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Home My WebLink About5/08/07 City of Farmington 325 Oak Street Farmington, MN 55024 . . . 1. CALL TO ORDER 2. APPROVAL OF MINUTES a) April 10, 2007 3. PUBLIC HEARINGS AGENDA PLANNING COMMISSION May 8, 2007 8:00 P.M. CITY COUNCIL CHAMBERS a) FairhHl - Con't 1 ) Preliminary and Final Acquisition Plat 2) FairhHl Preliminary Plat, Phase I 3) Final PUD Applicant: Newland Communities One Southwest Crossing 11095 Viking Drive Eden Prairie, MN 55344 A Proud Past - A Promising Future Committed to Providing High Quality, Timely and Responsive Service to All Of Our Customers b) Preliminary and Final Plat - Trinity Health Care 1st Addition - Con't Applicant: Trinity Care Center 3410 West 213th Street Farmington, MN 55024 4. DISCUSSION a) Farmington Mini-Storage-outside storage proposal b) Neighborhood Preservation Overlay District 6. ADJOURN . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: Planning Commission Lee Smick, AICP.. 01 / City Planner ~ FROM: SUBJECT: a) Preliminary and Final Acquisition Plat b) Final POO c) Fairhill Preliminary Plat, Phase I1Site Plan Review d) Conditional Use Permit - Grading Plan DATE: May 8, 2007 INTRODUCTION . Newland Communities has submitted four applications for review of the Fairhill development by the Planning Commission. The applications include the review of a Preliminary & Final Acquisition Plat, a Final POO, the review of the Fairhill Preliminary Plat - Phase I and Site Plan, and a Conditional Use Permit for Overall Site Grading (see attached). The property consists of 965 acres and the developers propose between 2,055 and 2,750 total housing units at build-out of the entire project. DISCUSSION The developer has submitted a number of items for review by the Planning Commission. The following items will be addressed throughout this memo: 1. Fairhill Preliminary & Final Acquisition Plat for purposes of land conveyance 2. Fairhill- Booklet (with attachments) dated April 4, 2007 is an addendum to the POO Agreement 3. Fairhill Preliminary Plan Phase I Fairhill Preliminary & Final Acquisition Plat for purposes of land conveyance (Exhibit 1) Exhibit 1 shows the Preliminary Copy of the Final Plat for acquisition of the entire 965 acres known as Fairhill. The developer is requesting that the Preliminary and Final Acquisition Plat be approved for purposes of land conveyance between the Seed Family and Newland Communities. The Plat meets all of the requirements of the City Code and staff recommends approval of the Preliminary and Final Acquisition Plat. . Fairhill- Booklet (with attachments) dated April 4. 2007 (Exhibit 2) The Booklet dated April 4, 2007 (Exhibit 2) is an addendum to the POO Agreement. Exhibit 3 includes revisions to the booklet concerning roadway and lot reconfigurations (shown in pink) on sheets PSAlt-Ol and POOI5. The POO Agreement is currently being prepared for review by the City Council, however, the booklet offers the Planning Commission the information it needs to approve the Final PUD. The booklet's pages are numbered 1.0-13.0 and staff will refer the Planning Commission to certain pages for its review. . On page 2.0, the developer introduces the Fairhill plan stating that the project will offer a wide range of housing to meet varying lifestyles and income levels, parks and playfields, protected open spaces, expanded roadway systems, a town green and village center, broadband linkages to encourage community-wide connectivity, and walkable trails throughout the development. On page 4.0, the developer discusses its planning philosophy including it pays its own way, provides homes and quality of life opportunities, preserves habitats and natural resources, and forms partnerships to bridge Farmington's past with its future. Additionally, the developer discusses community cornerstones on page 4.1, which becomes the cornerstone for the Final PUD. The development encompasses 965 acres, of which approximately 744 net acres are reserved for residential development, and approximately 13 acres is reserved for commercial development. The total acreages of the PUD are detailed on page 5.0 of the booklet. Overall, the developer is proposing a net density of 2.76 - 3.79 dulac, which averages a net of 3.2 dulac, meeting the requirements of the Metropolitan Council. . The PUD concept plan on page 7.0 meets the Comprehensive Plan (shown on page 5.0) that was approved by the City Council on June 19, 2006. Phasing of the plan is proposed on page 7.1. Pages 8.0 to 8.2 identify the access and circulation plan for the Final PUD. Highway 3 and 195th Street will be major transportation corridors throughout the project. A loop road will connect the local roads throughout the development. The City has determined that the developer/HOA will be responsible for boulevard trees in this development. The responsibility will be to install, maintain, and replace any boulevard trees. This is a major diversion from the City's current boulevard tree policy and the responsibility of the trees by the developer will be included in the PUD Agreement. The landscape and open space plans shown on pages 10.0 to 10.6 identify the developer's proposal for landscaping, parks, and open space within the development. Randy Distad, Farmington's Parks & Recreation Director, has submitted a review letter (Exhibit 4) recommending that the Planning Commission approve the dedication of private and public parks in the Fairhill PUD and allows the private parks to be given credit towards satisfying the park dedication requirements under certain conditions. Mr. Distad will continue to work with the developer to finalize the PUD Agreement concerning parks before it is submitted to the City Council. The community character is shown on pages 11.0 to 11.3 identifying the developer's proposal to design the community facilities with "Timber & Steel". The town center, information center, HONretail building, and pool pavilion are examples of this community character. The architecture, density, price range, lot width, and number of homes for each residential product are shown on pages 12.0 to 12.3. The traditional single-family homes on 75-85-foot wide lots and alley- loaded single-family homes on 45-55-foot wide lots have a minimum front yard setback of 12 feet to the principal building and/or porch, a lO-foot minimum setback on rear lots, and a 6-foot minimum setback on side yards. On comer lots, a minimum setback of 12 feet is proposed. On the 45-foot wide alley lots, the minimum side yard setback is 5 feet. The courtyard product has a minimum front yard setback of 5 feet, a minimum of a 12-foot setback on comer lots, a minimum of 8 feet on the rear lot next to the alley, and a minimum side yard setback of 5 feet. . City staff has reviewed the PUD concept plan and has determined that the proposal meets the requirements for approval of the Final PUD 2 Fairhill Preliminary Plan Phase lISite Plan (Exhibit 5) . The Phase 1 Plan consist of the existing conditions, plat, grading, streets, utilities, and landscape plan, along with building and monument sign plans. Phase 1 consists of approximately 177 acres and the platting of 230 lots with numerous outlots. The developer is proposing between 269-315 housing units within the first phase projecting a net density of between 2.4 and 2.82 dulac. Phase 1 consists ofthe construction of 195th Street, a portion of the loop road, and a number oflocal roads and alleys. As stated above, the installation, maintenance, and replacement of all boulevard trees will be the responsibility of the developer/HOA. Sheet P A-03 shows designs for the main entry monument plan, roundabout, and roundabout monument. The monument signs will need to be reviewed upon the submission of a sign permit application. The size, height, and lighting of the monument signs will need to be reviewed at that time. Staff has determined that the preliminary plat and site plan meet City Code requirements and, therefore recommends approval documents. Conditional Use Permit - Grading Plan The engineering division has reviewed the overall mass grading plan (Exhibit 6) for the property and has determined that the grading plan is in compliance with the City Code. The engineering division will need to sign the grading plan before any construction may begin on the property. . ACTION REQUESTED City staff recommends the following: 1. Recommend approval of the Fairhill Preliminary and Final Acquisition Plat, the Final PUD, the Fairhill Preliminary Plat - Phase I/Site Plan Review, and the Conditional Use Permit - Grading Plan and forward the recommendation to the City Council. ;?:Lg Lee Smick, AICP City Planner cc: Shelly White, Newland Communities File . 