HomeMy WebLinkAbout08.23.06 Special Planning Packet
City of Farmington
325 Oak Street
n Farmington, MN 55024
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AGENDA
PLANNING COMMISSION
SPECIAL MEETING
August 23, 2006
7:00 P.M.
CITY COUNCIL CHAMBERS
1. CALL TO ORDER
2. APPROVAL OF MINUTES
a) August 8,2006
3. PUBLIC. HEARINGS
a) Variance to minimum lot width - 3782 220th Street West (con't)
Applicant: Gerald Graham
4.
DISCUS~ION
a) . FairtliU Concept Plan
Applicant: Newland Communities
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:
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Planning Commission vy
Date Filed: 5-22-06
Date Complete: 5-22-06
Action Deadline: 10-22-06 (Variance)
FROM:
Lee Smick, AICP
City Planner
SUBJECT:
Variance Request - Minimum Lot Width Requirement
Applicant: Gerald Graham - 3782 220th Street West
DATE:
August 23, 2006
INTRODUCTION
Gerald Graham, owner of the property at 3782 220th Street West, is seeking a variance of27 feet
from the minimum lot width requirement of 60 feet in the R-2 zoning district (Exhibit A). This
item is a continuation of the public hearing that was presented to the Planning Commission on
July 11, 2006. Before any actions by the Planning Commission or City Council were considered
on the property, a Comprehensive Plan Amendment and rezoning were required, therefore
requiring a continuance of the variance request. As of the date on which this memo was
prepared (August 18th), it was anticipated that the property will be rezoned to R-2 by the City
Council on August 21, 2006. A Comprehensive Plan Amendment from Non-Designated to
Low/Medium Density Residential is also anticipated to be approved at the meeting.
DISCUSSION
Mr. Graham is in the process of splitting the property into 2 lots shown as Tract A & B on the
attached survey (Exhibit B). Tract A consists of 32,473 square feet and is the lot where the
variance request occurs. Tract A will meet the minimum lot size requirements of an R-2 zone at
6,000 square feet if the variance is approved. Tract B consists of 21,611 square feet and meets
the lot size requirements of the R-2 zone.
Tract A is where Mr. Graham plans to build a new home and Tract B is an existing home that
will be split from the original lot if the variance is approved. Due to the need to amend the
Comprehensive Plan and Rezone the property first, a letter was sent to Mr. Graham extending
the Planning Commission's review period for the variance to October 22,2006 (Exhibit C).
Mr. Graham is proposing to grant a 33-foot wide by 181.50-foot long utility and driveway
easement at the entrance to the property. The utility easement includes the newly installed water,
sewer, and storm sewer lines on the property. The driveway easement will allow access to the
existing house once the lot split occurs.
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The Planning Commission, acting as the Board of Adjustment, may vary the regulations of this
Title if the following requirements are met:
1. Because the particular physical surroundings, or the shape, configuration, topography,
or other conditions of the specific parcel of land involved, strict adherence to the
regulations of this Title would cause undue hardship. Economic consideration alone
shall not constitute an undue hardship if reasonable use for the property exists under
the terms of this Title.
The lot frontage of 33 feet is an existing condition when the lot was annexed into the
City. The hardship is because the lot width now falls under the City's Code
requirement of 60 feet in the R -2 zoning district.
2. The conditions upon which a variance is based are unique to the parcel of land for
which the variance is sought and are not applicable, generally, to other properties
within the same zoning classification.
The lot frontage of 33 feet is an existing condition when the lot was annexed into the
City. The hardship is because the lot width now falls under the City's Code
requirement of 60 feet in the R-2 zoning district.
3. The alleged difficulty or hardship is caused by this Title and has not been created by
any persons presently having an interest in the parcel of land.
The hardship was not caused by any person having an interest in the parcel.
4. The granting of the variance will not alter the essential character of the locality or be
injurious to other property in the vicinity in which the parcel of land is located or
substantially diminish property values.
Granting the variance to allow a lot width less than required by the Zoning Code
would not alter the character of the area or have a negative impact on other property
in the vicinity since the lot is an existing condition.
5. The proposed variance will not substantially increase the congestion of the public
streets, or increase the danger of fire, or be detrimental to the public welfare or public
safety.
The proposed variance would not result in any of the above mentioned adverse
effects.
6. The requested variance is the minimum action required to eliminate the hardship.
The requested variance is the minimum necessary to alleviate the hardship.
