HomeMy WebLinkAbout7/11/06
City of Farmington
325 Oak Street
Farmington, MN 55024
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A Proud Past - A Promising Fut~re
Committed to Providing High Qua'ity,
Timely and Responsive Service to ~ll
Of Our Customers :
AGENDA
PLANNING COMMISSION
July 11, 2006
7:00 P.M.
CITY COUNCIL CHAMBERS
1. CALL TO ORDER
2. APPROVAL OF MINUTES
a) June 13, 2006
3. PUBLIC HEARINGS
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a) Conditional Use Permit to allow off-premise directional signs. (con't)
Applicant: Roundbank, Larry Thompson
Tamarack Retail Center, Blaine Eggum
b) Conditional Use Permit - Borrow Pit - Meadowview Elementary School
Conditional Use Permit - Grading - Christensen Property
Applicant: Independent School District #192
c) Vermillion Trail 1st Addition Preliminary Plat
Applicant: Jerry Sauber
d) Graeve Serrano Addition Preliminary a Final Plat
Applicant: Joel Serrano
-II
e) Conditional Use Permit - Townhome Proposal - 621 Elm Street
Applicant: Jason Stelter
f) Variance to minimum lot width - 3782 220th Street West
Applicant: Gerald Graham
4. DISCUSSION
a) McVickor Lot
Applicant: Joe Heinen
5. ADJOURN
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Planning Commission
FROM:
IJpC
Tony Wippler, Assistant City Planner t"-
SUBJECT:
Conditional Use Permit - Off Premises Directional Sign-
Roundbank/Tamarack Retail Center
DATE:
July 11, 2006
INTRODUCTION
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Larry Thompson of Roundbank and Blaine Eggum representing Tamarack Retail Center have
requested approval of a Conditional Use Permit (CUP) for the purpose of installing a twenty-four
(24) square foot (6' x 4') off-premises directional sign. The proposed sign will be located on the
Tamarack Ridge Retail Center's property, thereby requiring a CUP only for Roundbank. Attached as
Exhibit A, please find an example of what the proposed sign will look like. The sign will be made of
aluminum with a wood center, and would be installed with wood posts. The proposed sign would be
located at the southeastern comer of the Tamarack Retail Center property (please see Exhibit B).
The City Code allows for off-premises directional signs for businesses/uses which, in the
determination of the planning commission, incur substantial hardship from lack of reasonable
identification as a result of its location, and provided a conditional use permit is obtained. In
addition, an off-premises directional sign may not exceed twenty-five (25) square feet in size. The
sign proposed is twenty-four (24) square feet in size. It is the opinion of staff that Roundbank does
have a substantial hardship regarding the bank's location in relationship to the access from 209th
Street.
The proposed sign is to be located four (4) feet to the east of the private street that runs northerly
along the rear of the Tamarack Ridge Retail Center facility and eight feet to the north from the
existing trail that is located on the northern side of 209th Street. The sign would be located within a
thirty (30) foot wide drainage and utility easement that was dedicated along with the Tamarack Ridge
4th Addition. The Engineering Division has reviewed this proposal and agreed upon the location of
the sign provided the applicant is aware that the sign could be removed by the City or by a utility
company at any time, and at the owner's expense, if any drainage or utility work would be necessary
within the easement area. In addition, the Engineering Division has stipulated that the sign must be
set back a minimum of ten (10) feet from the nearest water hydrant. The location proposed by the
applicant for the sign does not fall within the required ten (10) foot setback of a water hydrant. A
sign permit application will have to be applied for if the Conditional Use Permit is approved by the
. Planning Commission.
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ACTION REQUESTED
Determine if Roundbank incurs enough of a hardship to allow the installation of an off-premises
direction sign at the intersection of 209th Street and the private street behind the Tamarack Ridge
Retail Center. If a hardship is determined to exist by the Planning Commission, approve the
Conditional Use Permit with the following contingencies:
1. The applicant obtains a sign permit prior to the installation of the sign.
2. The applicant coordinates with all small utility companies that may have services in the
easement area to ensure the placement of the sign is not affecting any ofthose services.
Respectfully submitted,
-r; CJ~
TO~iPPler, Assistant City Planner
Cc: Larry Thompson, Roundbank
Blaine Eggum, Tamarack Ridge Retail Center
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PROJECT
V ~LEY MINING,
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STRIP MALL
rAMM.lCK ADOOIE
RIE'ii ~DL CISINI'iilE1R
fARllINGTON NtlHESOTA
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DESCRIPTION
PRQJECT NO.
CAD FILE NAIIE
DRAWN BY
OfSIGNEO BY
05-6439
8489 base
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PLOT o..TE 4-18-05
CUENT PROJECT NO.
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SDii'fe G~AIQ)DINIG fPlllAN
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Planning Commission
,,~0
FROM:
Lee Smick, AICP
City Planner
SUBJECT:
Conditional Use Permit - Borrow Pit
Conditional Use Permit - Grading on Christensen Property
DATE:
July 11, 2006
INTRODUCTION
Independent School District #192 has applied for a conditional use permit (CUP) to mine sand
(borrow pit) from its Meadowview Elementary School property and haul the material to the new
Farmington High School location west of Flagstaff Avenue and south of200th Street (Exhibit A).
The mining would occur in the southeastern portion of the Meadowview Elementary School
property at 6100 195th Street West. The hauling operation would occur mostly on the school
property to the west of the borrow pit and then south on Flagstaff Avenue to the new high school
site.
ISD #192 is also proposing to grade an area approximately 100 feet wide and 1,300 long located
along the northern boundary line of the Christensen property which is located adjacent to the
southern boundary of the site of the new high school (Exhibit B). The grading will create a level
surface for construction trailers and temporary employee parking.
DISCUSSION
Section 3-22-5 of the City Code requires an application for a Conditional Use Permit to mine,
excavate, or grade material within the City limits. Section 3-22-5 (A) of the City Code provides,
in part, that:
An application for a mine or excavation permit shall be processed in accordance with the
same procedures and requirements... relating to conditional use permits. However, the
hearing shall be held by the city council following a review and recommendation from
the planning commission.
A. Conditional Use Permit - Meadowview Elementary School Borrow Pit
The project includes the mining and hauling of granular material from the borrow pit to the new
Farmington High School site (Exhibit C). The mining of sand will occur in the southeastern
portion of the Meadowview Elementary School property directly west of the homes located on
Everhill Avenue and 200th Street. The mining operation consists of 5.8 acres of an existing
hilltop and 60,000 cubic yards of granular material will be excavated. The hilltop will be
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reduced from 50 feet in height to 10 feet in height upon completion ofthe operation. The borrow
pit will then be seeded with native grasses. The mining is proposed to start on August 21 S\
which would include the stripping of the topsoil at the borrow pit location. The hauling
operation to the new high school site would not begin until the EA W is approved, which
tentatively is scheduled for mid-September of 2006.
The haul route consists of an overland operation traveling northwest from the borrow pit on the
School District's property, along an existing tree line to Flagstaff Avenue. The haul route will
require the construction of a box culvert or bridge over the south-flowing creek bed in the middle
of the School District's property. The School District has discussed this proposal with the DNR
and the SWCD and has received favorable responses concerning the haul route proposal. From
Flagstaff, the haul trucks will travel south to the new high school property. The borrow pit
material will be deposited on the property just south of the proposed location for the high school
building (Exhibit B).
A Development Contract will be required for this project and will address erosion control, dust
control, traffic control, and hours of operation at the borrow pit site.
A public hearing for the CUP - Borrow Pit is scheduled for the City Council meeting on July 17,
2006.
B. Conditional Use Permit - Christensen Property Grading
Independent School District #192 has also applied for a conditional use permit (CUP) for grading
a 100-foot wide by 1,300 foot long flat surface for construction trailers and employee parking on
the Christensen Property (Exhibit D), directly south of storm basin 2 on the Site Logistics Plan
(Exhibit B). The grading on the Christensen Property will require the moving of over 1,000
cubic yards of earth, prompting the need for a Conditional Use Permit.