3 . City of Farmington 325 Oak Street, FarmingtoDt MN 55024 (651) 463.7111 Fax (651) 463-2591 www.ci.farmbtgton.mn.us J ....,PLAT REVIEW APPLICATION, I Applicant; No.w(an,{ tommIJVlift.e~ Telephone:ll6r qlf2--7~I{gFax: c!!f!q412--B07S AddreSS~,.lJ(J q5V;~ i\.Q-Dr~ *:gof> ~np(:'Zti ri ~ fl1/1$53,44 SlJeCl ~,' <;.it)' " S~ :Zip'Code Owner: sPP.il m)~+ ~ .Ji1v1S.etJ7TelePhone:((S1 33f...~/,:,r;-2-Fax: (~/ 331-~"S7f 0.5 c {)Ith:tc::f-- Address; Street City s~' Zip Code Location of Property; AddrC$$' ,SlL a*~Md Current Zoning District ~, :CUtTent Land Use 4zt ' F7;{ trbLJJ ",. ~ r 'f;P/o..'f1 nt:3J.. ~'tnm'U 'l lfk1 . Description of Project:, PLAT REVIEWOPTION , Preliminary & Final Plat: ~TOgether o In Sequence Pre Plat Administrative Fee $ , Pre Plat Surety $. Oct-k:: l II ~ lOt .. o paid o paid SUBMITTAL REOUlREMENTS (Dlease attach) . o Names, Addresses and Phone numbers of all Owners ' o Names, Addresses and Phone numbers of Land SurveyorlEngineer o Area Bounded By Description o Total Gross Area Su bn'\ I '+ht. ~\I\.-.. ~t?JlIJQI, ~ na~re-of POwner.n.te p~~:x+ #t1/o7 . . , rr.r7~~r~~-igt ;! ',', rr 'r-5~ '- w . City of Farmington ~~tthf .-" 325 Oak Street, Farmington, MN 55024 I. ~ (I -. I 2 au (651) 463-7111 Fax (651) 463-259 .1\\ I www.ci.farmington.mn.us '0./ WL _" --' PLANNED UNIT DEVELOPMENT APPLICATION I . fl /. . z. fl " QS2 Applicant: fJelVlQfld.. romrYlUnl'-He.~ Telephone: (!3 Of t.f f), -78q. g Fax: c.=.J "I Cf '2-- 80(5' Address;.J.LQg6 Vt'tinj Or :tt= 308 ~&en Pfztin'-e V\'\Vt 55""3"~ Street City State Zip Code Owner: ~ 111;6+ - Ji VYt S"e.1~ Telephone: (to { o;3{ ~ 1,lJ62.. Fax: t" () 3:3 ( -" bSCI- 0> eonhL1 Mailing Address: Street City State Zip Code Premises Involved: 8e..e a~ed Address! Legal Description (lot, block, plat name, section, township, range) Fee: $ 5txJ r zz/ae Dpaid I Names & Addresses of All Owners: Current Zoning District It~ '(If}k d o:-bcrv-e . SUBMITTAL REQUIREMENTS - SEE ATTACHED FORM "A" ~Ub(l\i{tr~ ~ t 11"2-1 iJ7 ';';_',',",:"0 "_.''..'< : ';;';;':i~':F 10 I O~ Date ~~~ ..,""'~ ~,:- .,:. '. -".: -: ':,-- ,'. ;'.: ': ...~ ,':. ~:'~:;:: : :,'- :':: ~~ .....,... ..--. "_''1'''.'''', "f.; ~A~""'.DIy' ."",-,-,-,-,.,-, ,"J:,::',:":'.''"'',-;'::-'!- .'.', ",..<.~..,.( , >;;<::h:./&.J:\f~.~~i . ,:',;'~ .,.:. '., dvertised in Local ~~.~Spap.er ';JRe~oInmended Apl'fQVaf' " " "'Approved" .'.. ,.". ,'..., ,'..; ';'"'.:,", ,..., ,.. :'; ~~~~~rdedDetrl~' "..., , '" ~,..t.~:.<..-.:,:~'.::..'.. .~, :.:,.:;,.; ...' <;:,' :~>:F::f} /(;'':'~', ': :.:, , ....'.' Approved .; ;'-.' .; . ,:.; '.~": ~.,:: : ~~ , fJeJ~d . ~.::' .- .~' .'.~: ;: . ~ "c,'j::.,;',',', :~'i::.':..j .' ;.:....; . ..:.....;...:.'....-'''.. ",",:;:';"'0.,..-,.:,':'.. COJ;1ditions Set: .-~. '. . .. : ':.~'h." 'J ''''''-,.:C;.<;,' -' ;'Pl~~ning division: ~->' "..... ':";.::::,'...'; . City of Farmington 325. Oak Street, FarmiDgtoa. MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.fartnin2ton.mn.us ~ 'SITE PLAN REVIEW APPLICATION '~ Applieant: N owlal\d. COWtmVvlih'eS Telepbone:f1s1 QV'J-7f#.fFax: ~Q.. 9i/?-' ~o75" AdtWss: '10 ~ V" bhPI Dr 9A~ le ~ GJe". ~ri e tvll1 553 <f If Street -----:J City State Zip Code . Owner: ,SmA Trvs-t -JitY\.S'ell..cf , Telephone:d!J1 .~I-ldo'S2Fax: ~I 33} -{,.,&:,t:;L{. Address: 50 South MA,in Sh-~ PI7)\i~P1<<'k:1 02.103 Street City State Zip Code Premises Involved: ~ e. fl~'J.. Address/Legal Description (lot, block, plat name, section, township, range) Current Zoning District ~ Current Land Use A-j DeseriptionorProjett: \. ~ a~r-.h er/ . ,Ill /{)7 Dat? L b(R${li(V p~(Th( . tp Signature of Owner ~ I . City of Farmington 325 Oak Street, Farmingto~ MN 55024 (651) 463-7111 Fax (651) 463-2591 www.d.farmington.nm.us II CONDITIONAL USE PERMIT APPLICATION " r ' fld'75 " Applicant: ~l(ln&. eommut\lfje~ Telephone:fI?:JI:ttC/2...-784'1Fax: ~' erl/~-~ Address: tI,oqsu;td 1\4 ,Dr~:#I=:t~&lW&t~ P(Zli ri e tt\f1' !53'1 S 'Street --:::r- City State Zip COde Owner: .~t PaJYvS+ -~l ~r~Telephone: tlb' ,03' -lJln~2.. Fax: eM :~ 31 - flJl#f Address: Street "c&.y $.. Zip Code . Premises Involved: \S'fe: O~~~ ." .. A~~on (lot. block. plat name. section, township, range) Current Zoning District. ~~nU_use, ,Az3 .' ' , ,,' Specific: Nature of Request: ' 'OVe.v1l U 5t+e Gr1tti~- ~~ I S~MITTAL REOUIREMENTS ,S u lorn i +feu OCC+-e. t / I Ff.1 ()i o Proof of Ownership 0 6 Copies or Site Plan o Application Fee 0 Abstract/Residential List (required 350' from subject property) Oloundary I Lot Survey I 0 Tor;ns (Owner's Duplicate Certifi:ate of Title Re<<iuired). " ", ' ~~. ~,{)"elOfD ~,'" " ,faMa~~ Ill/la/lib 'SipatureorOWiier '. Date SigDlItute .fAp~J)ate Seed -rrvs+ f.Je~.A4r\iComm(Jn;ff~ , " .' " -' , f4r" ,..intrliA.J =~~~~~0Z!01.AlIvertisedin~catN_. ~?~oo!Y. Planning Commission Action: _Approved _Denied City Council Action (ifnecessary): ~Approved _Denied Comments: '. . ,ConditiQD$ s.~t: ,rlannq~i()n:, " ~:, Ollll5 . . . Ex." 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 Directo~ SUBJECT: Fairhill Development PUD and First Addition Preliminary Plat DATE: May 1, 2007 INTRODUCTION Newland Communities, Inc. (the Developer) met several times with the Park and Recreation Advisory Commission (PRAC) to discuss park dedication requirements for the Fairhill Development. DISCUSSION A. Park Dedication and Location According to the PUD park dedication calculations, the total site area for the Fairhill Development is 965 acres. After the wetland and floodplain acreage are removed from the gross developable land, it results in 757 net developable acres. The City's park land requirement under the current park dedication ordinance is based on net developable acreage. The Developer has identified that based on the overall density of the Fairhill Development and the amount of commercial acres they would be required to dedicate 90 total acres of park land for the entire Fairhill Development. The Developer requested at the February 14,2007 PRAC meeting that the park dedication requirements for the Fairhill Development be satisfied in the following manner: . 42 acres of public parks be dedicated in the southwest area of the development . 31. 74 acres of public parks be dedicated in the central area of the development . 2004 acres of private parks be dedicated throughout the development that would be owned and maintained by a homeowners association . 2,7 acres of private parks be dedicated throughout the development that would be owned and maintained by a homeowners association (hoa) As a result the developer proposed providing a total of 96,84 acres of park land in the Fairhill Development. Discussion occurred at the meeting primarily about the southwest park area and how it was smaller in size than what was shown in the Comprehensive Plan's Existing and Proposed Parks, Trails and Open Space Plan Map. There was also discussion about a second community park that the Developer called central park. After this discussion, PRAC members voted and approved the park locations for the Fairhill Planned Unit Development (PUD) with the condition that additional park land could be purchased by the City from the Developer. This resulted in the creation oftwo community parks, However at that time it was not clear on whether or not PRAC members approved giving credit for the private parks that the Developer was proposing in the PUD. . . . City staff members, the City Attorney and the Developer then met to begin carving out the terms and conditions of a PUD Agreement. At the PUD Agreement meetings it was determined that the Developer needed to have the PRAC recommend either approval or denial of park dedication credit for the private parks. At the April 11, 2007 PRAC meeting, members were asked to make a recommendation to the Planning Commission and City Council concerning giving credit for the private parks that were proposed in the PUD, The developer provided the following updated park dedication calculations to PRAC members: . 42.05 acres of public parks be dedicated in the southwest area of the development . 