2
. ACTION REQUESTED
Approve the 27-foot wide lot width variance for the minimum lot width requirement in the R-2
zoning district.
it!:Q
Lee Smick, AICP
City Planner
cc: Gerald Graham
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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
II VARIANCE APPLICATION
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Applicant:( 7&'~4.L.O W, c.=lI~.AHAM Telephone: <--J 75CJt/Z5 ~I Fax: LJ
Address: J~~ /1/.3J!./J 57. ,j ~At:)ihtl"-/>/# 5Sor;g
Street City State Zip Code
Owner:
Telephone: <--J
Fax: <--J
Address:
. Street City State Zip Code
$J. 1I-t-6-,t t"'P~s "'Pf)/~&>..v
PremisesInvolved:~7E2 220+lls-r: O?2-37S~~oo We, t:;S t!f')1=~"'4E..~ IV /ZI r,O'::
Address! Legal Description (lot, block, plat name, section, township, range) W 4- ~S '+-
Current Zoning District Current Land Use R tJ IlA L- ""R.es Il>~ T' IAL
Specific Nature of Request I Claimed Hardship: ~ ())(..e.I~ re-J t'1~14.s:J1 kf Spu T/
~NV€.,f...I!?~ PtA--e FOil-- C#1IJt6+~{GlA.J ~ $& Cc>~ ~ IE,
SUBMITTAL REQUIREMENTS
o Proof of Ownership 0 Copies of Site Plan
o Application Fee ($200) 0 AbstractlResidential List (adjoining property owners only)
o Boundary / Lot Survey 0 Torrens (Owner's Duplicate Certificate of Title Required)
Lf#~
Signature of Property Owner
~/~;yI~
Date
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, Signature of Applicant
~~~~
Date
Request Submitted to the Planning Commission on
Public Hearing Set for:
For office use only
Advertised in Local Newspaper:
Planning Commission Action:
Approved
Denied
Comments:
Conditions Set:
Planning division:
Date:
OliOS
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.fannington.mn.us
August 2, 2006
Mr. Gerald W. Graham
3460 l43rd Street West
Rosemount, MN 55068
Re: Variance Application for Minimum Lot Width - 3782 220th Street
Dear Mr. Graham:
The purpose of this letter is to notify you that pursuant to Minn. Stat. ~ 15.99, subd. 3(t) the City of
Farmington is extending the time period for review of your variance application for the property noted above
and that was submitted by you to the City on June 22, 2006.
The reason for this extension is to amend the Comprehensive Plan and rezone the property at 3782 220th Street
before the variance application is reviewed.
The anticipated length of this extension is an additional 60 days from the date of expiration of the City's initial
60 days for review provided (October 22,2006) under Minn. Stat. ~ 15.99. The time extension will allow the
City to meet the deadlines of the planning process that includes the designation and rezoning of the property at
the City Council.
Please feel free to call me at (651) 463-1820 with any questions you may have regarding your application or
the City's process for review of your application.
Respectfully submitted,
f/J:0 ()
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Lee Smick, AICP
City Planner
cc: Kevin Carroll, Community Development Director
Lee Mann, Director of Public Works/City Engineer
File
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farminJrton.mn.us
TO:
Planning Commission
,he
FROM: Lee Smick, AICP
City Planner
SUBJECT: Fairhill Concept Plan
DATE: August 23, 2006
INTRODUCTION/DISCUSSION
Newland Communities requested a Special Planning Commission Meeting to discuss the concept plan for
the Fairhill project. The request was initiated because of Newland Communities' desire to present a
preliminary plat to the Commission on October 10,2006. Since a 5-week review time is required by the
City, Newland desired to discuss its concept plan with the Commission before preparing plat documents
in order to receive feedback from the Commission concerning the lot and transportation layout for the
proj ect.
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On June 19, 2006, the City Council approved the amendments to the Farmington 2020 Comprehensive
Plan to relocate the existing Low Density Residential, Medium Density Residential and Commercial land
uses on the current plan and propose five additional land use designations on the current plan including
Parks & Open Space, Environmentally Sensitive, Low-Medium Density Residential, Mixed-Use
(CommercialJResidential), and Mixed-Use (PubliclResidential).
During the amendment stage, the developer was proposing to construct 2,100 to 2,700 homes on the
property. Exhibit A is a third rendition of the original concept plan, showing 2,090 units. As of the date
on which this memo was prepared (August 18th), it was anticipated that the developer was refining the
concept plan per the comments they received from the Parks & Recreation Commission on August 9,
2006 and City staff during the last few weeks of discussions with the developer. The developer will be
presenting revised lot counts and densities to the Commission at the August 23rd meeting.
The developer is requesting that the Planning Commission review the attached document and make
comments about any revisions at the meeting.
ACTION REQUESTED
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Comment on the Fairhill Concept Plan and make suggestions/recommendations to the developer
concerning the project.
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ReSPa;~
Lee Smick, AICP
City Planner
cc: Krista Flemming, Newland Communities
File
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LEGEND
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COURTYAJ..lO/45' (1:37 UNITSI
_ COMMIi:RCIAL ~ 15.5 AC)
US' 158 UNITS'
15' (394 UNIT&~
I:=J P"Ro.'ERTY LIN~
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65' (tHiS UNITS I
WETLANDS
_ 55' 4291 UNITS)
D FLUOOPL.AIN
I EXI~tING Vf:oe:.rATlON
_ TowNHoMr;s! (401 UN...t~)
EJ(~c. TOWNHOMI!:!I
. WAT[.R TOWER I_OCATlON
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LAND PLAN
Ju\.y 2.1, 2008
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