The URL can be used to link to this page

Home My WebLink About8/8/06 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 PLANNING COMMISSION August 8, 2006 7:00 P.M. CITY COUNCIL CHAMBERS 1. CALL TO ORDER 2. APPROVAL OF MINUTES a) July 11, 2006 3. CONTINUED BUSINESS a) Findings of Fact - 621 Elm Street 4. PUBLIC HEARINGS . a) ISO #192 - CUP for school in R-1 Zoning District, Preliminary and Final Plat, Variance to building height, Variance to development project site - Grading CUP, Site Plan , b) Charleswood Marketplace Preliminary and Final Plat / Site Plan Applicant: KAMI, Inc. c) Winkler Comprehensive Plan Amendment from Non-Designated to Low/Medium and Medium Density Residential and Rezone from A-1 to R-2 and R-3 d) Graham Property - Comprehensive Plan Amendment from Non-Designated to Low/Medium Density Residential and Rezone from A-1 to R-2 e) Conditional Use Permit - McVicker Lot Applicant: Joe Heinen f) Conditional Use Permit - Off-Premise Directional Sign Applicant: Colin Garvey, Executive Estates g) Conditional Use Permit - Off-Premise Directional Sign Applicant: Kim Friedrich, Hometown 4. DISCUSSION None 5. ADJOURN . . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: PI . C .. ~~V annmg ommlSSlon l FROM: Tony Wippler, Assistant City Planner SUBJECT: Findings of Fact for Conditional Use Permit Denial- Jason Stelter DATE: August 8, 2006 INTRODUCTION I DISCUSSION Jason Stelter applied for a Conditional Use Permit for the purpose of constructing a six unit multi- family townhome on the property located at 621 Elm Street. The Planning Commission held a public hearing on July 11, 2006 and took public testimony on the application. The Planning Commission unanimously denied the Conditional Use Permit. After action was taken on the Conditional Use Permit, the Planning Commission directed staff to prepare Findings of Fact, which outline the basis for the denial. The Findings of Fact are attached to this memorandum. ACTION REQUESTED Adopt the Findings of Fact. Respectfully submitted, ''I LAJcr9- TO~iPPler, Assistant City Planner Cc: Jason Stelter . CITY OF FARMINGTON DAKOTA COUNTY, MINNESOTA IN RE: Application of Jason Stelter For a Conditional Use Permit for The purpose of constructing a six unit Townhome at the property located at 62I Elm Street FINDINGS OF FACT AND DECISION On July 11, 2006, the Farmington Planning Commission met to consider the application of Jason Stelter for a Conditional Use Permit for the purpose of constructing a six-unit townhome on the property located at 621 Elm Street. Having considered the City's Comprehensive Plan, its official controls, 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 . 1. The property is located at 621 Elm Street ("Subject Property") and is guided Low Medium Density Residential by the Comprehensive Plan and zoned R-D (Downtown Residential). 2. Until the fall of 2005, the Subject property was utilized as a chiropractic office. To this date the existing building remains on Subject Property. The building is a converted single-family dwelling that was originally constructed in 1895. 3. The land uses surrounding the Subject Property are entirely single-family residential in nature. 4. The applicant proposed to remove the existing building from the Subject Property and replace it with a six unit, three story multi family dwelling. 5. Multi-family dwellings are permitted in the R-D district by conditional use permit. 6. The Subject Property's lot size is 11,922 square feet. The minimum lot size for two-family and other dwellings (except single-family) is 11,000 square feet. 7. The City Code, Section 10-3-5 provides "Conditional uses, as specified within each zoning district, may be allowed or denied by the board of adjustment in accordance with the criteria and provisions listed herein. The board of adjustment may establish any reasonable conditions of approval that are deemed necessary to mitigate adverse impacts associated with the conditions of use to protect neighboring properties, and to achieve the objectives elsewhere in this title." . . 8. The City Code, Section 10-3-5 specifies the procedures for reviewing the application and conducting a public hearing on the application, and those requirements have been met. 9. The City Code, Section 10-3-5 (C) provides: A conditional use shall be approved if it is found to meet the following criteria: 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 performance standards listed below. 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. . a) The applicant proposes a three story 34' -1/4" high structure that is 3,240 square feet in size. Surrounding structures are primarily single story structures. The overall height and size of the proposed structure is not harmonious with adjacent buildings in its size and height and will thus, have a negative impact on the surrounding neighborhood. 4. The proposed use shall produce a total visual impression and environment which is consistent with the environment of the neighborhood. a) The proposed building in relationship to the surrounding properties and structures does not create a harmonious visual impression, due to its significantly larger size and height. 5. The proposed use shall organize vehicular access and parking to minimize traffic congestion in the neighborhood. a) The greater density of housing units on this site will increase traffic congestion and increase dust from the alley and will have a negative impact on traffic safety, particularly along the alleyway. 6. The proposed use shall preserve the objectives of this title and shall be consistent with the comprehensive plan. . a) The proposed building is inconsistent with the purpose of the R-D district which is to accommodate existing higher . density single-family and two-family residential development and promote infill of hiflher density single- family residential development within the downtown area.... 10. The surrounding land uses are entirely single-family residential in nature. DECISION Applicant's request for a conditional use permit to construct a six-unit townhome on the property located at 621 Elm Street is denied. CITY OF FARMINGTON BY: Planning Chair ATTEST: . Its Administrator . . . . 