35.19 acres of public parks be dedicated in the central area of the development . 20.54 acres of private parks be dedicated throughout the development that would be owned and maintained by a homeowners association . 2.67 acres of private parks be dedicated throughout the development that would be owned and maintained by the hoa As you can see the park dedication acreage amounts changed from the February 14, 2007 meeting. The updated acreage amounts now provided a total of 100.45 acres of dedicated land for parks. I have provided as attachments the two documents received by PRAC members that showed the two different park dedication amounts, PRAC members were asked to consider the two following options as recommendations that could be forwarded to the Planning Commission and City Council: Option #1: Approve giving park dedication credit for the private parks that are being proposed in order to satisfy the remaining 12.76 acres of the 90 total acres that are required to be dedicated in the Fairhill Development. If this was the recommendation chosen, then it was suggested that additional language be created in the PUD Agreement that provides that the public at large cannot be excluded from accessing the private parks due to public trails being constructed through the parks. In addition, the PUD Agreement should also state that the Commission is given the opportunity to review and approve the private park concept plans before the private parks can be built. Option #2: Deny credit for the remaining 12.76 acres of private parks that are being proposed in the Fairhill Development and instead take cash-in-lieu of land. The Parks and Recreation Director recommended that Option #2 be approved. After some discussion, and citing that the Developer had submitted a preliminary plat prior to the Park Dedication Ordinance being amended that created a new provision that the City no longer would give credit for private parks, the PRAC voted 4-1 to approve Option #1. I have attached the section of the current and previous park dedication ordinances that addressed credit for private parks. B. Trail Locations The developer has shown locations oftrails and sidewalks in the Fairhill PUD. While staff and the PRAC are in general agreement with the location of the trails, it is being recommended that the actual trail locations be discussed as each plat is submitted for additional phases of the development. In the First Addition of the Fairhill Development, it is recommended that the trail shown along the west side of TH 3 that starts from 195th Street be extended north to Street M in the development in order to . . . complete a trail connection between these two streets. This will also provide a continuous looped pedestrian pathway during the first phase of the development. c. pun Agreement The PUD Agreement is still being discussed by City staff and the Developer and so a recommendation is not being made at this time regarding the PUD Agreement. BUDGET IMPACT There are two ways to look at the impact of the recommendation made by PRAC. Had Option 2 been recommended, the cash in lieu of land could have resulted in the City receiving a substantial cash payment based on what staff has seen in the past two years with appraised value of land ($80,000 - $100,000 per acre). This cash in lieu could have been used in a number of ways by the City including: developing the community park in the southwest comer of the Fairhill Development, making improvements to other City parks, or acquiring additional park land. On the other hand because Option # 1 was recommended, the City will save operational and maintenance costs on the private parks because they will be owned and maintained by the hoa. Additionally since Option # 1 contains the condition that the parks be open to the public to access because of the public trails being constructed through the private parks, the community still receives the benefit of having access to the private parks. 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Previous Park Dedication Ordinance regarding giving credit for a private park. (0) Credit for Private Open Space. Where a private open space for park, recreation or trail purposes is provided in a proposed subdivision and such space is to be privately owned and maintained by the future residents of the subdivision, a credit of up to twenty-five (25) percent of the requirements of Section (C) may be given, provided that the following conditions are met: (1) That such land area is not occupied by non-recreational buildings and is available for the use of all residents of the proposed subdivision, (2) That required setbacks shall not be included in the computation of such private open space. (3) That the use of the private open space is restricted for park, recreational and trail purposes by recorded covenants which run with the land in favor of the future owners of the property within the tract and which cannot be defeated or eliminated without the consent of the City Council. (4) That the proposed private open space is of an appropriate size, shape and location, topography and usability for park, recreational and trail purposes or contains unique natural features that are important to be preserved. . (5) That the proposed private open space reduces the demand for public recreational facilities to serve the development. Existing Ordinance after amendment was made to eliminate credit for a private park. The Ordinance amendment became effective on February 20, 2007. (0) Credit for Private Park and Open Space. No credit to the requirements of subsection C of this section will be given for private open spaces for park, recreation or trail purposes, . . . . 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& Tony Wippler Assistant City Planner Preliminary and Final Plat - Trinity Health Care 1 st Addition May 8, 2007 Trinity Care Center has requested the review of the Preliminary and Final Plat (Exhibit A) for Trinity Health Care 1st Addition. The property is located east ofTH 3 and south of213th Street and is addressed as 3410 213th Street. The applicant is proposing to combine two parcels of land in order to facilitate the construction of a 30 unit addition to the south side of the existing nursing home. The property is zoned R-5, High Density Residential and has a Comprehensive Plan designation of Public/Semi-Public. Planninf! Division Review Applicant: Location of Property: Area Bounded by: Existing Zoning: Surrounding Zoning: Existing Conditions: Topography: Trinity Care Center East ofTH 3 and south of213th Street The property is currently surrounded by single-family residential development on the north, south, and east sides. Allina Medical Clinic is located to the west of the Trinity campus. R-5 (High Density Residential) Property directly to the south and east of the subject property is zoned R-2 (Low/Medium Density Residential). Adjacent properties to the north are zoned R-l (Low Density Residential). The plat area contains 13.13 acres over two parcels ofland, The northern 8.5 acres was platted in 1995 in conjunction with the construction of the Trinity Terrace Assisted Living apartment complex. The southern 4.63 acres is an unplatted parcel and contains the Anna's Banana's Daycare Center. There are three adjoining buildings located on the northern 8.5 acres. These buildings are the Hospital, Nursing Home, and Trinity Terrace. The property is relatively flat. . . . DISCUSSION Preliminary and Final Plat - Exhibit A The applicant is requesting Preliminary and Final Plat review of Trinity Health Care 1 st Addition. The plat will consist of one large lot, a remnant outlot (Outlot A), and a Roadway/Drainage and Utility Easement for Elm Street. The proposed plat will combine the two parcels that currently make up the Trinity Campus. As previously mentioned in this memorandum, Trinity is looking to construct an expansion on the south side of the nursing home. Under the current conditions, the proposed building expansion would cross property lines, thus staff is requiring the combination of the two parcels in effect to "clean up" the boundaries. Engineering Utilities: Sanitary sewer and water will be extended north from within 10th Street to service the new addition. The grading, drainage and utility plans have been reviewed