrastructure. Implementation: How: . Research incentives such as density increases for developers to build cluster developments (except in shoreland). Research cluster overlay districts. Research a TDR ordinance and identify where it achieves communiiy benefits. . Find a balance between larger lot sizes and clustered development. COMPREHENSIVE PLAN A DOPTED ON 4/27/04 43 . Hold workshops and put together an information fact sheet on duster developments. . . Review the option of a cluster overlay district in an updated zoning map. Who: Crow Wing County Planning Department, Planning Commission, SWCD, 30 Lakes, MMBA and non-profit groups. When: Fall 2003 - Spring 2004 4. Support on-going cooperative efforts by municipalities, non-profits and regional housing agencies to create a county-wide hOUSing action plan. Implementation: How: Participate in the Brainerd/Baxter Housing Partnership to support, encourage and promote safe and affordable life cycle housing, not just in the towns of Brainerd and Baxter, but throughout the county. Who: Crow Wing County, the cities of Brainerd & Baxter, local Housing and Redevelopment Authorities (HRA), the Lakes Area Chamber of Commerce, MMBA and non-profit groups. When: Fall 2005 5. Identify housing opportunity sites with redevelopment potential, including sites with existing infrastructure near commercial and natural amenities, and encourage rehabilitation and redevelopment of substandard housing. Implementation: How: . Inventory and map areas in the county that have substandard housing through a windshield survey that is based on state criteria. . Create a map of redevelopment potential based on an improvement to land value that identifies the building to land value ratio determining sites opportune for redevelopment. . Prepare a plan to revitalize these areas through education, volunteer efforts, and financial assistance and, where there are imminent threats to public health and welfare, legal action. Who: Crow Wing County Planning Department, Cities, and Townships, MMBA, local community development directors, and HRA. When: Spring 2004 - Fall 2006 6. Create incentives for affordable and senior housing to be located near necessary support amenities such as schools, shopping, infrastructure and medical facilities. Implementation: How: . Prepare a future land use map that identifies mixed-use hubs that accommodate housing needs in relation to areas with adequate shopping, schools, employment infrastructure and medical needs. COMPREHENSIVE PLAN ADOPTED ON 4/27/04 . . . . . . Who: When: 44 . Encourage all new residential subdivisions to contain a certain percentage of affordable life cycle housing units and! or provide density bonuses for affordable housing. In areas that cannot be located near such amenities, utilize proper transportation facilities to meet those needs. Crow Wing County Planning Department, Cities, and Townships. Fall 2004 to Spring 2005 . COMPREHENSIVE PLAN ADOPTED ON 4/27/04 . . . PLANNING AND DEVELOPMENT /!!5(. C, Primary Goal #2: Create a vision for downtown redevelopment and a process for meeting this vision. Outcome A: Complete the plan for redeveloping downtown, including an implementation strategy. Work Plan by: Community & Economic Development - Dave Olson Action Steps 1) Retain a planning consulting firm to assist with preparation of the plan. 2) Coordinate with various groups and organizations to appoint reps. to Downtown Planning Task Force. 3) Complete and forward redevelopment plan to City Council for consideration. Project Completion Date: Estimated Budget/Costs: Funding Source . ... . . . . . ,. .. . 1)2004 CDBGFunds -$70,000 Total Cost: Notes/Comments: L8kevi1Je Strategic Plan 2005 P32:e 26 of 50 Responsibility Dave Olson Steve Mielke Dave Olson Steve Mielke Dave Olson Steve Mielke Timeline 7/05 - 9/05 Timeline 7/05 - 9/05 8/05 - 9/05 9/05 - 5/06 Amount $0 PLANNING AND DEVELOPMENT . Secondary Goal #1: Adequately plan for the development of affordable housing. Outcome A: Reasonably site affordable housing within the City. Work Plan by: Planning - Daryl Morey & Community & Economic Development - Dave Olson Action Steps Responsibility Timeline 1) Include as a component of the 2008 Compo Plan Update process. Daryl Morey/NAC 9/07 - 12/08 2) Incorporate 2008 Compo Plan Update component into the subsequent Zoning Ordinance Update: Daryl Morey/NAC 1/09 -1/10 Project Completion Date: 1110 Estimated Budget/Costs: Funding Source Timeline Amount 1) General Fund - Included in the. Planning Dept. budget forth~ .. . 2008Comp.PlanUpdate. ... .. . .. ... ... ........ ...... ...... ........ 2) . Zoning Ordinance Update budgeftobedetermined. . Total Cost: Notes/Comments: I anticipate. an update to the Zoning Ordinance within a yearof the completion oUhe .2008 Compo Plan Update. The Zoning Ordinance and Map are required by State Statute to be consi.stent with theComp. Plan. . . Lakeville Strategic Plan 2005 Page 27 of 50 . . . PLANNING AND DEVELOPMENT Secondary Goal #2: Encourage and help facilitate new health care facilities in Lakeville. Outcome A: Utilize planning and zoning tools to facilitate the development of medical related facilities within the City. Work Plan by: Community & Economic Development - Dave Olson Planning - Daryl Morey Action Steps Responsibility 1) Include as a component of the 2008 Compo Plan Update process. Daryl Morey/NAC 2) Incorporate 2008 Compo Plan Update component into the subsequent Zoning Ordinance Update.< . Daryl Morey/NAC Project Completion Date: Estimated Budget/Costs: Funding Source Timeline .. ',' ",_ ", ._ .__.." ',' ,", ',.C. "'.','-,"', -,- '. 1). Included in the Planning Dept. budget for the 2008 Compo Plan Update.. . . .'. . .... . . -. -' ... '- .. . -, - -- . .' . -' '. -, ." ...... . .. -. " . 2) Zoning Ordinance Update budget to be determined~ Total Cost: Notes/Comments: Timeline 9/07 - 12/08 1/09 - 1/10 1/10 Amount $ I anticipate that the Compo Plan and Zoning Ordinance updates will focus on areas in the city guided and zoned for office development (Le. CC. CorporateGampus District). I anticipate an update to the Zoning Ordinance within a year of the completion of the 2008 Compo Plan Update. The Zoning Ordinance and Map are required by State Statute to be consistent with the Compo Plan. LakevilJe Strategic Plan 2005 P8ge 28 of 50