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 C Planning Commission I tf Date Filed: 7-3-06 Date Complete: 7-25-06 Action Deadline: 10-31-06 Tony Wippler Assistant City Planner 1) Preliminary and Final Plat Review Charleswood Marketplace 2) Site Plan - CVS Pharmacy and Retail Center August 8, 2006 Kami, Inc. has requested the review of the Preliminary and Final Plat for Charleswood Marketplace. The property is located at the southwest intersection of Pilot Knob Road (CSAH 31) and 195th Street (CSAH 64) - Exhibit A. The applicant is proposing 3 commercial lots and one outlot on 4.89 acres ofland. Also attached for review by the Planning Commission is the site plan for the overall development (Exhibit B). Plannint! Division Review Applicant: Property Owner: Location of Property: Area Bounded by: Existing Zoning: Surrounding Zoning: Kami, Inc. 3120 Woodbury Drive, Suite 100 Woodbury, MN 55125 Astra Ventures, Inc. 70 Main Street South Providence, RI, 02903-2907 Southwest intersection of Pilot Knob Road and 195th Street Residential use to the north, west, and south. Akin Road Elementary school to the northeast, and the City's northern municipal campus to the east. B-1, Highway Business Adjacent properties located to the south are zoned R-3 (Medium Density Residential); adjacent properties to the west, north and east are zoned R -1 (Low Density Residential). . . . Existing Conditions: The plat area contains 4.89 acres of land. The property is encumbered with a sixty (60) foot wide Mid-America Pipeline gas easement. In addition, there is an above ground pipeline structure located in the northeast comer ofthe property. DISCUSSION Preliminarv and Final Plat Kami, Inc. is proposing to subdivide 4.89 acres of commercial land into three lots and one outlot. The property is currently zoned B-1, Highway Business 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 67,716 sf 68,814 sf 54,505 sf Lot Width 227.19 feet 257.50 feet 199.00 feet All ofthe lot sizes and widths meet the minimum standards of the B-1 Zoning District. Parks & Recreation Randy Distad, Parks and Recreation Director, is recommending that the City take cash in lieu of land to satisfy the park dedication requirement as the property is just under five acres in size. Attached as Exhibit C is a memo from the Parks and Recreation Director providing his recommendations for this development. As stated in the aforementioned memo, Mr. Distad is recommending that the developer extend the proposed internal sidewalk, which is being shown to stop at the northeast corner of the retail center, south to Eureka Avenue. Transportation The site is adjacent to three existing roadways, those being: 195th Street (CSAH 64) to the north, Pilot Knob Road (CSAH 31) to the east, and Eureka Avenue to the west and south. The developer is proposing three accesses to the site, all from Eureka Avenue. The second or middle access into the site straddles the property lines of the three proposed lots. A cross easement will have to be provided to allow the necessary ingress and egress at this access point. The Dakota County Plat Commission met on July 24, 2006 and reviewed the Charleswood Marketplace plat and site plan. The plat commission did not approve the plat at that time due to access issues, particularly onto 195th Street (CSAH 64). The developer is currently showing a full access at the intersection of 195th Street and Eureka Avenue. The Plat Commission's recommendation was that the two access points (Eureka Avenue and 195th Street and Pilot Knob Road and Eureka Avenue) for this site should be right-in, right-out intersections. The Plat Commission was mainly concerned about future traffic flows on 195th Street and potential safety issues. The County's access spacing guidelines require one-eight mile spacing for right turns only access and one-quarter mile for a full access. The existing accesses for this site meet the spacing for only right turns. Attached as Exhibit D is a copy of the Plat Commission's recommendation letter for this development. Staff will be recommending that the plat and site plan be approved contingent . upon the developer's willingness to make any modifications necessary to accommodate the concerns ofthe Dakota County Highway / Transportation Department. Engineering 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. Well Site The City has identified the need to acquire a well site within this property. The well site the developer is proposing is Outlot A. The Engineering Department has reviewed this location and will agree upon this location provided certain conditions/items are fully understood by the developer. Those items are as follows: 1. A restrictive easement would have to be obtained from the City, limiting access to the drive in specific circumstances (No hazardous chemical trucks, etc.) 2. When the well is under construction this drive will have to be closed down in its entirety until the project is completed (the drive may be closed for up to one year). These items will be addressed further in the development contract. . Gas Line Easement As previously mentioned, the site is encumbered with a sixty (60') foot wide Mid-America Pipeline Co. easement. The developer will have to provide the City with documentation prior to filing of the plat with Dakota County that the gas company has agreed to allow development (vehicular parking) within its easement. Site Plan The Charlewood Marketplace development will consist of three retail buildings: an approximately 12,000 square foot CVS Pharmacy, an approximately 10,950 square foot strip retail facility, and a 10,000 square foot-two story structure. The strip retail center and the pharmacy are planned to be developed immediately and the two-story building is being proposed as a future development. Attached as Exhibit E are elevation renderings for the CVS Pharmacy building and the strip retail center building. It should be noted that a conditional use may be required depending on the type of use that will be proposed for the various buildings. Attached as Exhibit F, is a list of the permitted and conditional uses allowed within the B-1 zoning district. Minimum Bulk Standards/Setbacks . The minimum bulk standard for the B-1 zoning district are as follows: . Front Yard Setback: 30 feet* . Side Yard Setback: 10 feet . . Rear Yard Setback: 10 feet Minimum side and rear yard abutting any residential district: . Off-street parking and access drives: 10 feet . Public and semipublic buildings: 35 feet . Recreational, entertainment, commercial and industrial uses: 50 feet . Maximum lot coverage of all structures: 25% *The building setbacks off of Pilot Knob Road must be at least 50 feet per Section 10-4-1 (L) of the City Code, as Pilot Knob is classified as a minor arterial road. The proposed building setbacks as shown on the attached site plan meet or exceed the minimum setbacks and bulk standards of the B-1 zoning district. Off-street parking The site plan shows 140 total parking stalls being provided in the first phase of the development (CVS and strip retail center). The parking requirements for retail facilities per the City Code are as follows: . At least one off-street parking space for each 200 square feet of floor area up to a total floor area of 1 0, 000 square feet. At least one off-street parking space for each 250 square feet of floor area in a building that has between 10,001 and 30,000 square feet. At least one off- street parking space for each 300 square feet of floor area in a building that has more than 30,000 square feet. This would require that a total of 96 off-street parking stalls be provided with the first phase. The developer is showing the ghosting of a total of 76 stalls in the second phase. It should be noted that the parking in the second phase (the proposed lot 3) will ultimately be determined at a later date when or if the lot were to develop. Trash Enclosure Locations The developer is proposing two locations for trash enclosures. The one servicing the pharmacy is shown southwest of the proposed building adjacent to the drive-thru. The trash enclosure servicing the strip retail center is located to the south of the proposed multi-tenant building in the easternmost portion of the parking area. The Solid Waste Supervisor has indicated that the location of garbage containers and garbage enclosures have appropriate access for City garbage trucks to remove the garbage. Landscaping Overall, the landscape plan was acceptable. Lee Smick, City Planner, reviewed the landscape plan and offered the following comments: . 