by the Engineering Division and are generally acceptable. However, additional drainage and utility easements must be shown on the Final Plat prior to its recording for the drainage that is currently being routed (west to east) on the south side of the project to the pond constructed in the East Farmington 8th and 9th Additions and for the proposed drainage swale that will be constructed approximately 60' north of the southern property line. Staff would like to mention that Trinity has indicated plans for future construction on site beyond this addition that may require the onsite ponding to be modified in the future, The result of this may require a change in the existing easements for ponding on this site in the future. The Engineering Division has recommended approval of the Preliminary and Final Plat for Trinity Health Care 1 st Addition contingent upon the addition of the drainage and utility easements to the plat, which are mentioned above. Site Plan - Exhibit B Trinity Care Center is looking to construct an approximately 22,000 square foot addition onto the south side of the existing nursing home. The proposed addition would cross property lines thus requiring the combination of the two lots owned by Trinity. The addition to the nursing home is proposed as a single-level structure consisting of 30 single-occupant units. Lot Coverage: The R-5 zoning district stipulates that the lot coverage of all structures cannot exceed 30 percent of the lot area. The existing lot coverage calculated between both lots is approximately 17.33%. With the proposed addition the lot coverage would be increased to approximately 21.17%, far below the maximum allowed in the R-5 zoning district. Setbacks: Setbacks are not an issue with this proposal. The proposed addition meets all the minimum requirements. Parking: Currently, there are a total of 183 off-street parking spaces provided throughout the Trinity Campus (89 spaces servicing the nursing home, and hospital areas; 30 spaces servicing Trinity Terrace; and 64 spaces servicing Anna's Banana's Day Care along the southern boundary). As shown on the attached site plan, the addition will require the removal of approximately half of the parking lot that services the Day Care. Upon buildout, the parking count would be reduced to 150 parking spaces throughout the campus. Rich Ludwig, . Administrator for Trinity Center, has indicated that the lease for the Day Care will expire in 2008 and that the Day Care building along with the hospital portion of the campus will likely be tom down in the future. In addition, Mr. Ludwig has stated that the nursing home is not intending to increase the number of residents with this expansion, but rather to decrease the number of double-occupancy rooms in the facility. Therefore, staff is comfortable with the amount of parking that will be provided throughout the campus upon completion of this addition. However, the parking will have to be reviewed if and when future additions are considered. Landscaping: The applicant has not submitted a landscape plan for review, A contingency of approval of the Preliminary and Final plat will be that the applicant submits a landscape plan that is acceptable to the City Planner. Trails and Sidewalks: The Parks and Recreation Director has recommended as part of the site plan review process that a new 8 foot wide paved trail be constructed along the southern boundary of the property. In addition, a sidewalk along the northern portion of Elm Street is recommended to be installed. Randy Distad, Parks & Recreation Director, has attached a letter stating this information as well as a drawing depicting it (Exhibit C). It should be noted that an additional trail easement for the above mentioned 8 foot trail, which will have to be acceptable to the City, should be shown on the final plat prior to the recording of the plat at the County. The satisfaction of all Park and Recreation requirements mentioned above will be made a condition of plat and site plan approval. . ACTION REQUESTED . Recommend approval of the Trinity Health Care 1 st Addition Preliminary and Final Plat subject to the following contingencies: 1, The submittal of a Landscaping Plan that is acceptable to the City Planner 2. Additional drainage and utility easements must be provided for the proposed drainage systems as required by the Engineering Division. 3. Satisfaction of all Park and Recreation requirements regarding trails and sidewalks. 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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 Members Randy Distad, Parks and Recreation Direc~ Dave Sanocki, City Engineer FROM: CC: RE: Trinity Health Care First Addition Plat Trail and Sidewalk Locations DATE: April 24, 2007 INTRODUCTION St. Francis Health Services has submitted a Preliminary and Final Plat for the Trinity Health Care First Addition (Plat). DISCUSSION Since the Plat does not involve the splitting of a parcel into two or more lots, there is no park dedication required for this development. In regards to trail and sidewalk locations, the Comprehensive Plan's Existing and Proposed Park, Trails and Open Space Plan Map (Plan Map) identified an 8 foot wide paved trail to be constructed along the south edge of the property from Elm Street to an existing trail that runs north and south just east of the property boundary. Attached and shown as Exhibit A is the Plan Map that shows the trail location. The developer should provide a trail easement to the City for the trail to be constructed in. Additionally, there is an opportunity with this development for a sidewalk extension to occur along Elm Street so that it would continue further west towards Minnesota Trunk Highway 3 (TH 3). This would provide an alignment with the future sidewalk extension planned during the Elm Street Construction project the sidewalk planned on the west side ofTH 3. Attached is Exhibit B that shows the proposed new trail and sidewalk locations. RECOMMENDATION It is recommended that a new 8 foot wide paved trail and concrete sidewalk be constructed in the locations shown in Exhibit B. . 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'" " " '- '" a. >. ~"S . t; "0 ~ t 0 ill fr 5 .S '- - ::; 515'0 c: :5 o i 0.. -g -.- . 0 Ul i'i' " ~ g :s :J "(;1 1/1 "~ '0 ~ 8. ~ ..... ~ .9 :oS 0 ~ ~ .. .z:.:o '- :e >..g ~ E 5 E ~ 0 ~ -g ~ J! ~ ~ _ 0 Ul '5 .0 .:l! ~ .. t '" .., .. .., ~ ,:; 0 g "- '" "0 ii 2 ,~ 0 ~ <:) '" .!! ,~ - g ~ ~ 5eg~{i'~!i E~tl!~8,g>o i!:x: .s ~ .. ~ 'c € tl: R " ::J II) en (I) U ~ g' g' g' g' ~ ] ] ~ ] II II II U n n II .c II .. 8 ~ '" '" c c :,:l :.::3 .. .. ;:j ;B . I'~ <:> D @ <l . . . . 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~ /. Tony Wippler Assistant City Planner FROM: SUBJECT: Farmington Mini-Storage-outside storage proposal DATE: May 8, 2007 INTRODUCTION Farmington Mini-Storage is requesting an extension in order to continue the outside storage of recreational vehicles and trailers (Exhibit A2). The extension being requested is for an additional year (ti114/30/08). The property is located at 22020 Canton Circle in the Farmington Business Park. DISCUSSION The subject property is within a Planned Unit Development and has an underlying B-3 zoning designation (PUD Agreement and Design Standards - Exhibit B; B-3 Zoning Code - Exhibit C) . Outside storage is neither a permitted or conditional use in the B-3 zoning district, however, in the design standards that were approved as part of the PUD Agreement, it is stated that "Without prior approval of the city, no outside storage areas shall be allowed....". Staff initially allowed for the outside storage of recreational vehicles and trailers on this site on a temporary basis allowing for start-up capital for the new business. The original request (Exhibit AI), submitted in letter dated August 23, 2006, indicated that "The outside storage is only being requested and planned for this 2006-2007 winter season. The units were to be removed from the premises no later than April 30, 2007. This arrangement was agreeable to the City. However, staffwas contacted early in April (Exhibit A2 & A3) by the property owner indicating a desire to have an extension to the outside storage. The property owner is requesting that the agreement for outside storage be extended to April 30, 2008. Development Committee This