The project proposes a staging pad for the up to six construction trailers to be utilized by the
general contractor and sub-contractors. Employee parking will also be graded to a flat surface.
Upon review and recommendation of the Grading CUP for the Christensen Property, staff will
bring the application to the City Council at a public hearing on August 7, 2006.
Public hearing notices were sent to adjacent property owners on July 7, 2006 (Exhibit E)
ACTION REQUESTED
Review the Conditional Use Permit for a borrow pit at the southeastern portion of the
Meadowview Elementary School property and the Grading CUP for the Christensen Property
and forward a recommendation to the City Council, subject to the following conditions:
1.
The applicant must obtain final City approval of the mining operation and the rough
grading plan from the City Engineer.
The applicant must pay any applicable fees, provide adequate surety in an amount and
form approved by the Director of Public Works, and comply with any other
reasonable conditions imposed by the Director of Public Works.
2.
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3.
All excavation activities must be consistent with plans submitted to and approved by
the Director of Public Works.
;;l~
Lee Smick, AICP
City Planner
61.4
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
II
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CONDITIONAL USE PERMIT APPLICATION
~'3'~ ~/ 1 L Telephone: !If') 'Iff"?" t)O~~i Fax: ~ '11/ 1. ---5011
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Street City State Zip Code
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Premises Involved: t14tlQ~JiI;;fr0 ({eu{tt:!J!~:!;t'/ (ju,rfO(
AddresslLegal Description (lot, block, plat name, section, township, range)
.urrent Zoning District 1<'- ,1.. Current Land Use ~~J tJ1tte
Specific Nature of Request: ..;if~ pi k 6~~ '1JCI2/lt1tJ !z:;( (bIZ.
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SUBMITTAL REOUlREMENTS
o Proof of Ownership 06 Copies of Site PIa
):(Application Fee 0 Abstract/Residential 't (requ'
o Boundary / Lot Survey 0 Torrens (Owner's Duplic Ce
Applicant:
Address:
Address:
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Owner:
Zip Code
Signature of Owner
Date
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REASONS:
APPLICANT:
PROPERTY
LOCATIONS:
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-I800 Fax (651) 463-2591
www.ci.farmine:ton.mn.us
eI.f
NOTICE OF PUBLIC HEARINGS
A. Conditional Use Permit - Meadowview Elementary School
Borrow Pit
Independent School District #192 is proposing to mine sand from
its Meadowview Elementary School property in order to use the
sand for its new Farmington High School location on the west side
of Flagstaff Avenue, south of 200th Street West.
B. Conditional Use Permit - Christensen Property Grading
ISO #192 is proposing to grade an area approximately 100 feet
wide and 1,300 long located along the northern boundary line of
the Christensen property which is located adjacent to the
southern boundary of the site of the new high school. The grading
will create a level surface for construction trailers and temporary
employee parking.
ISO #192
A. Meadowview Elementary School - Southeast portion of
property
B. Christensen Property - Northern portion of Christensen
property adjacent to the southern border of the new high
school site
Dear Sir/Madam,
A. The Planning Commission will review and make a recommendation to the City
Council concerning the Conditional Use Permit for a Borrow Pit at its meeting on
Tuesday, July 11, 2006 at 7:00 PM in the City Council Chambers. You are
welcome to attend that meeting.
The Farmington City Council will hold a public hearing on Mondav. Julv 17. 2006
at 7:00 P.M.. or soon thereafter in the City Council Chambers at City Hall, 325 Oak
Street, for consideration of the Conditional Use Permit to mine sand from a borrow
pit on the southeastern portion of the Meadowview Elementary School property.
. All persons desiring to be heard, in person or in writing, will be heard at this time
.
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B. The Planning Commission will also review and make a recommendation to the City
Council concerning the Conditional Use Permit to conduct grading on the northern
boundary of the Christensen property for the location of construction trailers and
employee parking. The review will take place on Tuesday, July 11, 2006 at 7:00
PM. You are welcome to attend that meeting.
The Farmington City Council will hold a public hearing on Monday, AURust 7,
2006 at 7:00 P.M., or soon thereafter in the City Council Chambers at City Hall,
325 Oak Street, for consideration of a Conditional Use Permit to conduct grading
on the northern boundary of the Christensen property.
All persons desiring to be heard, in person or in writing, will be heard at this
time.
If you have any questions regarding these matters prior to the meeting please contact
me at (651) 463-1820.
Sincerely,
Lee Smick, AICP
City Planner
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TO:
FROM:
SUBJECT:
DATE:
INTRODUCTION
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
Planning Commission
. . 'J.J'c"
Tony WIppler, Assistant CIty Planner
1) Comprehensive Plan Amendment from Non-Designated to Low Density
Residential
2) Rezone property from A-I (Agriculture) to R-l (Low Density Residential)
3) Preliminary and Final Plat Review Vermillion River Trail First Addition
July 11, 2006
Jerry Sauber has requested the review of the Preliminary and Final Plat for Vermillion Trail First
Addition. The property is located off of County Road 66 and north of the Tamarack Ridge
subdivision and is located at 3186 Vermillion River Trail (Exhibit A). The developer is proposing 3
single-family lots on 1.62 acres ofland. In addition, Mr. Sauber has petitioned to have the subject
property rezoned from A-I to R-I as well as a Comprehensive Plan Amendment from Non-
Designated to Low Density Residential.
Planninl! Division Review
Applicant:
Location of Property:
Area Bounded by:
Existing Zoning:
Surrounding Zoning:
Existing Conditions:
Topography:
Jerry Sauber
South of County Road 66 and north of Tamarack Ridge
The property is currently surrounded by residential development.
Properties located directly to the northeast are located in Empire
Township.
A-I (Agriculture). There is a pending proposal to rezone the property
to R-l (Low Density Residential).
Property directly to the south of the subject property is Zoned R-2
(Low/Medium Density Residential). All other surrounding properties
are located in Empire Township.
The plat area contains 1.62 acres of land. There is an existing 1,274
square foot home as well as a shed located towards the rear of the
property that will remain on the proposed Lot 3, Block One (1).
The property is relatively flat.
. DISCUSSION
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Annexation
The City Council approved the annexation of this property by joint resolution on February 6, 2006.
Empire Township then reviewed the petition for annexation and agreed to the annexation on February
14,2006. The municipal boundary was officially changed by the Office of Administrative Hearings
Municipal Boundary Adjustment Unit on March 9, 2006.
Zoning and Comprehensive Plan
In conjunction with the plat application, the applicant has requested a rezoning and Comprehensive
Plan Amendment. Upon annexation, the property automatically received an A-I (Agriculture) zoning
designation, but was not given a Comprehensive Plan designation. The applicant is proposing an R-l
(Low Density Residential) zoning classification and a Low Density Residential designation in the
Comprehensive Plan. The zoning and Comprehensive Plan Amendment must be approved at the
same time the preliminary and final plat is approved.
Proposed Lot Size and Widths
The subject property upon a rezoning will have an R-l zoning designation, which requires a
minimum lot size of 10,000 square feet and a minimum lot width of 75 feet. The Lot sizes and
widths are proposed as follows:
Lot
Lot 1
Lot 2
Lot 3
Lot Size
10,165 sf
13,450 sf
24,483 sf
Lot Width
108.3 feet
78.86 feet
212.95 feet
All ofthe lot sizes and widths meet the minimum standards ofthe R-l Zoning District.
Parks & Recreation
The Parks and Recreation Director has determined that the developer will be required to submit cah-
in-lieu for park dedication requirements because the development is less than 5 acres in size and
contains only three lots. Randy Distad, Parks & Recreation Director, has attached a letter stating this
information (Exhibit B).