1. No planting is allowed within the right-of-way for 195th Street and Pilot Knob Road. All planting shall remain within the property boundaries. . 2. On the east side of the site next to the 19 parking spaces, shrubs need to be shown to meet Section 10-6-10 D (6a) of the Zoning Code. Approval by the gas company is required and needs to be submitted to the City. A revised landscape plan will need to be submitted to the Planning Division for final approval. ACTION REQUESTED Approve the site plan, and Preliminary and Final Plat for Charlewood Marketplace contingent upon the following: 1. The satisfaction of any engineering and planning comments. 2. The developer obtaining the necessary approvals from Dakota County regarding the accesses onto 19Sth Street and Eureka Avenue and Pilot Knob Road and Eureka Avenue. 3. The developer shall provide the City with documentation regarding Mid America Pipeline Company's approval of construction and development within its gas easement. 4. The preparation and execution of the Development Contract and approval of the construction plans for grading, stormwater and utilities by the Engineering Division. Respectfully submitted, · -r;;,~ Tony Wippler, Assistant City Planner Cc: Paul Tucci, Oppidan, Inc. . ~XIl1f3lr A-I ,-:, . .~:. '" , ~ "'<-' '. ,;:o~ .... ,. , .' ,..', .... //':..:..:~, II:: / '.;." / / .:,-. "/ \. ,>, " // -:~, y " / ''0 / '-<: ().. // , . // ':- I / -;) I / ,', / -, . I D.to.KOTA COUNTY RiGHT OF W.:".Y ivl....P NO. l~Hi o ~~ I I I " I '" L_____ . - - r----- I I I I I II ):. I \ I 1-" F.~ -I i - - -:~ - \ ~: I ~~ - : I ~,II\ .', I, I~ I ~jj \~j- I I .'. II '~l I- - - - ,~ - il-fl'~i-Il ~ ! ":Ie ::i _ I I i m i~ \ 'iq : i I ;::11 ~q ~----, I /! ,.:,' " ;,: _ I I ~:. ~; I' J -". e !I ! :i: I ~5 - I :.:- I' I ~ ;e,;,' '. ;:111 \ ,~'" I - I <:; \1 I ',' :~: 1--1 ' , ;~" I: ,/' - 1./ " I ( 11'- , .io I L____. r----------------------------------------~ -~ " " , " " !I!I! Il!l! illl' j- ~II;I ~. ~M ! ~ I !J~ -= l! 'Ii Hil N n ~I n ~~d r: gUn I'll n~~: ! 1 ~.. ~~ H~~ ~i! ~flh~ f<!.. !i.. Ii ~ ~g ~z ~mi~ . l:iH~ II "i~i If II I~ !I; ~ ~!~ l~~ f~ ~ i ~ ~= [ ~ s= JJ~ 'iE ' ! I H~ II ~~ ';li~ ~.i ii - ,~ i i ~~ oolll'l ~ ~ ~ ~ pI tttt t't i h ~ ~ > I~ S i j a~ J:J i U i i ~ ~[ ~ ~; I , I .... I I . it II~ r IS ~ ! ~Jtfl 1 .. U I ~~ Ii t 8 . ~ ~~~ ~111~frr~r~r~ fir I~I! 11/111111 ~~~. ' " l l i j .1~ljwri Ii 11~~I-!lli -I hi- It~ioil ~ ~-H~hlf; II Wim II .. f"l~jIJh( I !fiUiiii! j'1..ai-l. i iIJ:~=.!'" l!hl~ 'fl !sfi!fi" r I Ihr(.!if I :lfldl!! I JI~ thf I jibIJi!~ i t! iiiltl! i HI'ifill I 2;~ I ~~~8jl I !If.' iff ~ ~. rh, = I' " ! f' fi ~ . l,n 12 ... i IMi' ff D- '''I' I' ), I .'ill _I = r----- I I I I It Itlill' Ii 8~" Ulji~~ I~ II; '1= ~:II I j! · It t I.L Ii ili jii I., ., IAI8i , l!I I ;1 II 8 . I I · s a i j T <> & I () 0 O. . i ipUPPIIU I i I~il ~~l IP~ lill ~ ~ I UI tN,'11 " " I I " If;; I'~ 1\ U I"!' I \ -. ~ !~ ill!lhlllllr ila ~S~IIIi! I ~~ ! I~~ 0 ~~~.~ ;8! ~ I ~~ "'''' 7<.- ,." rn :;l~ ~8 ""0 ! . . .'\ '\ '\ > " '~:- / '\'~> '. "0...' 1. ...- / ".,~ . '. /' /' / ^ .~ / / / / .:.'\' '\ / .."C1I>1 '- '- --< / / ~ \;'> .. '\ '\ '\) / ,OI......~~/------t----iW...---l 1- - - / .' > ,dJ)'. /// I I -.. "" / ('. '.' 'b d1 // : I ,,; I I ~~" V, C. ' // /: i;:' : " f ,:'.;., '\ / / , . : I '\ ',', f >. .@ '\ / / .1 .-......., I '" \ ~ -'=-, . , ". f "' / '\ >-q.:j < 'v ' ... ~I I .. . I i ! / ',>' ..//:-, 'j \I[ ~ :' f / ';', ". / /-:/ Cb ".'" : ~:; : I _ -.. L f /,,::.'::. - / / ~ ,:~~~'------~--, " :~: I ~ ::1 L - -. __ -.. L~, .::. / e / ',~ () ~ L 5D'U'"'' "'-57 J :.~:.~~,: I ~.. I -~- 0 "-::-:.. / / ~ ""'e) 1 r -., ----1 I..... ',:. -.. -.. / /' ~ :": ... ". I": I ::, (" ~u ~ .;:, /Y /.l :: .,. : ~:~I::: .. : ~u ~ / .' ,/" ! ~ i '.' ! = . ;:;,J~: I ro- ... / ';, , " _', f4 ~ I 8 I '.' : ~l: r - -'rra / ,/~<:" ~______, ""_" !: i i t,l :!l. ,~; I CI.i ~:- ___ /1 "\'~ -~, : ", ~~,.::.:;'="'_~ "J to ~! ! ~; ( '.';', III ,. ;';; O~ "S" --. i I...... --..... ""'lil.,'" ,1."'''''''' ~I 1:::.....-..... I . :;.,~iQo..1 I" "',~...<~ ...,.1 1 -, : \ '.' 0 . ___ -,:"",Y I I~" ""....::.s".... I I ~ '- I;~ =:, I -.....J i 1& .....-..... --~.~I !440~~ --.... I :;;1"- ..... ;~ f :. ~ :~ "<:" : :~......., - ______ "'-, : \ I I / '-I - I ~~ I I - ", "',""" ," "- , ~ 1 I / "J I : II ',_ """""'. . ------ ---, I." I / L" .... L_______ ~.... J '- -"~' ,,,..' ____ -'- I 8 .~ v:-' L _ _ _ . so.,. -- __"",,-~..J /- ./1' I I '" ~ T _"C_~ i) ._~S2'2f.rW / I L ~ ! "..o"...~.. "'_""""" .7' - - - - - - - - -.- - -' .' - - :tJ '---=-="-_L= P'~,:!--=;n:b _-~oad _ -- iC;~.^.;- _ ;,;:--=-:;;)- - t -'/{~'~,/ --t--~--~ . ""',. "",,,m .;e." '''' W^, ",. "C '"" . - -- -- ,~ _....i--- -- -- -- ---- -- ---- -- --- - - - --- ----... ,- - s: '\'\ : Ed:; ~ " " I ~:) :~: · I. 1 I i~: ~;~ I I i';i ~i; ! I ~... -T- ~~~ ~~: ~-' r-- 8 ~:urekc. ,u.ve:-:ue ~~m I U . 0 >2~ I ~ ~~ ~II :~: I~~ ~iloilu I .~ U! ii~i~ ""0 n~ I ~i ~ M I I ~ ~~ 21AI~ L 3~ ~i~ r ( ii p~ ~~. ~ II- . I ~~I . ~~~~~ I ~ ~; ~~~ ~o i ~~ i~. h~~ I -I lt~flI ~ <; 1 ~ . ~~ ~~ !Iil I '" ljl I It a ~ <;] ~ ~ . . . ~Xtf'18Ir B B~O !ii! r; ~ I It tIll II tlillt1 1~~w.~r1~u: I 11!1!!'!li'lllllilll;I;I;illl~!I'IIII; liillllHHH1HI ft ~u,a.ar.1 ............ ........ ........ ........ ........ u!!! !<<ii! Ii ~ li~;~{ ~ [j! Gll!ft !lI!lliiijr i','~ r I I I III JI f. ,r III J,t(1 llil.",S of of J ... m (I 1 flllf! I Jill rill- t.; (II irf ~Jlli; ~~ "I!"U I~ III J ( I I 10 h rrll 1111 ! II oll~' ~, If;! 1& ~ I II - r trl II It'll r i I .11'll 111 ii Ii ~~ f "I ~ l" f l S' ( f I I- I"i t (fl. II III ,r till I t d I ; I! ~ll~~: ;ih I i iiJ H!I ~ !tll~ I' i III ! I' ~f dJII!~i JI!J r ~." I 1) ~ I I: ',1 a It"l la. i! l II """I I , 'I I I' J' , ~ h I JiJ ! II ,( I I . / / / I I I I I I J I~ , I I I I , ~Jt , I: I: I: I: I: I: I: I L_______ L____ fi Ii ii. ......... --,-- ,~ ,/,--- -J.---- , --- __ 'I' --I r-----___-r--.. ~, - _ _ _ : J ,If 7/r-" '..-~' tI, '/' ,/ "...' : Il : : " ~I ", " "" '{' I tI, I 'I, ,'> ~ : : I 11/ .~~. /Il I~^ '~~~;;, ,/ I m I 'I' I /1 I I /1/', ~o~" '{' I I I I B / / "" , _ , , '/' /1' It.} /// " ,...~" ----_J/ L I I I / / " ... -- -----J/L ';, ///1 )/', - - - - - -'- =--:........../ L /~/ I /~/I'\,~" "- ..J." /// I'" /// , , ,/ ........ ....... ......vl// //// " "- ......./ < // / '," )' " " // / ) Y - - - - - ", / // I // / r---__, r- --,. _ , 'v/<~/ I.... // / I ',r-----,....... -~4& 1 : II I : J! ", , , ,', / / /, , a 'I' I ',1 ',>-^"",_ ' '" / II iI ::: ,'1,1 ;~ "I, ~.