request was brought to the Development Committee on April 10, 2007 for consideration. It was discussed that staff decided to allow this type of use on this property last year only as a temporary situation and that being outside storage is neither a permitted or conditional use in the B-3 zoning district that staff would not be in favor of allowing this type of use to continue. In addition, the property is not properly screened for an outside storage use. The approved design standards state the following: . . . "If outside storage is given city approval, all materials and or containers and equipment shall be screened from view. Required screening shall include a) a six (6) to eight (8) foot high opaque wooden fence and landscaping; b) landscaping and berms; or c) a combination of both to fully screen the outdoor storage." The property is currently fenced with a six foot high chain link fence. ACTION REQUESTED Consider the request by Jon Simon on behalf of Farmington Mini-Storage to extend the time frame for allowing outside storage at the property located at 22020 Canton Circle till 4/30108. Respectfully submitted, ~~ Tony Wippler, Assistant City Planner Cc: Jon Simon, Farmington Mini-Storage €%/t'I/JIr A I . \~n1ljng{O/,l StoragE::!o Mini Farmington Mini Storage 22020 Canton Circle Farmington, MN 55024 August 23, 2006 Tony Wippler City of Farmington, City Hall 325 Oak Street Farmington, MN 55024 Subject: Outside boat, RV and trailer storage at Farmington Mini Storage Tony, Per your request, following is a listing ofthe features of our company plan for outside boat, RV and trailer storage at the Farmington Mini Storage facility in the Farmington Business Park at 22020 Canton Circle; . 1. 2. 3. 4. 5. The outside storage is only being requested and planned for this 2006-2007 winter storage season. The outside storage is to be parked in a row east of the driveway for our current three storage building configuration. The gravel surface that exists along that driveway will be expanded eastward to accommodate the outside storage. All outside storage will be on a gravel surface. The date for the storage to start is on or after October 1 st and all units are to be removed in the spring by their owners by April 30th. I hope that you find that this corresponds with my previous discussions with you relative to this subject, and thank you for your efforts in getting this approved by the appropriate city officials. sincere~ ~. Simon Owner/Secretary Farmington Mini Storage . f),H/6Ir 112.. . \ ~\\\\\nglop Ste>rClge Mini Farmington Mini Storage 22020 Canton Circle Farmington, MN 55024 April 4, 2007 Tony Wippler City of Farmington, City Hall 325 Oak Street Farmington, MN 55024 Subject: Outside boat, RV and trailer storage at Farmington Mini Storage Tony, Per your request I'm submitting this proposal to extend the timeline of our current outside storage variance with the City of Farmington. Following is a listing of the features of our company plan for outside boat, RV and trailer storage at the Farmington Mini Storage facility in the Farmington Business Park at 22020 Canton Circle; . 1, We are requesting an extension of our current outside storage for a period of one year. Our current agreement expires 4/30/07, We are requesting the date be extended until 4/30/08. 2. The outside storage is to be parked in a row east of the driveway for our current three storage building configuration as is currently the case. 3. All outside storage will be on a gravel surface, again as is currently the case, Our justification for extending our agreement is the simple fact that no additional commercial lots have been developed in the business park and we know of no immediate plans for this to occur, We feel we will not impact the current businesses if this request is fulfilled, We recognize that as additional businesses are built, any potential future requests may not receive city approval. We also feel that we are of minimal visual impact to the Executive Estates Addition to the south of our facility, primarily due to the slower development of that addition and the elevations of the two properties. I hope that you find this proposal satisfactory. Sincerely, ~f!J2-- Jon C. Simon . Farmington Mini Storage {)'If~r A- 3 . \ ~\IDing/og Storage Mini Situation Summary 3/11/07 Subject: Request by Farmington Mini Storage to extend the date of the current variance for outside storage from 4/30/07 to 4/30/08. Background: Last year, in a letter to the city dated 8/23/06, Farmington Mini Storage requested approval of a variance allowing outside storage. The variance was granted by the city. It allowed outside storage at the Farmington Mini Storage facility located in the Farmington Business Park south of County Highway 50 for the period 10/1/06 - 4/30/07. City officials stated at that time that the variance was only for the specified period. Current: Farmington Mini Storage recently submitted a letter dated 4/4/07 (copy attached) to the city (Tony Wippler) for review and approval by the Economic Development Committee (EDC). That letter asked for an extension of the approved date as stated above. At the 4/10/07 meeting ofthe EDC that variance request was denied. Tony Wippler indicated to Jon Simon of Farmington Mini Storage that the request could be presented to the Planning Commission for review and a decision. He indicated that the next Planning Commission meeting was scheduled for 5/8/07. Rationale for Request: Itemized below are the reasons and rationale for this extension . request. 1. The city has not received any complaints concerning the aesthetics of the current outside storage at the Farmington Mini Storage facility. 2. Nothing has changed in the Farmington Mini Storage neighborhood. Specifically, the Farmington Business Park and the adjoining Executive Estates development have not developed appreciably due to the current real estate situation. 3. Farmington Mini Storage has sufficient room and security to provide outside storage. The area used is fenced, lighted, and monitored by security cameras. It provides quality secure storage for businesses and residents. 4. Farmington Mini Storage has received several requests by city residents for outside storage in order to remove their boat or camperlRV from their residence property. Some are currently parked along side their garages, in their driveways and on the street. The availability of this service to the city residents will serve to improve the city's neighborhoods. 5. Currently one local business is using the outside storage in order to take advantage of the level of security that the Farmington Mini Storage facility offers. He has indicated that he would like to continue that use. . !';r/l11J1T 13 . PL..\... ,"~"ED t;~]T DE"LLOP"IE~T AGREE~(E~T AGREE:\IE~T dated ~Iarch 7,2005. by and between the CITY OF FAR.'IlSGTO~. a :\1innesota municipal corporation (referred to herein as "City"), and Colin Garvey (referred to herein as "Deyeloper"). . RECIT.US A. De~-eloper O'\.\TIS property situated in the County of Dakota, State of:\finnesota, and legally described on the anached Exhibit "A" (referred to herein as "Subject Property"). B. Developer has asked the City to approve a planned unit deyelopment for the Subject Property (also referred to in this Agreement as the lPLn"). c. Developer desires to have the Subject Property rezoned from A-I (Agriculture) to B-3 (Hea\-y Business) Planned Cnit DeyeloP?Dent. D. Developer has applied for a preliminary and fmal plat of the Subject Property. ~ow, THEREFORE, the parties agree as follows: 1. Conditions of Appro\'al. The City hereby approves a rezoning of the Subject Property to B-3 PL n subject to the conditions set forth in this Agreement, on condition that . 98382 . Dc"cL~Fcr enters 1;1:0 thiS ,-\~TecmcIiL as \\di :1S ::1c related D'~'\<o]0rr.1cn~ _-\::;:C'(nC'~lt -iat.::J '~ "'7 .? '.,~.... ~ .' / ~ :>< ?<~ , . detailing a de\elopment plan for the Subject Property including the construction and installation of public impro\'ements to sef\'e the Subject Propeny. 