Transportation
Access to the site will occur from a 22' wide private drive (Outlot A) that bisects Lots 1 and 2. The
existing access located towards the southern boundary of the site will be removed with this project. It
should be noted that additional bituminous surface will have to be removed to reduce the amount of
hard surface within the newly established drainage and utility easements that are dedicated with this
plat.
Dakota County Plat Commission
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The Dakota County Plat Commission will review this plat on July 10, 2006 to make a final
recommendation on the access for this site. Staffwill update the Commission at the meeting as to the
determination of the Plat Commission.
Dakota County Soil and Water Conservation District
The Dakota County Soil and Water Conservation District has submitted comments regarding this
plat. They recommend that a storm water pollution prevention plan (SWPPP) be submitted to their
office for review prior to any construction taking place on site.
Engineering
The sanitary sewer service for this development will be provided from an existing 8" line located in
the ROW of CSAH 66 that currently ends at the southwestern corner of this property. This line will
be extended with this development to the northern boundary of this property. In addition, a sanitary
sewer stub will be provided for the future connection of the adjacent property located to the north.
The water service will be extended northerly from a hydrant located between Lots 7 and 8, Block 3 of
Tamarack Ridge Subdivision via a 6" line. This line will then connect into a 16" water main that will
be extended from the southwestern portion of this site where it currently ends. The proposed line
running between the above mentioned lots will fall within existing drainage and utility easements
which were dedicated with the platting of Tamarack Ridge Subdivision. By proposing the water
services as shown, the applicant is looping the water system which in turn will provide for more
efficient and higher quality water service. It should be noted that the water service is being proposed
to be stubbed to the adjacent lot to the north as well.
Engineering has reviewed the plat application and provided the applicant with a comment letter. The
Engineering Division has recommended approval of the plat contingent upon satisfaction of any
engineering comments.
ACTION REQUESTED
Recommend approval of the Rezoning and Comprehensive Plan Amendment as well as the
Preliminary and Final Plat contingent on the following conditions:
1. The satisfaction of any engineering and planning comments.
2. The preparation and execution of the Development Contract and approval of the construction
plans for grading, storm water and utilities by the Engineering Division.
Respectfully submitted,
'Iff[ L~
Tony Wippler, Assistant City Planner
Cc: Jerry Sauber
Project file
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Tony Wippler, Assistant City Planner
FROM:
Randy Distad, Parks and Recreation Director
RE:
Vermillion Trail First Addition
DATE:
July 5, 2006
DISCUSSION/ACTION REQUESTED
The Parks and Recreation Director has had the opportunity to review the Vermillion Trail First
Addition Plat for park and trail requirements. Since this is a small development, staff is
recommending that cash in lieu of land be given to the City in satisfaction of the park dedication
requirements.
Since there is no adjacent trail and sidewalk to connect to, it is recommended that no trails or
sidewalks be constructed as part of this development.
~C;:YJ#'
~istad
Parks and Recreation Director
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Planning Commission
Tony Wippler, Assistant City Planner ~
FROM:
SUBJECT:
Graeve Serrano Addition Preliminary and Final Plat
DATE:
July 11, 2006
INTRODUCTIONIDISCUSSION
Joel and Maritza Serrano and Joseph and Gloria Graeve, the owners of 18600 and 18598 Euclid Path,
respectively, have requested the review ofthe Preliminary and Final Plat for Graeve Serrano Addition
(Exhibits A and B, respectively). This is are-plat of Lots 1, and 2, and a portion of Lot 9, Block One
(1) of Townhomes of Nelson Hills Farm. The subject property is located west of Pilot Knob Road at
the intersection of Endeavor Avenue and Euclid Path.
The applicants are requesting to re-plat a portion of the Townhomes of Nelson Hills Farm
Subdivision in order to complete a severance agreement between them and the Homeowners
Association [HOA] for the Townhomes of Nelson Hills. The Board of Directors for the HOA has
agreed to the applicants' request to be removed from the HOA provided certain conditions are met
(please note attached documents from the HOA regarding this issue). These conditions are as
follows:
1. The owners of 18598 and 18600 Euclid Path re-plat a portion of the Subdivision for
Townhomes of Nelson Hills Farm at their expense. The HOA has agreed to transfer to the
Serranos and the Graeves certain portions of the existing common areas surrounding the
above referenced townhomes, generally described as follows:
a. the north and west side of 18598;
b. the west and south side of 18600;
c. in the rear of both units (east side of units) an area not to exceed 19' from the
foundation of 18598 Euclid Path and not to exceed 20' from the offset of the
foundation of 18600 Euclid Path.
2. That the owners of 18598 and 18600 Euclid Path must have a six foot high privacy fence
professionally installed, at their expense, along the newly created rear/eastern property line.
These conditions have been agreed upon by the applicants and the Homeowners Association.
Plannin2 Division Review
Applicants:
Joel and Maritza Serrano
Joseph and Gloria Graeve
.
.
.
Location of Property:
West of Pilot Knob Road at the intersection of Endeavor Avenue and
Euclid Path.
Area Bounded by:
Townhome development to the west and north, single-family
residences to the west and south.
Existing Zoning:
R-2, LowlMedium Density Residential. The proposed lots meet all the
requirements of the R-2 Zoning District.
Surrounding Zoning:
Adjacent properties to the west and south are zoned R-l PUD.
Existing Conditions:
The plat area currently contains two existing townhome lots located at
18600 and 18598 Euclid Path (Lots 1 and 2, Block One (1),
TOwnhomes of Nelson Hills Farm, respectively) and a portion of Lot 9,
Block One (1) Townhomes of Nelson Hills Farm that is adjacent to the
above referenced townhome lots. It should be noted that Lot 9, Block
One (1) is common space maintained by the homeowners association
for the overall townhome development and is entirely encumbered with
a drainage and utility easement. For your information, attached as
Exhibit C is copy of the original Townhomes of Nelson Hills Farm Plat
which was approved in 1996. No additional development will occur
with this plat as the development is builtout.
Drainage and Utility Easements
As mentioned above, the open area for the entire townhome development (Lot 9) is encumbered with
a drainage and utility easement. The newly created areas between the existing lot lines and the
proposed lot lines will remain as easements for drainage and utility purposes.
ACTION REQUESTED
Approve the Preliminary and Final Plat for Graeve Serrano Addition and forward a recommendation
onto the City Council.
Sincerely,
,.,~~
Tony Wippler, Assistant City Planner
Cc:
Joel Serrano
Al Larson
City Attorney (via fax)
a
DELMAR H. SC.HWANZ
LAND SURVEYORS, INC.
14555 50urn ROBERT TRAIL R051!MOUNT, MINNESOTA 55068 651-423-1769,
SURVEYOR'S CERTIFICATE
~l!llPr / {)/-' 2
-;0 SURVEY FOR: SERRANO AND GRAEVES
J08 AND PLA T FILE . 806022
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SCALE: 1 INCH - 20 FEET
. . FOUND IROII PIPE HONU/oIENT
o . SET lROII PIPE HON/J/o/ENT
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dtk1t/1 :
I her~bY!>9r1)rylhallhlssurvey.plan, orreport was prepared by me
. or under lfI'J.d\l:iic\ superVlsloileild thai I am a duly Re~lslered land
'sllrveyo(~~~t,!J:ie 1IIWi',OI1he atalli of Mlnnesolii,
Daled ,',.. '7-:22 -06
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a
DELMAR H. SCHWANZ
LAND SURVEYORS, INC.
"
.
1:.')(tt1 B I r A.. 2...