~ //'^'''' v.. D i''- II/ I :.: /ojI~/ ",' .; !ff I /1/ . /%,/I ',' f) :ff fl/ /~/ '," 'I: I , //j/ I ,,> ') , l " , /%,/ I._~ / / '4 '{, 'I' /n 1'-' / ? ' ........ I, /'/ / ............JI ....-..J/l.../~/ /// .# --../.. I /<'" //" ...... / ............ // _______, -- --I( __ "'> / -------- .................. / ------- , "7 ", ............................ "'" -I,....... .................... / ""~ / I I / I -~f .-- .........- t ---------------7~=~~~ I -____~__~_~__ ~_ ~__ _n __ _______ r~~~-:_--- ---------- ~~ ~ I _- --' ~,..~~ ---------------------.. ------ . 'j-'-----I .------- --------------ijl---- I~---~'-.c---- r 1'__- il- 111111111 ~~~ ! ,i , ~ ~ :r: H ,. l.fri t: ~ L~ Ii). "" ~ I JrjfJ-a I; . !8[ ~ IfIll ., ,Elil Ii ~ ~ ;; ~ f; 8 Ii ~ ! I '" . "'0 II. i ,-- _ --.J ~ ~i~ !I ~III ffl*~ffrf~ II!:' I'" i !j~ :c. .-'-- .- .... .... ,,- ,,- ,,- / I' -I- I , l~t. , 'I I :r I :1 !I i. , 1& - - i F--=--=-= I: I: I: I: I L._______ ,.==== I: I: I: I: I: I-F=== I, I: I I: I I: ~ I: I L_______ r~=--=--=--- I: I: I: I: I: I: I: /~ I: ...,%/' I :/~~... ((/... I L______ L___ LXthiJlT e - / . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: Planning Commission Members FROM: Randy Distad, Parks and Recreation Director RE: Charleswood Marketplace Plat DATE: July 31, 2006 INTRODUCTION Parks and Recreation Department staff members have reviewed the Preliminary Plat and Site Plan for the Charleswood Marketplace Development (the Development). DISCUSSION Since the Development is a small commercial development of just under five acres, it is being recommended that the City take cash in lieu of land in order to satisfy the park dedication requirements for the Development. . There are good pedestrian connections and access around the periphery of the Development. Regarding pedestrian connections within the Development, staff is recommending that additional sidewalks be constructed so that pedestrians can move better internally within the Development. Attached is Exhibit A that shows additional recommended sidewalk connections that will allow pedestrian movement in the Development. The Parks and Recreation Director and Solid Waste Supervisor have reviewed the site plan for solid waste container locations. The Solid Waste Supervisor has indicated that the location of garbage containers and garbage enclosures have appropriate access for City garbage trucks to remove garbage. ACTION REQUESTED The following approvals are being recommended: 1. Approve taking cash in lieu of land for the park dedication requirement to be met 2. Approve constructing additional sidewalks to provide pedestrian connections through the internal areas of the Development 3. Approve the location of the garbage containers and garbage enclosures ?Fjtfully Submitte.d, ke-1L fj;-j;j} Ran;;iJad Parks and Recreation Director . cc: Benno Klotz -ll I . ~x InUIT C - J f! 11'; j'llllll . · : i ,: Till il"'lIHC'~?"~I'<>-.ocl 'II 11111' !11111I11l1l'1l!, i ,Il, III! I illl',1 ~ lU111 II II d/l I' !Ii' I 'I liillnlHfHiHI :;; ~ p ,. i'i i i nhll Ih i nil III , II 11,1 II Pl'll~ l~I~' PI 11 J ~ 1 If . I' : I t 1 ui It III I 1['; 1 I {l II H;! I~ ~ fa ! II I ii Ilt~ ~; !Plf 'll; ; 1'1" n; WI; fl~ ifi I' ~~I. Ii ui~1 II I ~P~,1 fll! I IJn~ 1 I~ Ii II I JH~ h !n i~ Wi if!' t Jl!tPn! m f!i I ~ !!! i IIp,l 1.1. fl,l , l~ hi 11ft.~.: -f, "~~ I I hf ,I ''If lip' 11 II} JII'"" - I ~ t'l', iilt'it Imi i ,I,.; l~~ ~~ B; ~~ f Ui I I ,l - I 11- J 11 [f hi II II} I ; I!~! t~~~ ;1 i If l'if H~ ~ IIII J I'll 'Ul ",h I-I -11,1 I' . I 1 II 'If! .i It " I . 1 2 11~1 1" f.. I -. I """I I ,I · h. -I i -. I 1! f1 I i h ~: I _- ,- -- - - -- - - - - - ---- - --- - - - -- - - -- - - - - - - -- - --~, _---------I~ i...-----fJ~::- - ~ III _-u-----,,-- r I j ---- _------- 1, _ ----r I Hi! Illlllllllil;~~ IHI'I"I'I'!I.i!n 'f > i'j r, ,It I 1'1 '11" -j-! il~1 t !Ji.l ;l.I'!;: ht-:i !i ~ 11113 ~ ','11'1'11 t. ~ ~-}t'r l"i 0 lJ -- I" 1,1,' "-I" 1 I"l ".1'. II l,i:!!i.j'! !:L I' 1 >: II, l' i!ilmll!i!; rH I'! ;;l 1.1 i j'IIIl'IIJ'II'llI ,- 1 <II III i "1 ,. ~ ~.. '.....n:fl.1 ........... / / ,---- / '" , - ~:: - ---- '" ___ _ _ (l I;:' w.' g: ~5-:l, I ~~o ~.~ U\ 2 t ~v~ ~~., ij 0 ~tJ=-: 0 ~-o V\ j tl (A ~~IIII~ (!\ ~c tt ~~, f}? o ~ ~~ -7\ r,\!\ t en -' ~ E., . V\ - - - - --- - - - ,- ,- ./ ./ / / --- {-----, ~:::- -,- :1, --7',..-.................. 'I' I I ................. . ' .1' "~ : If I '" " ------- ~ ~~~ ~I rrl;~~I;~~ I \r ! < - !l I,~ ~ ~8~~.~ ~ l Z ~ ~ I I I I I I I ~ ~ I I 1~~ . I il :1 I :1 IE !~ I 1& .. I I I I I I I I _______ L____ m x ;:r- - , tr + ~ & ;:.:0. .... a. CJ) i - A.... ~ r---- I i------- I: I: 1\ I: I L-__u___ r .==== I: I: I: I: I: \-'==== I i-----u I: I I: I: ! I: I L_m___ rr=--=--=--- I: I: I: I: I: I: I: ~ It ~~./ I : /~:;/ ( f'// I L___n__ L___ - -'C--- - -- or 3:~ >> """" ^ r- "'''' --< V> ~~ no "'0 ! . Surveyor's Office Todd B. Tollefson, P.L.S. County Surveyor Dakota County Western Service Center 14955 Galaxle Avenue Apple Valley, MN 55124 952.891.7087 Fax 952.891. 7097 www.co.dakota.mn.us . . o Printed on recycled paper with 30% post-consumer waste AN EQUAL OPPORTUNITY EMPLOYER btl1BIT D July 28, 2006 ~~~ D [g@[gDW[gr~1 l JUL 3 I 2006 !\ I I~ City of Farmington 325 Oak Street Farmington, MN 55024 Re: CHARLESWOOD MARKETPLACE The Dakota County Plat Commission met on July 24, 2006, to consider the preliminary plat of the above referenced plat. The plat is adjacent to CSAH 64, and is therefore subject to the Dakota County Contiguous Plat Ordinance. The proposed preliminary plat consists of three lots, approximately 154 acres. Access to this development will be from a Eureka Avenue, a city street. The proposed preliminary plat is guided for commercial use and is a replat of part of Outlot B, Charleswood. The history of the Charleswood plat indicates that it was recorded in 1998 when County Road 64 was a four-lane undivided roadway. In 2001, County Road 64 became part of the east-west preservation study and was adopted in 2003 as a future four-lane divided highway with 150 feet of right-of-way width (75 feet of half right-of-way). In 2004, the Plat Commission reviewed the Charleswood Crossing plat and reviewed the two proposed access points connecting Eureka Avenue to CSAH 31 and CSAH 64 and stated that both access points are required to be right-turns only. This proposed plat shows these two accesses but with one full access to CSAH 64. The one access point on CSAH 64 is located approximately 580 feet west from the intersection of CSAH 64/CSAH 31 with no existing medians to restrict right-turns only. The one access point on CSAH 31 is located approximately 690 feet south of the intersection of CSAH 64/CSAH 31 with a current median that restricts the access to right-turns only. The Access Spacing Guidelines are one-eighth mile for a right turns only access and one- quarter mile for a full access; therefore, the two access points should be right turns only access. The Dakota County Right of Way Guidelines require 75 feet of half right of way for CSAH 64 and CSAH31. The plat is dedicating an additional 15 feet to meet the 75 feet along CSAH 