3. Effect of Planned rnit Denlopmeot Approval. For two 121 years from the date of this Agreement, no amendments to the City's Comprehensi\'e Plan or official controls shall apply to or affect the use, de\elopment density, lot size, lot layout. or dedications of the de\"elopment unless required by state or federal law or agreed to in writing by the City and Developer. Thereafter. notwithstanding an~1hing in this document to the contrary, subject to non- conforming use rights the City may require compliance with any amendments to the City's Comprehensi\"e Plan, Zoning Ordinance, official controls, platting or dedication requirements enacted after the date of this document. . .40 Plans. The City grants approval to the de\elopment of the PLU in accordance with the folIo\ving plans which are on file at Farmington City Hall, The plans are not attached hereto. If the plans Yary from the wrinen terms oftrus Agreement, the written terms shall control. The plans are: Preliminary and Final Plat Grading and Drainage Plan Topographic Survey Dility Plan . 98:;8;: 2 . ~. Zoning. Except J.S othcrWlse moJitlcd by :his .-\~reen1(r,L the la;1d '.be. ~6i;fn and other requirements and standards of the B-3 zoning district shall apply to the Subject Propeny with the tollowing exceptions: . Permitted Cses to be Added: Restaurants, Class 11 . .\finimum Lor Size v.;ou/d Change}rom 5,000 Square Feet co 1 Acre . The minimum setback requirement \",'ould change j1'om 0 feet to 20 feer . The ma.'<imum lot coverage would change from 35'?~) to 450'9 for mini-storage facilities on I)' . Delete sexually oriented business-accessory use 6. Compliance with Permit and Licenses. It is the responsibility of the Developer to obtain and comply with all necessary appro,,-als. permits, and licenses from the City of Farmington, Dakota County. the 10\'..n of Castle Rock, ).,linnesota Pollution Control Agency. ~linnesota Department of Health, and any other regulatory agency affected by or ha\-ing jurisdiction oyer the site. All costs incurred to obtain said appro....als, permits, and licenses shall be the responsibility of the Developer. 7. Compliance with Laws and Regulations. De....eloper represents to the City that the proposed de\-eIopment complies with all applicable City, County, ~fetropolitan, State, and Federalla",-s and regulations, including but not limited to the Farmington City Code, planned unit de.....elopment ordinance, subdivision ordinances, zoning ordinances, and environmental regulations in effect during the course of this denlopment or Agreement, and agrees to comply with such laws and regulations. 8. Enforcement. Developer shall reimburse the City for costs incurred in the enforcement of this Agreement. including reasonable engineering and anomey's fees. De\-eloper . . 98382 . shall paY:11 full all !:>li~s s'JDmineJ:o i: by :he City \\'!ttin six::- (~I-I, Jay~ :der re<.:eip:, 3'11~ :10t paid within sixty 160) days shall be subject to an eight percent (8(\ 0) per annum interest charge, 9. ~liscellaneous. .\. Breach of any material term of this .\greement by Deyeloper shall be grounds for derual of building permits, B. If any material portion. section, subsection, sentence, clause, paragraph, or phrase of this Planned enit Deyelopment Agreement is for any reason held inyalid as a result of a challenge brought by Developer, their agents or assigns, the City may, at its option, declare the entire Agreement null and yoid and appro\-al of the final planned unit deyeloprnent shall thereby be reyoked. . C. The action or inaction of any party shall not constitute a "'.ah-er or amendment to the proyisions of this Agreement. To be binding, amendments or waivers shall be in writing, signed by the parties, and appro\-ed by ,,,Titten resolution of the City Council. The City's failure to promptly take legal action to enforce this Agreement after expiration of time in ",,,'hich the ".-ork is to be completed shall not be a waiver or release, D. This .-\greement shall run ,,,'ith the land and shall be recorded in the Dakota County Recorder's office, E. This Agreement shall be binding upon the parties. their heirs. successors. or assigns, as the case may be. F. Third parties shall haye no recourse against the City under this Agreement. G. Except as otherv;ise specified herein, Deyeloper shall pay all costs incurred by them or the City in conjunction with the development of the Pl 'U, including but not limited to Soil and Water Conser\'ation District Charges, legal, planning, engineering and . \;5:8;: ~ . l:1Sp.;ceon e~pen5es il:(~rreJ :n ':0nnecti011 ',..-it:) dppro\ a; a:1d acceplan..;~ "f tl-: pIa:. :he preparation of this .-\greement. H. Each right, power or remedy herein conferred upon the City is cumulati\'e and in addition to every other right. po\ver or remedy, express or implied, now or hereafter arising, available to City, at law or in equity, or under any other agreement, and each and eYery c.\ right. power and remedy herein set forth or othen\-ise so existing may be exercised from time to tUne as often and in such order as may be deemed expediem by the City and shall not be a waiver of the right to exercise at any time thereafter any other right. power or remedy. I. The "Farmington Business Park Design Standards" attached hereto as Exhibit B shall apply to all new construction that occurs on the property legally described on Exhibit A. . 1 O. ~ otices. Required notices to De\'eloper ~haU- be.w...wJiiting; aJW.shall be either , Fe' .' ~ ': -"" hand-deli\"ered to Developer. its employees or agents. or mailea'(o.C-61iri Garvey by registered . ..r:: .. mail at the following address: 22098 Canton Coun, Fannington. :\~ S5024~ ~otices to the City shall be in writing and shall be either hand-delivered to the City Administrator, or mailed to the City by registered mail in care of the City Administrator at the following address: Farmington City HalL 315 Oak Street, Farmington, ~linnesota 55024. . ~f 1,,/1 It ~~;:k ,~ .r ..~:B2 . . . SL\TE OF \lI'\~ESOT.-\. ( 55. C~af~ 0;, 1~~ ~otaiy. Public 5T:\. TE OF'IC\-:''"ESOTA ) ( 55. COl~TY OF J;.-LkL~ ) The foregoing instrument wa~ aclyl,owledged before me this Z-~f '1')tl{t~, 20CS, by ~Ul QtlhlJl.J..,( , the ~d- of c~r to!C./LDti.J~UJrtiJ.J, a i~MJLf-:tn'1'- ,on behalf of said (~ptna ~H1 '. et. SUSANJ. MI.LER ............ /'1 ~J.;. ';/7 '~~,", " NOTMY~-~...ecfA ~,?,{/JJJt (..../. / I~Lx..lA ~j ,~. My CommissiOnEJpi801.31-2010 ~otary Public TIllS [\STRn1E~T \VAS DR-\FTED BY: C.~IPBELL K.'\,"CTSO~ Professional Association 317 Eagandale Office Center 1380 Corporate Center CUf\'e Eagan, ~~ 55121 Telephone: (651) 452-5000 [ JJ J] 9S:;\;;: = !-. l:: ~1: ~j . fAR.\lI:"\GTO:\ BCSI~TSS PARK DESIG:"\' ST.-\~DARDS (.\iBuilding \(aterial And Design: 1. Exterior Walls facing Trunk Highway 50 on Block I, Lot 1 shall consist entirely (10000) of one or more of the following materials and shall recei\'e prior approval oflhe city: (a) Brick: Size, type. texture. color and placement shall be approyed. eb) Stone: Stone shall ha\'e a weathered face or shall be polished. tluted or broken face. (c) Concrete \'1asonry Block: Concrete masonry block shall be those generally described as "customized architectural concrete masonry units" or shall be broken faced brick type units with marble aggregate, All concrete masonry units shall be coated with a city appro\-ed coating. There shall be no exposed concrete block on the exterior of any building unless approved by the city. (d) Concrete: Concrete may be poured in place, tilt up or precast; and shall be finished in stone, textured or coated, with a minimum life expectancy often (10) years. 2. Exterior Walls (other than those referred to in Paragraph;:;: I above) shall consist of at least 50% of one or more of the following materials and shall receive prior appronl of the city: . (a) Brick: Size, type, texture, color and placement shall be approved. (b) Stone: Stone shall have a weathered face or shall be polished, fluted or broken face, ee) Concrete ~fasonry Block: Concrete masonry block shall be those generally described as "customized architectural concrete masonry units" or shall be broken faced brick type units with marble aggregate. All concrete masonry units shall be coated with a city approved coating. There shall be no exposed concrete block on the exterior of any building unless appro\'ed by the city, (d) Concrete: Concrete may be poured in place, tilt up or precast; and shall be finished in stone, textured or coated, with a minimum life expectancy of ten t 1 0) years, Alternate exterior surface materials of pre-engineered metal may be substituted in an amount not to exceed 50% of an exterior wall for buildings if the follov"ing conditions apply: (a) The proposed alternate materials are architecturally compatible with tbe building as a whole as determined by the city plamring diyision; and (b) The owner de',,-eloper complies with any additional screening and or landscaping requirements of the city, . 