SURVEY FOR: SERRANO AND GRAEVES
J08 AND PLAT FILE = 806022
:;:;/frq- ;;0;;'2
14~~5 SOUTH ROBERT lRAlL ROSEMOUNT, MINNESOTA 55068 851-423-1769
SURVEYOR'SCERTlFlCATE
SERRANO PARCEL:
That part of Lot 9, Block I, TOWNHOMES OF NELSEN IllLLS FARM, according to the
recorded plat thereof, Dakota County, Minnesota described as follows: Beginning at the
southwest corner of said Lot 9; thence South 63 degrees 10 minutes 47 seconds East, assumed
bearing, along the southwesterly line of said Lot 9, a distance of 98,07 feet; thence North 18
degrees 43 minutes 02 seconds East, a distance of59.80 feet; thence North 71 degrees 16
minutes 58 seconds West, a distance of 6.71 feet to the northeast corner of Lot 1, Block 1, of said
TOWNHOMES OF NELSEN IllLLS FARM; thence continuing North 71 degrees 16 minutes 58
seconds West, along the north line of said Lot 1, Block 1, a distance of 77.00 feet to the
northwest corner of said Lot 1, Block 1; thence continuing North 71 degrees 16 minutes 58
seconds West, a distance oflO.ll feet to the west line of said Lot 9, Block 1; thence
southwesterly, a distance of 46,13 feet along a nontangential curve concave to the northwest,
having a radius of 330.00 feet, central angle of 08 degrees 00 minutes 33 seconds, chord bearing
of South 22 degrees 47 minutes 17 seconds West and a chord distance of 46,09 feet to the point
of beginning.
EXCEPT said Lot 1, Block 1, TOWNHOMES OF NELSEN IllLtS FARM, according to the
recorded plat thereof, Dakota County, Minnesota.
GRAEVES PARCEL:
That part of Lot 9, Block 1, TOWNHOMES OF NELSEN HILLS FARM, according to the
recorded plat thereof, Dakota COWlty, Minnesota described as follows: Commencing at the
southwest corner of said Lot 9; thence South 63 degrees 10 minutes 47 seconds East, assumed
bearing, along the southwesterly line of said Lot 9, a distance of98,07 feet; thence North 18
degrees 43 minutes 02 seconds East, a distance of 59,80 feet to the point of beginning of the land
to be described; thence North 71 degrees 16 minutes 58 seconds West, a distance of6.71 feet to
the southeast comer of Lot 2, Block 1, of said TOWNHOMES OF NELSEN HILLS FARM;
thence continuing North 71 degrees 16 minutes 58 seconds West, along the south line of said Lot
2, Block 1, a distance of 77.00 feet to the southwest comer of said Lot 2, Block 1; thence
continuing North 71 degrees 16 minutes 58 seconds West, a distance of 10.11 feet to the west
line of said Lot 9, Block 1; thence northeasterly, a distance of 45,04 feet along a nontangential
curve concave to the northwest, having a radius of330,OO feet, central angle of 07 degrees 49
minutes 11 seconds, chord bearing of North 14 degrees 52 minutes 07 seconds East and a chord
distance of 45.00 feet; thence southeasterly, a distance of83.58 feet along a nontangential curve
concave to the southwest, having a radius of 114.97 feet, central angle of 41 degrees 39 minutes
09 seconds, chord bearing of South 74 degrees 51 minutes 56 seconds East and a chord distance
of 81.75 feet; thence southeasterly, a distance of 13,99 feet on a reverse curve, concave to the
northeast, having a radius of85.81 feet, central angle of 09 degrees 20 minutes 27 seconds, chord
bearing of South 58 degrees 42 minutes 43 seconds East and a chord distance of 13.97 feet;
thence South 16 degrees 45 minutes 20 seconds West, not tangent to last described curve, a
distance of 47,00 feet to the point of beginning,
EXCEPT said Lot 2, Block 1, TOWNHOMES OF NELSEN IllLLS FARM, according to the
recorded plat thereof, Dakota County, Minnesota,
I hereby cerUly lhalthls survey, plan, or report was prepared by me
. or under illytlllec\ supetVlslon end thotl am 0 duly Reglelered Land
'sutveyot~j)d~~t~elliWB althe SlilIe 01 Minnesota.
Dated ,.' ' . ..tJ~ tZ --Db
C)
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TOWNHOMES OF NELSEN HILLS
18588 EUCLID PATH
FARMINGTON, MN. 55024
651-460-4533
612-816-3180
June 15,2006
City of Fannington
Fannington,~.55024
D ~ @ IT!, [j~(
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Townhomes of Nelsen is agreeing to the re-platting of Lot 1 and Lot2 of Block I Nelsen
Hills Townhomes addition.
All members of the association have agreed to the proposal of the above lots
withdrawing from Townhomes of Nelsen Hills Association with the City's final approval
of the plat. The owners of Lot 1 and Lot 2 have agreed to install a six (6) foot high PVC
privacy fence along the the back yards of both of these properties not to exceed the
distance of more than 19' from the foundation of 18598 Euclid Path and not to exceed
more than 20' of 18600 Euclid Path. This fence will run 108' feet long on the rear or east
side of the property.
Attached is the signed copy of83% the members ofTownhomes of Nelsen Hills.
Sincerely
df~
Al Larson
President
Townhomes of Nelsen Hills
.
.
.
Townhomes of Nelsen Hills
18588 Euclid Path
Farmington, Mn. 55024
The following owners of Townhomes of Nelsen Hills allow and agree to
18598 And 18600 Euclid Path to withdrawn from Townhomes of Nelsen
Hills Association.
I7U lA
Micheal Getty
<Ii !/
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Bedellr
Nath iel S ra~n
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Mary" . ebeDS 4' , " P
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Albert Larson ,.' '....~;;.:.;:';:::", """"'<'-~'~~ ~X\Y\ 1\ I ()
iI"'" K,~" M ROSE VlfJ' ~ . Lf
~"~~ 1I0TARY I'UBL./C' MINNESOTA 'i ~'O.
'"''S....' My Co"'m, E,plres Jan. 31, 2008 l (/ v
~~'~';~.~_.'~~<I\ .
Dated this / d' day of ~006.
Dakota County, Minnesota
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rto11JNJ{O:MPS OP :f\fELSP/]f J{I L
18588 p.ucficf q>atfi
Parmington, 9Yf.innesota 55024
PROPOSAL ONLY
fD1>f2 ((i-r'{ i \ '
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The Board of Directors ofTownhomes of Nelsen Hills has agreed in favor of giving the
following common area's surrounding the twin homes of 18598 and 18600 Euclid Path,
Farmington, Mn. 55024
(a) The North and West side of 18598.
(b) The West and South side of 18600 Euclid Path
(c) In the the rear of both units or the East side the Board of Directors of
Townhomes of Nelsen Hills has agreed to give up the common area but not to
exceed more than 17' from the foundation of 18598 Euclid Path and not to exceed
more than 20' from the offset of the foundation of 18600 Euclid Path.
(d) Owners of these two properties are responsible for all re-platting and surveying
costs.
Also both units 18598 and 18600 Euclid Path must agree to having a professional fence
company install a solid 6' high privacy fence at their cost that will match the color of the
Townhomes of Nelsen Hills. This fence must be installed in a straight line across the rear
(east side) of both building 108' long and be a PVC fence that does not require any
maintenance.
The above common area will only be given up by Townhomes of Nelsen Hills if the City
of Farmington approves the re-platting and surveying so 18598 and 18600 Euclid Path is
not part of Townhomes of Nelsen Hills
Once Townhomes of Nelsen Hills has a firm confirmation that the re-platting and
surveying has been done Townhomes of Nelsen Hills will give both units (18598 and
18600 Euclid Path) and the City of Farmington a letter confirming our agreement along
with a drawing outling the measurements and the fence line. If approved by the city we
would also require a confirmation from the fence company that a contract has been
signed for the above mentioned fence. Fence must be installed within five days of City
approvaL
The Board of Directors of Townhomes of Nelsen Hills will not negotiate any further on
the property lines. (all property lines must meet the City of Farmington and Dakota
County's approval)
All conditions must be met $1376.59 Expenses paid by Townhomes of Nelsen Hills and
all Attorney's fees plus all costs for re-platting and surveying along with the privacy
fence must be paid prior to Townhomes of NeIsen Hills signing any agreement
Ifwe agree on the terms outlined above then we will have our attorney, Tom Oswald
draft a formal agreement to be signed by all parties.