64 and 75 feet exists along CSAH 31. The developer discussed the possibility of allowing a three-quarter intersection at CSAH 64 or CSAH 31 to get more traffic into the site and decrease the amount of U-turns on the County road system. The Plat Commission indicated that the site should utilize the existing full access on CSAH 31 and that the two accesses connecting Eureka to CSAH 31 and CSAH 64 should be right-turns only. As the Plat Commission noted, access to CSAH 64 is right turns only; however, no median exists at this time. This access may require a median during the permitting process with the Transportation Department to restrict the access to right-turns only. Restricted access is shown along all of CSAH 64 and CSAH 31. . City of Farmington Page two July 28, 2006 The Plat Commission did not approve the preliminary plat as submitted. No work shall commence in the County right of way until a permit is obtained from the County Transportation Department and no permit will be issued until the plat has been filed with the County Recorder's Office. The Plat Commission does not review or approve the actual engineering design of proposed accesses or other improvements to be made in the right of way. The Plat Commission highly recommends early contact with the Transportation Department to discuss the permitting process which reviews the design and may require construction of highway improvements, including, but not limited to, turn lanes, drainage features, limitations on intersecting street widths, allowance and size of medians, etc. Please contact Gordon McConnell regarding permitting questions at (952) 891-7115 or Todd Tollefson regarding Plat Commission or Plat Ordinance questions at (952) 891-7070. . Sincerely, 'I~/.7* Todd B. Tollefson Secretary, Plat Commission c: Loucks Associates . . JI)'.lf . . .~ ? ~: 3 ~~ Q ~ i...; ~_ t )> ~ ~ 0: I ~ < ~ ~ :z --' V) o ~ , 'i ~ 8 ~ ~ ~ .. EXlf7tJ/1 C - t r~ I ~ I . I , '" ~f'~ ~f :f: ..':I r ~ ::'::tl J I/) g~" ~~.! lfI.!!!r.'~i ~'. n; J,~~ 0 ~~f < t'"" ",.. ,~ ~~'~ :~ "8 : ~a5 c:en ~ '" ~ ~ I ~~~ @9.. . k~ 5: r'1 N N )> Z Z r'1 -0 r )> Z . , ,; .,., r o o ;U ~ ~ )> 0 Z ~ ~ ~ ~ ~ ~o ~oo CO ~ I~ TW " ~ ~ 2i5i m~ ~ ~ . ~ < ~ H -I ; ~ 0"0 ~ r- z ..~!~. 00- ~. 00 IJ! ";. c <: u_ =~ ej~ ~ ~ ?:J ~ ~ UH~ 0 ~!!l!~ ~ ~<"' ~ ~cn 0 c ~ ~l~ ; .'~'~iiI ~ ...., - ~~;;:~ I ~ tn N ~, ~ " 08 : "'''' ;'l~.a ~ 00 >- 00 Z x DHit3rr e....}- ~ \-l[jiilJ ~ @ I r; i~.' W 1;::- , t r-u j o' i ;5 1'. I (7;) . I ,. "-_.-" ~-~-=- i~i ~ . flU I Ii .~ IIFII! P. . li~1 r' ,I > Ii!' .~ 1: jlZ ~2~~ ~~~. .~. ~o . ~~~ ~o ~i ~~8~ ~1i~~ ~~~~; ~~~~ J~<i. . :.;~ i~ ~~~ i 3 S 0 'Uii ~~~ EEE ~~~ ~ J g~~ ~~ ~" ~~:: ~~ ~~ ~ ~::~ . ~ ~ ~~~ j ill ?;; ~~~ !! ~~~ '" "a~ ~~~~ ~ ~~ ~:>' 8 ~~ '" ?; ~!il _ 8 0 ~ ~ m? gi ~ ~~ ~~ ~~ 8~ .~ :>' ~ ~ij I G) Wll ~ ~!~ i!~. I'" . . 0 - s:: ~ 2 ~ ~ ~~~~~! >- --< ~ ~ n ~ ~ ... ... - C'l ~ " - ;0 ~ ,~ ! ~ ;;: r J ~. I~ nun r x" f'l 7~ (;) ~~ ~R $~ ~uni C'l z s \, - " '" ~ r~ ~~ r . ~~ & q R " ~ ~ " UlBP ~. . ~ ~r "~ ~I ~ ~ ~ :'~ o 0 0 .~~ ,~ ~, I~ . ;n"'Hp ~i~IH Ii\; .- m 5 ~ ~ -t m~I~~~'z ,~ 2.' ,. ~ ::' ~ ~.. ~ ~ 0 r p~ 1}~~l~ ": ~n ~ J ~ P ~H ~!f n'l~U~~ m~~e~ g:.~~q~ I ~ :I lJ'I ~ ~ \i ~ (Jl .- ~ a II lJ "'....)0 J:>. rri ,~ ~ () i ~ ~ ~ \~, E ; i ~ ~ II ~ 1] 2 ~ Q ~ ~ 0 ~ ~ ~ 0 ~ ~ ~ ~ h ;l) 0 ~ m - I Q \ ~ <J> I II ~ I I . ". ~t. w~ 1of,~ ~I~ ~r ~;~ ~I~ ':1 0) ~13 b~ 'I: I~ 10 \: r I; z p Ii \: 'f'l 'v> --< -.b ~ ,lJ- 0- 0- 0 ~I~ '0 ~~ ~IIPPi ~r 11-[' ~V<;o ,- :'I~ ---< ,- ~v> i I~ f'l C ;0 f'l ^ >- >- < I~ c I~ ,C'l 1>- .v> --< t~ {i) ~o~.t~ ~i.l '~~r ;i~ ':1 EXlrlfF' C - 3 ~. ~ ~i) t.; Q;:2 q:] ~"I ~~ 'r I~ I~ i~ ;0 f'l >- ;0 , \ B~i~~~ qH ~~ h ~2 h ~~ p~ P~ .i P~ p~ ~~~~ ~~~~ , ' z o ;0 --- I;;; 12 C'l v> o S I " ',I , , , , \ \ \ e I I ',,' 110 m , , I T , , ~ ~ ~ ' I ~.~ , , , , ~o~ ~ I !~ ~~ " ~x 5~ .~ !'1m ~m p~ P~ ~~ ~~ \ \ ~<~ B ~~ ~m 28:l!~ ~~ ~~ ~~ ~2 ~~ 5' m, ~. J " P~ p~ ~m a i\ ~ H ~l U ~i ai!~ ~~ ~ .~.~ '. '. ' . ., .~ . r. r H", H r r.' o OR ).('1 "'~).f'\ oR o~ 1 pa p~ ;: ~dp~ p~ ~ ~ ~F ~~ ~. ~r ~. ~ i .~ ~~ .~ ~~." - ~ ~~ ~ ~~ CHARLESWOOD MARKETPLACE I "-'wturtUylhG1l11ll ~an. .p<<;r>CG1~"" 'Iil~i repri* g i ..pD<'I_lpr.pO....l>,.........-.......,.otit'ocl lu~.m.lon and 11'1'" I am a 6uly ..9'.'...., :D . RETAil STRIP CENTER .tJlCH1TtCT ....d..~IO..alllM ,,~ .j 51<010 01 "1~N.[sOTA . l PilOT KNOB ROAD &: 195TH STREET ..p I m i FARMINGTON, o,llNNESOTA 11;11 DESIGN \ z $i~""""" BR....'" R. .K)IiNSOIl 0 In l 18050 ,! ,~c=~~= roc PRELIMINARY EXTERIOR RENDERING ~. ROoQ_Ioft......._ . . . ~ :H , ~ < ... o o h~ z o ;;! e I z ~ OO~i ~0~i ~~~i ",8,.,... .~ oo~i . ". ~ OO~i ~@~i :n '"'..... ~ OO~i ~! ~i ~ nlHf>i T 1['- 'f y I "-V 4t CHARLESWOOD MARKETPLACE RETAIL STRIP CEN1ER PILOT KNOB ROAD & 195TH STREET FARMINGTON, MINNESOTA. PRELIMINARY FLOOR PLAN . ~ '''''', ,,,,,,,," '"" """ "''''''..'''~ rep~'1 r, orl woo prepc~ by m. or undtr my d".~ :;ll~i~ .!pervlsi"n ond 1/101 I om 0 duly r.g..l.;~d.. i:'"'S , A,IlCHllECT under 1/1. 10'" 0/ . :="- ~8;ll . ....;. "..., """". ;1~1! DESIGN IjJrI !! i~ ~ ill Slg"o!ur. eRI",.. R. JClf.lNSON i.. III R'~l'\f~~()"~m'o'" ;: ~ .N=C....,...c::>A....-r-SO 10-5-13: B-1 HIGHWAY BUSINESS DISTRICT: [XHT.i3IT F Page 1 of3 10-5-13: B-1 HIGHWAY BUSINESS DISTRICT: . (A)Purpose: The B-1 highway business district is intended to provide pockets of convenience type uses along major thoroughfares that are both pedestrian accessible from adjoining neighborhoods and automobile accessible for short trips and through traffic. (B)Bulk And Density Standards: 1. Minimum Standards: Lot area 10,000 square feet Lot width 75 feet Front yard setback 30 feet Side yard setback 10 feet Rear yard setback 10 feet Minimum side and rear yard abutting any residential district . Off street parking and access drives 10 feet Public and semipublic buildings 35 feet Recreational, entertainment, commercial and industrial uses 50 feet Height (maximum) 35 feet Maximum lot coverage of all structures 25 percent All standards are minimum requirements unless noted. (C) Uses: 1. Permitted: Animal clinics. Clinics. Clubs. Coffee shops. Commercial recreational uses. Convenience store, without gas. . Health clubs. http://66.113.195.234/MN/Farmington/13005000000013000.htm 8/3/2006 10-5-13: B-1 HIGHWAY BUSINESS DISTRICT: Page 2 of3 Hotels. . Motels. Offices. Personal and professional services. Personal health and beauty services. Recreation equipment sales/service/repair. Restaurants, class I, traditional. Retail facilities. Sexually oriented businesses - accessory. 2. Conditional: Auction houses. Auto repair, minor. . Auto sales. Car washes. Child daycare center, commercial. Convenience store, with gas. Dental laboratories. Grocery stores. Group daycare centers, commercial. Hospitals. Nursing homes. Outdoor sales. Public buildings. . Public utility buildings. Restaurants, class II, fast food, convenience. http://66.113.195.234/MNlFarmington/13005000000013000.htm 8/3/2006 10-5-13: B-1 HIGHWAY BUSINESS DISTRICT: Page 3 of3 Restaurants, class III. with liquor service. . Restaurants, class IV, nonintoxicating. Solar energy systems. Supply yards. Theaters. Wholesale businesses. 