3. Alterations To Buildings: Any alterations to buildings shall meet all requirements of this chapter. . 4 Cai1C'plcS: Car.opie" \\i:h ',iSlbk \\'a]] han!:;ers sha:J :10: be p(nr.it:ed. Dcsi:;;l nfca:l\";:'IC'S s~di: be in keeping wim the design of the building and shal1 ~'e appr0\'ed ])y the city prior to construction or alteration. 5. RooL\lounted Equipment: All rooftop equipment shall be set back a minimum of twenty feet (20') from the edge of the roof and shall be screened. Screening shall consist of either a parapet wall along the roof edge or an opaque screen constructed of the same material as the building's primary Yertical exposed exterior finish, Equipment shall be painted a neutral color, The site plan shall indicate all mechanical rooftop equipment and shall include eleyations, 6. Loading Docks: The design of the loading docks shall be incorporated into the overall design theme of the building and constructed ofmaterials equal to or the same as the principal building. The loading dock areas shall be landscaped and or screened so that the visual and acoustic impacts of their function is fully contained and out of view of adjacent properties and public streets. The required width for a landscaped yard along a local collector industrial or local street is ten feet (10'), The architectural design shall be continuous and uninterrupted by ladders, towers, fences, and equipment. Businesses that abut Trunk Highway 50 shall not construct loading docks that front this roadway. I. Trash Containers: Trash containers or trash compactors shall not be located \,,'ithin twenty feet (20') of any street. sidewalk or internal pedestrianway and shall be screened by a six foot (6') masonry wall on three (3) sides of the trash unit. . 8, Coverage: Cnless otherwise approyed by the city, the square footage of all building footprints and parking areas shall not exceed sixty fh'e percent (6500) of the total square footage of any building site within the affected property, ~lini-storage uses shall not exceed seventy-the percent C'50~) of the total square footage of any building site within the atTected property. (B)Ctilities: All buildings and structures shall be sm-ed by underground utility distribution facilities. The installation of such utilities shall not change the grade or contour of the city approyed grading plan for the site, (ClBuilding Setbacks: ):0 building or other structure shall be erected \"ithin 10 feet of the front property line; or 10 feet of the side and rear property lines. If two (2) or more lots are developed as one site. the interior common lot line shall be ignored. (D)Parking Areas: 1, Surfacing: Prior to issuance of a certificate of occupancy. all parking areas. dri\'eways and loading areas shall be surfaced with asphalt or concrete pa,,-ement following the city's engineering standard plates. In the event said surfacing cannot be completed due to weather or seasonal restrictions. a temporary certificate of occupancy may be issued contingent upon the extension of the security or letter of credit required under this chapter, All parking lots located in the front of buildings or adjacent to street rights of way shall be curbed. . 2. Off Street Parking Spaces Required: OfT street parking shall be pro,,'ided to sen'e each site. The minimum number of parking spaces shall be the greater of: . . . Lit One space :I.~r e\er:-- si\ ;1cll1L~red Ibj~)I-Ji squ3.r.: (eet cf:ndustri"t1 srac.::: .ind One space for eyery twO hundred 42001 square feet of office space: and One space for each two thousand ~2.000'l square feet of storage area or (b) One space per projected employee per shift. 3, Screening: All parking areas shall be screened as required in subsection (F) of this section. 4, Location: Parking shall not be pennined \vithin ten feet (l0') of the front property line (those facing any dedicated street), or within ten feet (10') of any side or rear propeny line unless otherwise approved by the city. ~E)Landscaping: All open spaces shall be dustproofed, surfaced, landscaped. rockscaped or devoted to lawns. ~ot less than t\\'o-thirds 123) of the required building setback area from any dedicated street shall be landscaped with lawns, trees, shrubs and walkways of a design approved by the city planning division. Landscaping shall be installed within ninety (90) days of occupancy or substantial completion of building, whichever occurs first, weather permitting, The following landscape standards shall apply to all proposed projects within the overlay zones: 1, Street Trees: Street trees shall be planted at one canopy tree per forty feet (40') of street frontage. 2. Perimeter Parking Lots: One tree and three (3) shrubs per forty feet (40') of parking lot perimeter frontage. Plants are to be installed within ten feet 00') of the parking lot frontage area, 3. Interior Parking Lots: One planting island per twenty (20) parking spaces, One rree and three (3) shrubs are required within each planting island. The planting island shall be curbed with concrete. 4, Buffer Area: When the industrial district is adjacent to a residential district, a twenty five foot (25') buffer is required and shall include a six foot 16') high wooden fence and landscaping to screen the adjacent property. (F) Screening: 1. Storage Areas: \Vithout prior approval of the city, no outside storage areas shall be allowed nor shall any articles. goods, materials, incinerators, storage tanks. refuse containers or like equipment be kept in the open or exposed to public view or view from adjacent buildings. If outside storage is gi,'en city approval, all materials and or containers and equipment shall be screened from vie"-, Required screening shall include: a) a six (6) to eight foot (8') high opaque . \\00JcJ1 fence and ,ar.ds(';}pir,::;: ::'11and::capm::; dr~d ~)cnY,s: 0r Cl J C\)mhii'a~;\:'n C'f~~,tll t,:' :-l:ly screen the outdoor storage, 1, Structure: ~o accessory structures (including, but not limited to. water towers, storage lanks. processing equipment, cooling towers} or outside equipment shall be constructed. erected or placed on the affected property without prior approyal of the city, If such approval is granted. such structures sha11 be screened from public view and the \"iew of adjacent buildings in a manner approved by the city planning division. (G)Signs: All signs shall be of a design and material approved by the city planning division, t'nless otherwise approved, wall signs must be attached to the building, and be parallel to and contiguous with its walls and not projecting above its roofline, ;\0 sign of a tlashing Of moving character shall be installed and no sign shall be painted on any building walL Pole signs will not be allowed. Advertising billboards are not allowed within the overlay lone, (General guidelines for signage available through the city planner,) (,H)~laintenance: 1. Owners and occupants of any or all of a site have the duty and responsibility, at their sote cost and expense, to keep the site. including buildings. improyements and grounds, well maintained, safe, clean and aesthetica11y pleasing. Such maintenance includes. but is not limited to, the following: . (a) Prompt removal of all litter, trash, refuse and wastes. (b) Provide such care as required to maintain all vegetation in a healthy and aesthetically pleasing appearance. (c) ~1aintain exterior lighting and mechanical facilities in good working order. (d) \laintain parking areas, driveways and roads in good repair, (e) Prompt repair of any exterior damage to any buildings and impro\'emems. . . . . 