Final resolution of this matter depends on the City of Farmington's approval.
...
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TO:
FROM:
SUBJECT:
DATE:
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
Planning Commission
Tony Wippler, Assistant City Planner \LpL
Conditional Use Permit - 621 Elm Street Multi-Family Proposal
July 11, 2006
INTRODUCTION I DISCUSSION
Terry Brasel of Terry Brasel Construction has requested approval of a Conditional Use Permit for the
purpose of constructing a six unit multi-family building on the property located at 621 Elm Street
(Exhibit A). The current owner ofthe property in question is Jason Stelter.
Planninl! Division Review
Applicant:
Property Owner:
Attachments:
Location of Property:
Surrounding Land Uses:
Existing Zoning:
Comprehensive Plan:
Terry Brasel Construction, Inc.
Terry Brasel
105 Honeysuckle Court
Buffalo, MN 55313
Jason Stelter
19224 Embers Avenue
Farmington, MN 55024
(1) Site Plan
(2) Building Elevations
(3) R-D Zoning Code (Section 10-5-12)
(4) Aerial Photography
(5) Conditional Use Permit Application
621 Elm Street
Farmington, MN 55024
The subject property is completely surrounded by single-family
residential uses (please note the attached aerial).
R-D, Downtown Residential
Low Medium Residential
.
.
.
Current Land Use:
The property currently consists of a converted single-family
residence that up until this past winter was utilized as a
Chiropractic office. If the conditional use permit is approved by
the Planning Commission for this project, a demolition permit
will have to be obtained in order to tear down the existing
structure on site.
Proposed Use:
The applicant is proposing a six unit multi-family building on
site. The units will be for "sale" units.
DISCUSSION
The applicant, Terry Brasel, is proposing the construction of a 3-story, 3,240 square footprint multi-
family building on the property located at 621 Elm Street (please note the attached elevations).
According to Section 10-5-12 of the City Code, multi-family dwellings are conditionally allowed in
the R-D Zoning District.
The following are the bulk requirements for the R-D Zoning District:
Minimum Lot Standards for Multi-Family
. The R-D zoning district specifies that a lot must have a minimum lot area of 11,000 square
feet for multi-family uses. The subject lot meets this requirement as it is 11,922 square feet or
0.27 acres in size.
. The required setbacks within the R-D District are as follows:
Front: 20 feet
Side: 5 feet
Rear: 6 feet
The proposed building meets or exceeds the setback standards mentioned above.
. The maximum lot coverage of all structures within the R-D zoning District is 35%. The
proposed building footprint is 3,240 square feet (30' x 108'). The subject lot is 11,922 square
feet in size, equaling a lot coverage of 27.18% upon buildout, thereby meeting this
requirement.
. The maximum building height allowed in the R-D zone is 35 feet. The structure being
proposed will have a height of 34' - l!4", thereby meeting this requirement.
Lot Access
There are two proposed access points into the subject lot: one from ih Street and the other from the
alley in the rear. The locations of the accesses appear to be sufficient to provide adequate circulation
within the site for the proposed use.
.
Off-street Parking
Section 10-6-4 (Off-Street Parking) stipulates that 2.5 off-street parking spaces must be provided for
each multi-family unit that is being proposed. The applicant is proposing a six unit building, thereby
requiring a total of 15 off-street parking stalls. The attached site plan shows a total of 15 off-street
parking spaces (5 striped stalls along the southern property line, and 10 garage stalls).
Building Elevations
As previously mentioned in this memorandum, the building is being proposed as a three story, 34' -
W' high structure with garage parking on the first level. The building features include the following:
. Shake wainscot on the front with 6" reveal horizontal lap
. 4 board and batt siding on the sides and rear of the building
The elevations show four entry doors on the eastern side of the building. The remaining two entry
doors are to be located on the south and north of the proposed building.
Dumpster Location
A dumpster location has not yet been identified with this proposal. The dumpster location will have
to be approved by the City's Solid Waste Supervisor.
. Landscaping
A landscape plan will have to be submitted at the time of submitting a building permit application.
The City Planner will have to approve the Landscape Plan.
Conditional Use Permit Criteria
The City Code provides the following criteria that must be met in order for the Planning Commission
to approve the Conditional Use Permit:
.
1. The proposed use conforms to the district permitted and conditional use provisions and all
general regulations of this title.
2. The proposed use shall not involve any element or cause any conditions that may be
dangerous, injurious or noxious to any other property or persons and shall comply with the
applicable performance standards.
3. The proposed use shall be constructed, designed, sited, oriented and landscaped to produce
harmonious relationship of buildings and grounds to adjacent buildings and properties.
4. The proposed use shall produce a total visual impression and environment which is consistent
with the environment of the neighborhood.
5. The proposed use shall organize vehicular access and parking to minimize traffic congestion
in the neighborhood.
6. The proposed use shall preserve the objectives of this title and shall be consistent with the
comprehensive plan.
It appears that all above-mentioned criteria will be met with the application/use.
.
.
.
RECOMMENDATION
Approve the Conditional Use Permit to allow Terry Brasel and Jason Stelter to construct a six-unit
multi-family dwelling on the property located at 621 Elm Street contingent upon the following:
1. The applicant obtaining all necessary permits for the demolition of the existing structure
located on site.
Respectfully submitted,
r 0"c
~. I~A' . I
Tony WIpp er, sSIstant CIty P anner
Cc: Terry Brasel
Jason Stelter
Jon Powers, Fire Marshal
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10-5-12: R-D DOWNTOWN RESIDENTIAL DISTRICT:
Page 1 of3
10-5-12: R-D DOWNTOWN RESIDENTIAL DISTRICT:
(A)Purpose: The R-D downtown residential district recognizes the development patterns of the
original residential areas of Farmington adjacent to the downtown. The purpose of the R-D
district is to accommodate existing higher density single-family and two-family residential
development and promote infill of high density single-family residential development within
the downtown area in order to strengthen the downtown, create pedestrian friendly
neighborhoods, and decrease the need for automobile use. (Ord. 002-469, 2-19-2002)
(B)Bulk And Density Standards:
1. Minimum Standards:
Lot area
Minimum 6,000 square feet
Maximum 14,400 square feet
Single-family 6,000 square feet
Two-family 11,000 square feet
Other 11,000 square feet
Lot width
Single-family 60 feet
Two-family 75 feet
Front yard setback 20 feet
Side yard setback 5 feet
Rear yard setback 6 feet
Height (maximum) 35 feet
Maximum lot coverage of all structures 35 percent
All standards are minimum requirements unless noted.
2. Accessory Structure Standards: Accessory structures must be located behind principal
structure in the side or rear yard according to the following requirements:
Maximum size
Detached garages Lesser of 1,000 square feet or
http://66.113.195.234/MN/Farmington/13005000000012000.htm
7/6/2006
10-5-12: R-D DOWNTOWN RESIDENTIAL DISTRICT:
Page 2 of3
square feet of principal use
. Storage 120 square feet
Apartment 1 ,800 square feet
Maximum number 1 of each
Side yard setback 3 feet
Rear yard setback
With alley 10 feet
Without alley 3 feet
Height (maximum) shed 12 feet
Height (maximum) garage 20 feet
All standards are minimum requirements unless noted. (Ord. 002-469, 2-19-2002; amd.
Ord. 004-515, 8-2-2004)
(C)Uses:
.
1. Permitted:
Daycare facilities, in home.
Dwellings, single-family.
Group daycare, 12 or less persons.
Group home, 6 or less persons.
Public parks and playgrounds.
2, Conditional:
Bed and breakfast.
Churches.
Clinics.
Clubs.
.
Dwellings, multi-family.
http://66.113.195.234/MN/Farmington/13005000000012000.htm
7/6/2006
10-5-12: R-D DOWNTOWN RESIDENTIAL DISTRICT:
Page 3 of3
Dwellings, townhouse.