3. Accessory: Parking lots. (Ord. 002-469. 2-19-2002) . . http://66.113.195.234/MN/Farmington/13005000000013000.htm 8/3/2006 . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463.2591 www.ci.farmington.mn.us TO: ~0 Planning Commission \ Date Filed: 7-5-06 Date Complete: 7-5-06 Action Deadline: 9-3-06 FROM: Tony Wipp1er Assistant City Planner SUBJECT: Comprehensive Plan Amendment and Rezoning Request - Bart Winkler DATE: August 8, 2006 INTRODUCTION I DISCUSSION Bart Winkler has submitted a request for a Comprehensive Plan Amendment and a Rezoning for his property, which is generally located east of the East Farmington development and south of 213th Street (Exhibit A). The property consists of two parcels of land totaling 70 acres. The easternmost parcel contains approximately 56 acres and was originally annexed into the City of Farmington by Ordinance on April 16, 2001. The remaining 13.514 acre parcel was annexed by joint resolution and approved by the Municipal Boundary Adjustment Unit of the Office of Administrative Hearings [MBAU] on September 15,2005. The subject property is currently zoned A-I (Agriculture) and does not have a Comprehensive Plan designation. Section 10-4-3 of the City codes stipulates the following: "Land areas which may be added to the city by annexation, merger or other means shall be classified A -1 agriculture until such time that the city council may rezone the added territory to more appropriate classifications. " Comprehensive Plan Amendment Mr. Winkler is requesting a Comprehensive Plan Amendment from Non-designated to Low/Medium Density and Medium Density designations. Rezoning Request The applicant is requesting the property be rezoned from A-I (Agriculture) to R-2 (Low/Medium Density Residential and R-3 (Medium Density Residential). It should be noted that Mr. Winkler plans to submit a revised concept plan at a later date for consideration by the Planning Commission. The concept plan will be consistent with whatever Comprehensive Plan designation and zoning classifications exists at that time. This is consistent with the philosophy of the City Council, as they have indicated that land use decisions should not be dictated by development plans. Rather, developments should be dictated by approved land uses. In addition, park and open space will be determined for this area at the time of platting the property. . ACTION REQUESTED . . Recommend approval of the Comprehensive Plan Amendment from Non-designated to LowlMedium Density and Medium Density Residential, and Rezone the property from A-I to R-2 and R-3 contingent upon the following: 1. Subject to the Metropolitan Council approval of the 2020 Comprehensive Plan Amendment application. Respectfully submitted, '76f 4J~~ Tony Wippler, Assistant City Planner Cc: Bart Winkler . . . ~ -L o !g ~F "'''' I I I I I I I I I I I I ylt~ ~lJ- I I I_I l-i I I ~ -j ~ ~ ,- T II I: J~,t;j~i ~I! I L-1-r1 ~l ~ LI_I_I_I~ L-l I I II I L___~_____ I_L_I~' -- -r -L ___ o ~ " ~~ ~ i ~ ~ ~~~ l-~\ F @I f'-,) \1'::. I en Ice.: I Ir-: j ~. 1:.~:' \ ,,~, DO ~ " r- ~ 0 o " c "i? " '" o g '" c: Bi " ~ ~ Ul =< -< 8~ > :z ~ij - v FARMINGTON SITE PROPOSED ';;o~Ri;;~SIVE PLAN LV DEVEWPMENT, INC. ~'~:= I~' James R. Hill, Inc. -.::e-~:: . ~ PLANNERS / ENGINEIRS / SURIHORS --.....-... , ~o- ~..(~_~::{~:6W ~ .....~ :::~~~~~~~ , ...~ . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463.7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: tfU PI . C .. , annmg ommlSSlon Date Filed: 7 -24-06 Date Complete: 7-24-06 Action Deadline: 9-24-06 (CUP) Action Deadline: 10-22-06 (Variance) FROM: Lee Smick, AICP City Planner SUBJECT: Graham Comprehensive Plan Amendment and Rezoning Review DATE: August 8, 2006 INTRODUCTION A variance request for the Graham property located at 3782 220th Street West was recently continued at the July 11th Planning Commission meeting due to the need to amend the Comprehensive Plan and rezone the property to comply with the amendment. The property is currently shown as Non-Designated on the Comprehensive Plan and is zoned A-I (Agriculture). Staff is proposing to amend the property from Non-Designated to Low-Medium Density and rezone the property from A-I (Agriculture) to R-2 (Low-Medium Density Residential). DISCUSSION Mr. Graham applied for a variance from the minimum lot width requirement on June 22, 2006 in order to split an existing the lot into two separate lots. One of the new lots would be for an existing home, and the second lot is where Mr. Graham plans to build a new home (Exhibit A). Due to the need to amend the Comprehensive Plan and Rezone the property first, a letter was sent to Mr. Graham extending the review period for the variance to October 22, 2006 (Exhibit B). The Graham property was part of a twenty-three property annexation that occurred on September 15,2005 during the Ash Street Reconstruction project (Exhibit C). Because of the surrounding designations and zones (Exhibit D and E) adjacent to the Graham property, staff proposes that the property be designated for Low-Medium Density Residential and zoned to R-2. Although Exhibit D shows the properties along Sunnyside and Centennial Drive as Low Density Residential, staff will be bringing a Comprehensive Plan Amendment to the Planning Commission requesting this area be amended to Low-Medium Density Residential to be consistent with the current zoning ofR-2 in this area. Additionally, staff is proposing to bring the remaining twenty-two properties to the Planning Commission for review at a future meeting with the Low-Medium Density Residential designation and an R-2 zoning proposal. . ACTION REQUESTED Staff recommends the following actions: 1. Recommend approval of the 2020 Comprehensive Plan Amendment changing the designation from Non-Designated to Low-Medium Density Residential and forward the recommendation to the City Council. 2. Recommend approval of the rezoning of the property from A-1 (Agriculture) to R-2 (Low-Medium Density Residential) and forward the recommendation to the City Council. Respectfully submitted, 6iilJ2(;? Lee Smick, AICP City Planner . cc: Gerald Graham '. . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: Planning Commission ~ v Date Filed: 7-24-06 Date Complete: 7-24-06 Action Deadline: 9-24-06 FROM: Lee Smick, AICP City Planner SUBJECT: Conditional Use Permit - Mixed Use Building in a B-2 Zoning District - McVicker Lot DATE: August 8, 2006 INTRODUCTION The City of Farmington's Economic Development Authority has applied for a conditional use permit on behalf of the developer, Joe Heinen, for a mixed use building in a B-2 Zoning District. As discussed at the July 11 th Planning Commission meeting (see attached minutes in packet), Mr. 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 proposal includes retail/office on the ground floor and residential units on the second floor, meeting the definition ofa mixed use building. DISCUSSION The McVicker Lot currently consists of two lots at 317 and 323 3rd Street (Exhibit B). 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 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. Proiect 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. Exhibit C shows a preliminary site plan. The site plan shows a 56-foot wide frontage along 3rd Street and 102 feet to the rear of the 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) on June 27, 2006. 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 of the 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 C 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 fal;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 D). Access would be gained from the west side of the 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 E). 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 F), and an arched brick pattern on the front fal;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 G). 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 H). 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 ofa Conditional Use Permit for a mixed-use building in the B-2 zoning district on the McVicker Lot 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 from the Engineering Division of a grading and site plan for the property. Respectfully submitted, ~. Lee Smick, AICP City Planner cc: Joe Heinen .----=--=--"':\ t; ,C--- ... ==j , ' I' If" _.___---1 '.- . d I .' -- : ~ ~ ~ L II., i 1\ 5\111 II . I II II Ii II ~ II IiI Ii! 1',/ ., r ,I II i 11 i !! ! III H I I' ! ,I, ./ . ~ ", "''''''''' !90 !-, Ii i i i I II ; '1 I l" ---' (j =--==-~==)// 31.0 I 3~0 i ! 324 j 332 340 I 113- 7 / 344 . ! 1\ I' ,i H if 1/ Ii Ii II Ii il c==,=~",=.,=.==="Jj . , ,..-~ ----I <~ 5r ~ ~r l '" I lil;;'\ !fFllli~~ ~ -C--:: I i .1 'J I ; o : ! a 1\ I' ~ 400 ... 10/ II II ~, I...... "J i \lll~f Ii I I il!1 II j \1 1\ \. Ij:.J i,i'.,':!.,' 'Iil i; V r\ II '~L/ 't.~...LL__~ SITE MAP I' "I ~ ul -LJI ~I ~ \ llJb_~-.----j ~/ ~---~ \--.---- .~ 111)1 r'rl III I .1 I I[ . Ii I)! L' ! I I, I i IT , i i I i ~~D I I' , \ l 2 '-:~i ~ \ \ \ ' / 305 11 309 \\0' cr I ! 10 ! I l! \ , I, I Ii I' i , II II I I l.----.,,- \1 \ - - "_'n - r-' I I ;..,~-.: ,..- I I I I I ! \:L____L [' t, P ~rf ttPi ELM 30 30 \ ~J 31.7 323 II ..~ Ii 'I 1\ Ji 1'1 " J_", 329 , \ ~-1 L----3.. n II II I' " , \. !I ! II I _.====,,,,_=___._._' ; ~ji 331 II H j 1) / II i 345 I.t~:_._===c---_'- ( I '! I !===- I, C fry /{AJ-L.- e:x. A II J/ '-<.j L--J I~ L-J.1 tJ i L______.___._J \.._.~J (/ II Ii II Ii II II II il I -. - -- - [ Lr4 0 ~ ,\ \\ ..ill 405 409 ( 0 Q Q 1\ I / i I \;;;:)1 ~~ ---, I Ii ,,--, ,--- IL---.::o::::!~__--=--= 408 309 o ! I {' Ii 0,0 II 11 ,I II \1 r9 J\ "\ \ \1\ .~ j it i! II " L If r~ II Ii II !! Ii \\~'":".===.:.::d 401 t===~\~.. -.;--.-.--- -.-............ N i . / \ I II II II Ii II II ! I 11 ! , , I II ! I I, II II ! I I! II . . ti ~ It W\ rf- , I II I! II I! Ii II II ! ! i SITE MAP ex. 8 303 308 306 (/1-1 309 GA~ GD'S'5(P5 313 F,eo1lT1ER 13l-P&' FA {<;q{AJ&1O/V' ~nAl<.l!o(j5E 329 323 331 CJ-ri fARl'-JA/er J-ol r---- \ \ , ! \ \ i i i \ \ !__w_ N i . ......:-->.>.~ ..,~'" :~~. ,,' . '~" "'-'" ". .~~ , . ::~~:::~::: , " '" . I " ,>>< "',:..{' , ~~. ,::,>~~' '. OC .~' " iO ".,,' . "": 0.., '. ';ji" ,""~" " ~... ..'>,,:,:: ~~.~ ". ',', .. " ...... " " . , ..,~.. ". " ~'''. ...... . w ~~ ~0 1~ I OS3'7<1e1'17''''' '0- - - .. '" _ eI~ .alI-,an rn011'17' .1.311'17' .."''',~I 'iNll-Jr'lOS<;'1 r I- OCw ~b 0-' 0:: 0.. 1 r Ul ..J ..J ~ i~ o ~ ~ <( ~ ill u.: ." '" .... r- 01\' -b "'Q , , ....Q w€:! ' , "t~ "... WQ w€:! . . <:( x ".... W€:! 0::, <:( " ~~ <:(-.t 0::, ".... ":::: <:("t OC. <:( x ..:J';' <I"t 0::. ":::: <:(~ ",;, " , , "', '.. .... ''''. .... . ....~.., , ' , I I I L-_____~ I I ___ I -L- 1 \ ,--t---t I \ \ I I I I I :::! u.: <:(<ll 1-.... llt~ :::!u; <:(<ll I-~ ~~ ..Ju.: <[<ll ....cIl w- 0:: d\, .... I ."',..~ <\2~< ..~ ~'''. "\;'''' // '/)' ~~"'" / ' ," ,. / '-.,/ .Q'}.."'L ~ i! rr-=--=- " :' - --it " " " ~-- !!! -,-,~ <:(<t~ I-I-Q 8llt.... .. J.33e1JS Oel"; 0:: 8 ..J LL I- <ll 0:: ii: ."'.9 ....:..:. '\:. '" ::;.. , ...; ~' " '0Z".:~. ~,.-: " "'~ "~" ." ' ~:". ~, ~. "" .'. ',,, '-\,: "" ." '~ . <:( N <( -' IL o Ul > <( IL ."-.r Z z ~ S ...J IL a- a: ~ 0 0 () wZ ..J !:r; LL () to' .... 0:: ...J -6 '" a: 0 u. 0::1- iL u.: LL I- ~~ <Il I- <f) Z < ~~ ~ " ~ 0- ..J Z >~ Cl.. .' r- W ~ U. 0<:( W ~~ l- II ~ J:LL en .... 0::".... :tllMlL ~Q:; ~::l(t i !u: r;'oc ..J..Jo .. IL t .., ([~l- <(<ILL . .li' Ul I ~ w ~ .. . . at C l! 'S :;tg .!:! S.I ~ >Ii :; u . ~ ~ j J c: to a: 8 u: ~ c: ~ "co -; ~ ~ . EX I ; E :;! ~ i eo ~ ~ J Ii II z :a ~ :> i ~ ~ iil I ~ . at C :g "S c: . m CO I!~ I a: ... u -8 8 -I - ~ j : u.. ~ E ~ "0 ~ lLS J . c: !g N . IS(. ~p:- ~ ~ ! .1 ~ ~ ii I ~ ~ ~ 2 ~ iil I ~ ~ ~ . Q c C 0 ii :;::::0 co "5 > CD . ;t m I ~ ~ . u s~ ! >fi .. ~ U E ~ :IE ",S J ~ Ii I 6<- -tjr ~ .1 . ; ~ i eo z '" i ~ , s ~ :> "' ! ~ w ~ .. . at C :g C 0 ~ ~ . ;ic ~ w u -I ~ :; ~ :t Ij ~ :::I E ~ 0 . :IE ~ I C/) ~ . i 9.. ~ I 11 ~ Si ! ~ I. :!; ii z :a i i ~ (g il i ~ ; ~ ,.. . a>> c i! c: 0 .- :t:i = ~ . ill! Q) w ~ 1;; . s: t~ : to ~ Co) . ~ w :eIJ J ~ 3 . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: FROM: Planning Commission 1b1l0 Date Filed: 7-26-06 Date Complete: 7-26-06 Action Deadline: 9-26-06 Tony Wippler Assistant City Planner SUBJECT: Conditional Use Permit - Off Premises Directional Sign - Colin Garvey DATE: August 8, 2006 INTRODUCTION / DISCUSSION Colin Garvey has requested approval of a Conditional Use Permit (CUP) for the purpose of allowing the placement of an off-premises directional sign. The sign will be utilized to direct potential buyers of residential lots to the Executive Estates development which is generally located off of 225th Street and Trunk Highway 3. Mr. Garvey is proposing to place the sign on the property located at 213 8th Street (please note the attached map). Mr. Garvey is the owner of the subject property. The City Code allows for off-premises directional signs for a business or use which, in the determination of the Planning Commission, incurs 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 being proposed by Mr. Garvey does not meet the aforementioned size requirement. The sign is thirty-two (32) square feet in size (please note attached picture). If a Conditional Use Permit is approved, staff will be recommending that the sign be reduced to meet the twenty-five square foot requirement. It is staff's opinion that Mr. Garvey does have a substantial hardship regarding the location of Executive Estates in relationship to Trunk Highway 3. The sign has currently been placed on the southwest comer of the subject property; and it appears the sign is actually within the right-of-way for TH 3 (please note attached map). If the CUP is approved the sign will have to be located outside of the dedicated right-of-way of Highway 3. However, if the CUP is not approved by the Planning Commission, the sign will have to be immediately removed from the premises. At this time the sign is only anchored down with concrete blocks. The sign will have to be attached to wooden posts and anchored into the ground. In addition, the sign will have to be located outside the thirty-foot triangle of visibility. A sign permit application will have to be applied for if the Conditional Use Permit is approved by the Planning Commission. It is important to note that a timeframe for removal of the off-premises directional sign cannot be established with a Conditional Use Permit. A CUP runs with the land, thereby if the Commission grants the CUP the sign will be allowed to remain indefinitely at the approved location provided the property owner continues the allowance of the sign on his or her property. However, if the Commission wishes to impose a time limit for the removal of the off-premises directional sign, staff would recommend that the Commission deny the CUP application and approve an Interim Use Permit, on which a time limit may be placed for the removal ofthe proposed sign. . ACTION REQUESTED Recommend one ofthe following two options below: 1. Determine if Mr. Garvey incurs enough of a hardship to allow the installation of an off- premises directional sign on the property located 213 8th Street for the Executive Estates development. 