. Dwellings, twin home.
Dwellings, two-family.
Group daycare, 13 to 16 persons.
Offices.
Public buildings.
Public utility buildings,
3. Accessory:
Accessory structures.
Home occupations,
Solar energy systems. (Ord. 002-469, 2-19-2002; amd. Ord, 002-483, 12-2-2002)
.
.
http://66.113.195.234/MN/Farmington/13005000000012000.htm
7/6/2006
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
II
CONDITIONAL USE PERMIT APPLICATION
II
Applicant:
Telephone: L-)
Fax: L-)
Street City State
~~ON C, S+~ )W Telephone: (bIZ) b3b oJ.. 'l"JO
\q~d-4 bAbu":. ~Q.., ~_~,..,~~ V\^N
Street City State
.premises Involved: c;, Z I E I rY'\ S-tr-e e.. +- I -t="f'TrM ~ ~i-o N. M N 550 -z.. t..{ .
AddresslLegal Description (lot, block, plat name, section, township, range)
Current Zoning District R 'D CurrentLandUse5rR~ (o"'vv+-~ 10. c..h;rof~'c.. ~t.~.
Specific Nature of Request: l)~ol,)~ Cl.\rr~-T b\A.n!~,.r,j ... b,^,~Ib... b -tolo'\atJ\...o....'4!.. t.\..roI\h.
(\Adtess:
\S~
Owner:
Zip Code
Address:
Fax: ("~) L/ 1::,0 -t,:/1'19
5~o -z....y.
Zip Code
SUBMITTAL REQUIREMENTS
o Proof of Ownership 0 6 Copies of Site Plan r ~' I
o Application Fee '200 0 AbstractJReside"ntial List (required 350' from subject property) -&&A-,' 'cJ~
o Bo Lot Survey 0 Torrens (Owner's Duplicate Certificate of Title Required)
4"
Signature of Applicant
Date
Request Submitted to Planning staff on
Public Hearing Set for:
For office use only
Advertised in Local Newspaper:
Planning Commission Action: _Approved
City Council Action (if necessary): _Approved
Denied
Denied
Comments:
Conditions Set:
Planning division:
Date:
01105
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Planning Commission ~-(..../
FROM:
Lee Smick, AICP
City Planner
SUBJECT:
Variance Request - Minimum Lot Width Requirement
Applicant: Gerald Graham - 3782 220th Street West
DATE:
July 11, 2006
INTRODUCTIONIDISCUSSION
The Graham property located at 3782 220th Street West is currently shown as Non-Designated on
the Comprehensive Plan and is zoned A-I (Agriculture) The Graham property was part of a
twenty-three property annexation that occurred on September 15, 2005 during the Ash Street
Reconstruction project (Exhibit A). Before any actions by the Planning Commission or City
Council may be considered on the property, a Comprehensive Plan Amendment and rezoning are
required. Staff is proposing to bring these Zoning and Comprehensive Plan Amendment
proposals for the twenty-three properties to the Planning Commission on August 8, 2006. The
most likely Comprehensive Plan Amendment and rezoning for the properties will be
low/medium residential and the R-2 zoning district because the surrounding properties are
similarly designated and zoned.
ACTION REQUESTED
Staff recommends that the public hearing on the variance application be continued until the City
Council takes action on the Comprehensive Plan Amendment and Rezoning at its meeting on
August 21, 2006.
R;;;'&:k?
Lee Smick,
City Planner
cc: Gerald Graham, 3460 143rd Street W, Rosemount, MN 55068
.
EXHIBIT A
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
PI . C ., J ~ V
anmng omrmSSlOn r
FROM:
Lee Smick, AICP
City Planner
SUBJECT:
Concept Plan Review - McVicker Lot
DATE:
July 11, 2006
INTRODUCTION
Joe Heinen is proposing to construct an approximately 5,700 square foot building on the
"McVicker Lot" between Gossip's Bar and Farmington Steakhouse along 3rd Street in
Downtown Farmington (Exhibit A). The developer discussed his proposal with the Economic
Development Authority (EDA) on May 22, 2006 (Exhibit B), and on June 26, 2006 the EDA
agreed to a 60-day Letter of Understanding with Mr. Heinen to explore development
opportunities on the McVicker Lot (Exhibit C).
.
DISCUSSION
The McVicker Lot currently consists of two lots at 317 and 323 3rd Street (Exhibit D). The lots
would need to either be combined or platted into one lot. Concerning the southerly lot (323 3rd
Street), the developer would need to either provide an easement of approximately 15-20 feet in
width adjacent to the mural on the Farmington Steakhouse building, or retain a ownership of a
similarly-sized strip in order to maintain a walkway between the McVicker Building and the
Farmington Steakhouse and preserve the existing mural. If the latter option is chosen, a
preliminary and final plat will need to be processed rather than utilizing the lot combination
option.
Project Description
The developer is proposing to construct a two-story, mixed-use building with office or retail uses
on the first floor and apartments on the second floor. This proposal would require a Conditional
Use Permit in the B-2 zoning district. Exhibit E shows a preliminary site plan. The site plan
shows a 56-foot wide frontage along 3rd Street and 102 feet to the rear ofthe proposed building.
.
Since the building is proposed in Downtown Farmington, there was a need to review the
proposed building with the Heritage Preservation Commission (HPC). The review took place on
June 27,2006, and the minutes are attached as Exhibit F. During the discussion with the HPC, it
was determined that the proposal would need a Certificate of Appropriateness because it was
within the line of sight of a heritage landmark, the State Bank Building across the street. The
HPC approved a conditional Certificate of Appropriateness for the west elevation of the new
building. The HPC also determined that a walkway should be preserved between the new
.
.
.
building and Farmington Steakhouse to preserve the mural. The HPC approved the
appropriateness of the setback from the street (same setback as adjacent buildings), the masonry
materials, and the height of the building.
Building Review
The following is an examination ofthe building footprint, floors, and elevations.
Building Footprint
The developer needs to eventually provide a site plan that is based on a recent survey of the
property; however, staff members believe that Exhibit E provides a sufficient level of detail at
this stage. The building will be separated from the Gossip's building because of an existing
staircase that leads to a storage room on the second floor of the Gossip's building. The staircase
actually encroaches into the McVicker Lot; however the second floor of the Gossip's building
will still need to be accessed. Mr. Heinen, the EDA, and the HPC have discussed the following
options concerning the stairs:
- Keep the existing staircase and sell Gossips a strip of property. The fa<;ade of the
McVicker building could be extended up to Gossips so the staircase is not visible from
the front.
- Have an exit from the second floor of Gossips into the McVicker building.
- Construct a new exterior stairway between the two buildings (at the rear) and branch it
off to the second floor of both buildings. The developer is leaning towards this option.
Floors of the Building
Mr. Heinen is proposing a two-story structure. The first floor would consist of office or retail
spaces with three bathrooms accessible to the commercial spaces (Exhibit G). Access would be
gained from the west side ofthe building along 3rd Street and from the walkway on the south side
of the building. Four I-stall garages would be constructed in the rear of the building and would
be accessed from the alley on the east side of the proposed building. Windows are not proposed
on the north side of the building because of its proximity to the Gossip's building.
The second floor would consist of five apartments, one being an efficiency apartment (Exhibit
H). The five apartments would each have a bathroom. Access to the second floor would be
either from the garages to a staircase in the rear of the building and from an interior or exterior
staircase adjacent to Gossip's.
Building Elevations
The developer is proposing a building that is appropriate for Downtown Farmington.
Similarities to existing buildings in the downtown include brick facades around the entire
proposed building, a flat roof with a two-stepped parapet wall on the front of the building
(Exhibit I), and an arched brick pattern on the front fa<;ade emulating the arched windows of the
Exchange Bank Building. Awnings are also proposed on the building, similar to most of the
buildings in the downtown area.
.
The south elevation also consists of a brick fa~ade (Exhibit J). A number of windows are also
proposed from the retail and residential levels of the building. Balconies are also proposed for
the apartments on the second floor.
The east elevation also consists of the brick fa~ade with four garage doors consisting of I-stall on
the first floor (Exhibit K). A balcony is also provided for apartments on the second level.
Parking Requirements
In Section 10-6-4 of the City Code, off-street parking is not required for new developments.
However, the developer has provided four spaces for the five apartments in the building. It is
anticipated that the residents will utilize these facilities and the adjacent City parking lot to the
east of the building. The developer and staff have agreed, however, to research other parking
opportunities in the area because of the limited parking spaces in the City lot. The retail
customers will park either in along 3rd Street or in the City parking lot.
Engineering
The Engineering Division needs to review the grading and site plans before a building permit is
approved on the site.
ACTION REQUESTED
. City staff recommends approval of the McVicker Lot Site Plan contingent upon the following:
1. The approval of a Preliminary and Final Plat; unless the developer and the EDA agree to
combine the two existing lots and create an easement for the proposed public walkway along
the south side of the southerly lot.
2. Approval of a Conditional Use Permit for a Mixed-Use building in a B-2 zone.
3. Approval from the Engineering Division of a grading and site plan for the property.
Respectfully submitted,
~~
Lee Smick, AICP
City Planner
cc: Joe Heinen
.
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City of Farmington
325 Oak Street
Farmington, MN 55024
A Proud Past - A Promising Future
Committed to Providing High Quality,
Timely and Responsive Service to
All of our Customers
AGENDA
ECONOMIC DEVELOPMENT AUTHORITY
May 22, 2006 -7:00 p.m.
City Council Chambers, City Hall
ex. fj
1. Call Meeting to Order
2. Approve Agenda
3. Consent Agenda
a. Bills
b. April 24, 2006 Minutes
c. May 2, 2006 Special Minutes
4. Public Hearings (None)
5. Unfinished Business
~a.
.
.
Downtown Area -- Mc Vicker Lot
As you know, City staffmembers initiated discussions with five developers during March and April
regarding the possible redevelopment ofthe McVicker property. One developer indicated that he would
not be able to fit the project into his schedule for 2006, and another did not respond to our contacts.
Face-to-face meetings with the three remaining developers were then conducted during April and May,
during which all three of them expressed an interest (to varying degrees) in the McVicker lot. Staff asked
each of them to follow up on our preliminary meeting( s) by providing additional information in writing,
including (if desired) drawings, elevations or floor plans for whatever type of building they proposed to
build.
One of the three developers referred to above subsequently decided that the other development projects
that he already has "in the works" will take up all of his available time during 2006. One ofthe other
three developers is currently dealing with a client who is apparently considering the McVicker lot as a
possible site for a day care business, but she is also looking at other potential sites in Fannington and/or
elsewhere, and she's not yet ready to make a decision. A few questions also exist regarding how many
square feet she would need, whether she would be willing to construct a two story building (which has
been the EDA's preference in the past), and how she would deal with the state's requirement regarding
enclosed outdoor recreational space for the children.
However, one of our five original contacts, Mr. Joseph Heinen, has continued to express a high level of
interest in the McVicker lot during our meetings and telephone conversations with him. As you will
recall, Mr. Heinen is the owner ofthe commercial building located at the northeast comer of Elm &
Third. That building, which formerly contained a business known as Wide Open Throttle, was recently
remodeled (and substantially upgraded) by Mr. Heinen and is now the site of a satellite educational
.
.
.
facility for ISD 192. Mr. Heinen also owns the rest ofthe properties located along the north side of Elm
Street between 3rd Street and 4th Street, and the EDA has been working with him for a number of
months to explore the potential redevelopment ofthat entire area.
We have attached some conceptual drawings that Mr. Heinen brought to one of our recent meetings with
him regarding the McVicker lot. The drawings include color elevations ofthe west (front), south (side)
and east (back) of the building that he has proposed. Although the color elevations reflect Mr. Heinen's
preferred design, he has also provided black and white copies of three alternative elevations ofthe west
(front) side that incorporate slightly different architectural details regarding items such as rooflines,
awnings, windows and doors. He has indicated that he is prepared to consider "'mixing and matching"
these elements to achieve whatever final design is preferred by the EDA.
We have also attached, for comparison purposes, the drawings that were originally submitted by Four
Star Development. Mr. Heinen has indicated that his own concept plan is essentially based on the same
floor plan that Four Star had proposed. That is, the interior of the building would be basically the same;
only the exterior would be modified (in accordance with the EDA's preferences). The lower level would
still be dedicated to commercial uses (office, retail, restaurant, personal service, etc.), and the upper level
would consist of four or five market-rate rental units. The pedestrian walkway desired by the EDA
(along the south side of the building, connecting the municipal parking lot with the sidewalk along 3rd
Street) is a component of Mr. Heinen's plan. He has indicated that he does not want to physically
connect the north wall of his proposed building to the adjacent building (Gossips), which eliminates the
need to immediately address the existing stairway that is used to access the second floor of the Gossips
building. (However, that stairway encroaches onto the EDA property, which is an issue that someone
will eventually have to address.)
Some ofthe more attractive elements of Mr. Heinen's proposal include the following:
1.
Mr. Heinen is a "'known quantity" who has already established good working relationships with
City staff and other parties (Dakota County staff, Peer Engineering, etc.) in connection with the
proposed redevelopment of the vacant 4th & Main lot and in connection with the rehabilitation of
the former Wide Open Throttle space.
Building Official Ken Lewis has indicated that Mr. Heinen's contractor (his brother, Nick
Heinen) was responsive, professional and easy to work with in connection with the Wide Open
Throttle rehab. Nick Heinen would presumably be the general contractor on the McVicker lot
redevelopment project.
Mr. Heinen has indicated that he has discussed the McVicker project with his lender, and that his
lender is prepared to provide whatever financing would be needed for the project (we have asked
him to confirm that fact in writing).
Mr. Heinen is considering the possibility of constructing a new two-story, mixed-use building on
the north side of Elm Street between 3rd Street and 4th Street. He is currently weighing the
relative merits of putting housing units or office space on the second floor of that building. He
has indicated that including four or five units of rental housing on the upper level of the
McVicker property would enable him to "test the market" and determine the level of interest in
second floor, "downtown" apartments or condos.
Mr. Heinen has indicated that he likes the "phasing" possibilities presented by the McVicker
property and its close physical proximity to his other existing and planned projects. He could
continue his remodeling work on the 3rd & Elm building during the summer and early fall of this
year, complete final construction plans for the McVicker building during that time, then begin
constructing it in the late summer or early fall. While construction was in progress, he could
2.
3.
4.
5.
work on finalizing his plans for the redevelopment of the property on the north side of Elm Street
between 3rd and 4th (where the two brick houses are now located), so that he could start that
project after the McVicker building is completed in 2007.
.
In the past, the EDA has occasionally entered into a "Letter of Understanding" with a developer in a
situation where there were mutual advantages to establishing an exclusive working relationship for a
specified period oftime. The staff recommendation in this instance is that the EDA approve a Letter of
Understanding between the EDA and Mr. Heinen that would remain in effect for a period of 60 days,
during which the EDA would work exclusively with Mr. Heinen to determine whether a mutually
acceptable Contract for Private Development can be achieved. A draft of a proposed Letter of
Understanding has been attached for the EDA's review. If it is acceptable, a motion to approve it would
be in order.
b. Industrial Park - R & L Truc
The City's Building Official has ad ised me that only one more detail (and a minor one) has to be
resolved before the building permi for the new truck terminal can be issued. Everyone seems to be
anticipating that the permit will be ssued within the next week or two.
c. Downtown Area - Exchange
Attached hereto you will find a draft of a pr posed "First Amendment to Contract for Private Sale."
This document incorporates the schedule th t was discussed and approved at the last EDA meeting.
Some additional details have been provide regarding certain aspects ofthe planned rehabilitation work,
in order to eliminate any ambiguity regardi g the EDA's expectations.