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. 2. The sign shall be located outside ofthe dedicated right-of-way of Trunk Highway 3. 3. The applicant shall reduce the overall size of the sign to meet the twenty-five (25) square foot maximum size allowed by City Code, and the sign shall be anchored to the ground with wooden posts. 4. All setback requirements have to be met. 2. Deny the Conditional Use Permit for the off-premises directional sign, and approve an Interim Use Permit and specify a time duration in which the sign may be allowed to remain on the premIses. Respectfully submitted, · 7:~~tCiIYPlanner Cc: Colin Garvey . OJ zo~ . . . I I !...- , or\' o o N E bll .~ 0- o U ~ ~ .. II fl I IL I J -"r]n . .1 J I~ ~ L-.~ _ - ...~ r') trl NO, '<1"0 C;trl _0 trlO ON ~~ OO~ '3 - ...... ... .. 0..(1) <t:: ~ ..0 ~ s:::: '" 0 o .C s:::: '" .s::~ ~;.a <I) 0 U~ . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: Planning Commission ,vPV Date Filed: 8-2-06 Date Complete: 8-2-06 Action Deadline: 10-2-06 FROM: Tony Wippler Assistant City Planner SUBJECT: Conditional Use Permit - Off Premises Directional Sign - Hometown, Inc. DATE: August 8, 2006 INTRODUCTION / DISCUSSION . Kim Friedrich representing Hometown, Inc. has requested approval of a Conditional Use Permit (CUP) for the purpose of allowing the placement of an off-premises directional sign. The sign will be utilized to direct potential buyers of residential lots to the Hometown Addition which is generally located east of the American Legion and South of 209th Street. Ms. Friedrich is proposing to place the sign in the southwest comer of the parking lot for the Tamarack Ridge Retail Center (20700 Chippendale Avenue). Blaine Eggum is the owner of the Tamarack Ridge Retail Center property and has consented to the placement of the off-premises direction sign on his property. However, staff will require the applicant to provide written documentation as to the agreement between Hometown Inc. and Mr. Eggum prior to granting the sign permit. The City Code allows for off-premises directional signs for a business or use which, in the determination of the Planning Commission, incurs substantial hardship from lack of reasonable identification as a result of its location, and provide a conditional use permit is obtained. In addition, an off-premises directional sign may not exceed twenty-five (25) square feet in size. The proposed sign does not meet the aforementioned size requirement. The sign is thirty-two (32) square feet in size (please note attached picture). If a Conditional Use Permit is approved, staff will be recommending that the sign be reduced to meet the twenty-five square foot requirement. It is staffs opinion that Ms. Friedrich does have a substantial hardship regarding the location of Hometown Addition in relationship to Tnmk Highway 3. . The sign is currently being placed at the proposed location (20700 Chippendale Avenue) during the weekends (Friday afternoon thm Sunday Afternoon). During the weekdays the sign has been located on the property addressed as 20900 Catalina Way, which is currently owned by Hometown, Inc. The proposed sign is located, and will continue to be located, on a trailer that allows for the movement of the proposed sign from the property located at 20900 Catalina Way to the parking lot of Tamarack Retail Center. A sign attached to a trailer is allowed per Section 10-6-3 0(1) of the City Code. It is the intent of the applicant to continue placing the sign in the Tamarack Retail Center's parking lot only on weekends. A sign permit application will have to be applied for if the Conditional Use Permit is approved by the Planning Commission. It is important to note that a timeframe for removal of the off-premises directional sign cannot be established with a conditional use permit. A CUP mns with the land, thereby if the Commission . . . grants the CUP the sign will be allowed to remain indefinitely at the approved location provided the property owner continues the allowance of the sign on his or her property. However, if the Commission wishes to impose a time limit for the removal of the off-premises directional sign, staff would recommend that the Commission deny the CUP application and approve an Interim Use Permit, on which a time limit may be placed for the removal of the proposed sign. ACTION REQUESTED Recommend one of the following two options: 1. Determine if Ms. Friedrich incurs enough of a hardship to allow the installation of an off- premises directional sign on the property located at 20700 Chippendale Avenue for the Hometown Addition development. 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. 2. The applicant shall reduce the overall size of the sign to meet the twenty-five (25) square foot maximum size allowed by City Code. 3. The applicant shall provide written documentation as to the agreement between Hometown, Inc. and the owner of the Tamarack Retail Center allowing the placement of the sign on the property located at 20700 Chippendale A venue. 4. All setback requirements have to be met. 2. Deny the Conditional Use Permit for the off-premises directional sign, and approve an Interim Use Permit and specify a time duration in which the sign may be allowed to remain on the premIses. Respectfully submitted, I lAJ.~ To~iPPler, Assistant City Planner Cc: Kim Friedrich J ~~<:~ _ t ""_"', . -:.-. .......~.....r.,1I" ~ I ....~_.. ., - t; ,:,.'.~.._. "I ~'" >0.... _ . . ~:i.~l) '. 'i' ~~ :-:~~ , . . . '"'- - 'r.."'" ~ V.;:.r ' .:.... ~~fS:: ...... '_~. ~ ' ~. '~>~. ,-~ ~ .. ~.-......~ . '''''''-''ii>''' "" , . """'~.;:. ~y~ ~ ~<a-:~",:- _ ....Io'Ol.. ", . . ~.' ~5 ~i,(<t~, .' 'l ,;,Q ''i' "'~ ~~r~'!{} ,-:.- "'~" 1 7 - ~ '~~;;~~' ~.' .~,.. ..... . .. .~.. ~'.., ....._'~ #1-" ~ ,~. l~ c,~. '~'''~ .... - ~:.t~s.~' :; ~ !\ 'Ill' Ii.'t;~:.;,:~ ~~ ""....~:..l'.. ~ ' ~~, ~ ~ ' ......::-, "" '. ~ ~""' -. ~ ~ ~ ..:.., .c"~ '~(l9 - . "'~'-1~" '\~ ~ .. l\\lt.~ ~~. <l \: \ \ ~'_ ~ J. -" J..__ _ . r L / '~ ,r \ 11 I "'.J t Il:i' \ ~ '1 l' ., .