. The schedule's first deadline was May 17. By that date, the Developer was required to "submit complete
construction plans and building permit ap lication (if required)" for the fire escape and the Oak Street
access/stairway to the Grand Hall. The c nstruction plans in question were delivered to City Hall on
May 16, 2006, although a building permi application was not submitted. Unless the EDA indicates that
we should do otherwise, staffwill consid r the May 16 submittal to constitute "reasonable compliance"
with the first deadline, with the express un rstanding that the Developer will promptly apply for a
building permit as soon as the Building Officia requests one or when he completes his review of the
plans (whichever comes first).
d. Downtown Area - Riste Building
If the format of the proposed "First Amendme to Contract for Private Sale" is acceptable, a motion to
approve it would be in order. Staffwill subse ently make arrangements to get the required signatures.
.
The staff recommendation at the last EDA m ting was that any in-depth discussion(s) ofthe
redevelopment of the Riste property be deferr until after a developer had been selected for the
McVicker lot. The EDA's action(s) on May 22' gard to the McVicker lot will help staff determine
whether and when to devote more attention to the Rist building. At least two of the local developers
who ultimately "dropped out of the running" on the Mc icker lot have continued to express potential
interest in looking at the Riste property as a potential 2 7 project. Any new construction projects that
are started or even proposed in the downtown area (Mc icker, new City Hall, new Heinen mixed-use
building on Elm Street, etc.) in the near future could pot ntially generate a heightened level of interest in
the Riste site.
.
City of Farmington
325 Oak Street
Farmington, MN 55024
A Proud Past - A Promising Future
Committed to Providing High Quality,
Timely and Responsive Service to
All of our Customers
AGENDA
ECONOMIC DEVELOPMENT AUTHORITY
June 26, 2006 - 7:00 p.m.
City Council Chambers, City Hall
ex.c
1. Call Meeting to Order
2. .Approve Agenda
3. Consent Agenda
a. Bills
b. May 22, 2006 Minutes
4. Public Hearings (None)
5. Unfinished Business
~..
.
.
Downtown Area -- McVicker Lot
At its May meeting, the EDA agreed to enter into a 60-day Letter of Understanding with Mr. Joe Heinen
regarding the McVicker lot. Shortly thereafter, City staff faxed and/or e-mailed the Letter of
Understanding to Mr. Heinen. He signed it and e-mailed back to us a .pdfversion ofthe document (a
copy is included in your packet). I've asked him to send us the signed original, or to bring it to the EDA
meeting on June 26, so that the EDA's Chair and Executive Director can sign it.
The EDA's attorney and Mr. Heinen's attorney are in the process of reviewing and discussing the
previously prepared draft of a Contract for Private Development between the EDA and Mr. Heinen. I do
not anticipate that all of those details will be resolved by Monday night, but I intend to provide you with
a progress report at that time.
After last month's EDA meeting, I relayed to Mr. Heinen the EDA's comments regarding the
combination of architectural details that they would prefer to see. Mr. Heinen took those
recommendations under advisement, and asked his architect to make some modifications to the elevation
drawings that you saw last month. Although the revised drawings were not available for the EDA
packet, I believe that Mr. Heinen intends to bring them to Monday night's EDA meeting if they have
been completed by then.
The McVicker lot is located directly across the street from a building (the State Bank Building) that is a
designated Farmington heritage landmark. Staff members intend to determine whether that fact will
require the developer to get the HPC's consent to the proposed exterior design. We suspect that it will
not, but this topic will be discussed at the upcoming HPC meeting on Tuesday, June 27,2006.
./
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HPC Minutes (Regular)
June 27, 2006
Page 2
6(.'F
.
2. Installation of the new door on Oak Street will retain the existing window
and door openings, preserve in place the existing transom window and stoop, and
install a new door that is compatible in materials, color, and texture with the
historic character of the building.
3. Every reasonable effort shall be made to protect and preserve original
historic interior features affected by or adjacent to the proposed demolition and
stair construction work.
4. Prior to any demolition or new construction work, the owner or the
contractor shall record existing conditions in the work areas with good quality
color photographs and a sketch plan that will be turned over to the City for
archival purposes.
5. A set of as-built plans should be produced on a durable medium (vellum
or mylar) and deposited with the Heritage Preservation Commission to provide a
permanent record of the changes made to the historic building.
MOTION by Samuelson, second by Burke to approve a Certificate of
Appropriateness with the conditions in the staff report. APIF, MOTION
CARRIED.
~.
McVicker Building Proposal
The McVicker lot was acquired by the BRA as a tax-forfeited property. The
EDA is selling the lot to Mr. Joe Heinen who is proposing a mixed-use building
with retail on the first floor and apartments above. The exterior of the building
will be brick and glass. HPC comments include:
.
- The building should be flush to the sidewalk.
- It should be shorter than three stories.
- It should follow a traditional pattern where the dimensions of the second floor
are the same as the first floor.
- It should be compatible with surrounding buildings.
The building needs a Certificate of Appropriateness because it is within the line of
sight of historical buildings. Several drawings were presented and it was
determined option B for the west elevation would be best. The walkway by the
mural would require an easement and the City would maintain it or not deed the
south 20 ft. ofthe property. The EDA will determine which option to use.
.
Options for the stairway leading from the second floor of the adjacent Gossips
building include:
- Constructing a new staircase from the back of the building.
- Keep the existing staircase and sell Gossips a strip of property. The fac;ade of
the McVicker building could be extended up to Gossips so the staircase is not
visible from the front.
- Have an exit from the second floor of Gossips in the McVicker building.
_ Construct an exterior stairway between the two buildings and branch it off to the
second floor of both buildings. The EDA was leaning towards this option.
Mr. Heinen was hoping a combination of options would meet a Certificate of
Appropriateness. Consultant Vogel liked option B because the building looks
]
.
.
.
HPe Minutes (Regular)
June 27,2006
Page 3
symmetrical with straight sides and roof. He did not like to have the second floor
set back from the front of the building for a balcony. If there is a balcony, the
parapet in front should be eliminated along with the historic details and make it
look more modem. The EDA liked the balconies as an amenity to residents and
could be a selling point for the apartments. After further discussion, it was
determined the colored drawing meets compatibility standards. MOTION by
Samuelson, second by Stewart to issue a conditional Certificate of
Appropriateness for the west elevation drawing and the setback from the street,
the masonry materials, and height are appropriate. APIF, MOTION CARRIED.
Final drawings will be brought to the HPc.
c. Liquor Store Building
This building is owned by e EDA and they are looking at leasing the building.
The EDA is considering u s such as the DV AC or the Historical Society for
offices or display space.
Member Burke suggested sharing the space with the Northern Dakota County
Chamber for a local branc office. Consultant Vogel stated the building should
be used for something tha will attract people to the downtown that normally
would not come downtown Member Samuelson would prefer to see it used for
retail space.
d.
Vice-Chair Appointment
Due to the resignation of anielle Stuckle, a new Vice-Chair needed to be
appointed. MOTION by amuelson, second by Burke to appoint Member Ken
Stewart as Vice-Chair. IF, MOTION CARRIED.
8.
MISCELLANEOUS
Consultant Vogel informed the co
final bill at the legislature.
. ssion that the tax credit act was not included in the
Regarding the overlay zoning for th residential area of downtown, Administrative
Services Director Shadick needs to ork with City Planner Smick on this. Once the six
properties are designated as landm ks, then the overlay zoning should be done. Staff
should request City Planner Smick ave an ordinance prepared for the August 22, 2006
HPC meeting. The landmark desi ations will be brought to Council two at a time
beginning with the September 5, 20 ouncil meeting.
The August 22, 2006 HPC agenda should include:
- Landmark designations
- Draft ordinance for overlay zoning
- Comprehensive Plan
When the 2008 Comprehensive Plan is upd ted, the historic preservation portion should
also be updated.
,ex.
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