10-5-15: B-3 HEAVY BUSINESS DISTRICT: Page lof2 ~ XIfIIJ II C 10-5-15: B-3 HEAVY BUSINESS DISTRICT: (A)Purpose: The B-3 heavy business district is a transitional district designed to provide space for certain existing commercial and industrial uses which are compatible together but are more intense and therefore incompatible with uses identified in the B-1, B-2 and B-4 districts, (B) Bulk And Density Standards: 1. Minimum Standards: Lot area 5,000 square feet Lot width 50 feet Front yard setback 0 feet Side yard setback 6 feet Rear yard setback 6 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) 45 feet Maximum lot coverage of all structures 35 percent All standards are minimum requirements unless noted. (C)Uses: 1. Permitted: Animal clinics, Auto repair, minor. Auto sales. Commercial services, Convenience store without gas. Mechanical sales, service and repair. Offices. http://66.113.195.234/MN/Farmington/130050000000 15000 .htm 5/1/2007 10-5-15: B-3 HEAVY BUSINESS DISTRICT: Page 2 of2 Public buildings. . Restaurants, class I, traditional. Retail facilities, greater than 3,000 square feet. Sexually oriented businesses - accessory. Supply yards. Truck terminals. Wholesale businesses. 2. Conditional: Auto repair, major. Car washes. Convenience store with gas. Greenhouses and nurseries, commercial. . Group daycare center, commercial. Home and trailer sales/display, Manufacturing facilities. Ministorage units. Outdoor sales. Petroleum bulk storage. Public utility buildings. Solar energy systems. 3. Accessory: Parking lots. (Ord. 002-469, 2-19-2002; amd. per fax dated 8-6-2002) . http://66.113.195.234/MN/Farmington/130050000000 15000.htm 5/1/2007 . . . 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 0 Assistant City Planner FROM: SUBJECT: Neighborhood Preservation Overlay District DATE: May 8, 2007 INTRODUCTION The City Council at a joint workshop in 2006 requested that the Historic Preservation Commission work with staff in developing an ordinance that would assist in the preservation of Farmington's historic neighborhoods. DISCUSSION Over the last five months staff has been working with the City's Historic Preservation Commission [HPC], Historic Preservation consultant, and the City Attorney in an attempt to develop an ordinance that would act as an overlay zone to protect certain historically significant areas of Farmington. What came out of those discussions is the attached Neighborhood Preservation Overlay District [NPOD] ordinance - Exhibit A. The overlay zone would require the review of any submitted permits by the HPC for any property located within a designated NPOD district if the permit is for one of the following: (1) Demolition of a building in whole or in part within the NPOD district; (2) Construction of any new building within the NPOD district; (3) Moving a building within the NPOD district Under the proposed ordinance, the HPC would review the application ("permit") and make a recommendation regarding a certificate of appropriateness for the project within thirty days of building permit submission. The building official would not be able to issue a permit for any of the three conditions listed above without approval from the HPC. It should be noted that additions and remodels, such as decks, porches etc., will not be under the scrutiny of this ordinance unless the addition and/or remodel occurs on a property that has been designated as a Farmington Heritage Landmark. At this time, it is not the intent to create an initial district but to get the ordinance in place so a district may be established at a later date. Staff and the HPC have a preliminary district boundary in mind; however, there are certain provisions within the proposed ordinance that could potentially delay the creation of the first NPOD district. . . . Initial District Transfer The initial district that the HPC and staff have tentatively agreed upon is depicted in the attached map (Exhibit B) and generally includes properties south of Elm Street, east of 2nd Street, north of Walnut Street, and West of ih Street. This initial district would include the core downtown area. The establishment of this district, per the proposed ordinance, would require that a simple majority (50%) of the property owners within the proposed area agree to have the area transferred into the NPOD. This would also require that a public hearing be held at the Planning Commission level for an ordinance amendment after a recommendation has been given by the HPC. Neighborhood Meeting A neighborhood meeting has been scheduled for May 16, 2007 to inform the residents within the proposed district depicted in Exhibit B of the possible transfer of this area into the NPOD. Public Hearing for proposed Neiflhborhood Preservation Overlav District Ordinance The HPC reviewed this document at its regular meeting on April 24, 2007 and recommended that it be forwarded on to the Planning Commission. It is anticipated that the public hearing for the attached ordinance will be held at the Planning Commission on June 12,2007. ACTION REQUESTED Review the attached draft ordinance and provide any comments/recommendations that are appropriate. Sincerely, ~~ Tony Wippler, Assistant City Planner . . . ~;{1f/61f 1/ +_------{ Formatted: Justified ORDINANCE NO. CITY OF FARMINGTON DAKOTA COUNTY, MINNESOTA .-------{ Formatted: Centered AN ORDINANCE AMENDING TITLE 10 OF THE FARMINGTON CITY CODE REGARDING ZONING, CREATING A .-------{ Formatted: Centered NEIGHBORHOOD PRESERVATION OVERLAY DISTRICT .-------{ Formatted: Justified THE CITY COUNCIL OF THE CITY OF FARMINGTON ORDAINS: $_~_~:r~ Q)~ _ _ !:_ _ _ _ _ ]}tJ_<:: _ _! Q! _ _~h~p!~_~ _ _~! _ _<?X _ !h~_ _ f ~_~_,!g!~~ _ ~_i.t.Y. _ ~~~~_ _ ~~g~~~j!1g _ ?:~~j'!K _ _ _ -- - -- { Formatted: Font: Bold Districts and District Provisions is amended by adding a new section to read as follows: 10-5-27: ~~J_G_~~.Q~.QQp._~~_~_~~_YAI!9~_.QY~~~A.Y_m~I~~~I__,_,,__,_,_________-------{ Formatted: All caps (A) Purpose: The City Council of the City of Farmington declares that the .-------{ Formatted: Left preservation, conservation, maintenance, and enhancement of older buildings in the city's historic neighborhood(s) will promote the general welfare of the residents of the city, and. !h~!_<::r.~~~_t?~_t_~jJ!i~h~_~_!l1_<::_~gn-j!1g.<~!~~~.iXi_<:a_t_iQn-_!9__~~__________-------{ Deleted: , known as the Neighborhood Preservation Overlay District (NPOD). With respect to the properties placed in the NPOD, the purpose of this section,.,i.~:____m_______________"-'--'{ Deleted: chapter LTo retain and enhance cohesive streetscapes which areJ!!1~~~_!~i_~!~rj~_ally'__u______----'--{ Deleted: that through location. design. setting. feeling. and association, . +-~._---. Deleted: possess an identity to time and - __ ____ ___ __ __ __ - ______nn_n __ n _ __, _ _ _nn ___n _ __n_ __ _ __ __ _ ______________.__n __ nn _ nn__ _ n_U_ .UU _n _ _ _ ---- . I ~ L To assure that new construction in the NPOD is compatible with the character ..., ."" pace; of Farmington's historic neighborhood(s); "".,'{ Formatted: Left, Indent: Left: 0.5" ] 'j Formatted: Bullets and Numbering] L To protect and enhance the city's attractions to residents, tourists, and visitors, .____n_ Formatted: Left, Indent: Left: 0.5", f1nd~ No bullets or numbering ,__ __, n n __ - - _, __ - _n' __ - m _, - - - - - - __ - _n_ - - uu - _.._ - ___, ___ - __ - - - n - 'n_U - - _.__. -- - - --, - -- __h__ U - ---.-- - - -- -- n._. -. -- Deleted:: L To promote the use of older buildings and neighborhoods for the education, pleasure, and welfare of the people of Farmington. ...,{ Formatted: Left Th C' C '1" h d 1 h h' I' f .. h' h .... ..{ Deleted: transfer e lty OUnCl lurt er ec ares t at t e mc uSIOJ\'_QhP~~p~r,tle~\~lU.'!_!__~__m__m:-'-::-:__:_.{ Deleted' I d NPOD shall not change or affec~j~_~!1Y..~llY.Jh~__~~.t?~__~!!~~~~,o!1L~_n~Ul1_<::___mm__m__ { I ' an to restrictions and requirements then or thereafter applicable to"the land and ":::.-- De eted:, structures under any other zoning c1assification,J?ut the propcrti~~-~~{llb~'~~;i;{c~t---" ...'.j Deleted:, to the additional restrictions of the NPOD establis-he(fi'~ iilis-scc-tio~. ____mm__ ____m_..." "j Deleted:, - .,-------~...._----------------------------------------------~~, .... Deleted: which shall continue to apply: (B) Definitions: For the purposes ofthis.;;ection, the following words and phrases shall have the meanings respectively a~~ribe(rio-tlie;;;by-thi-s-~~b~eciio;;:m---------u-.. Deleted: shall also apply to land once transferred to the NPOD Deleted: chapter . . . Formatted: Left, No bullets or numbering Formatted: Left, Indent: Left: OS', No bullets or numbering, Tabs: Not at 0.79" '.{ Deleted: ~ LJ!f!fgl}-'?f-!!l![!~~~ Pt~~~~C!tf~1} _ Qxe!.~C!x _ Qi~ ~,:i~~ Pi f!9 Q/ _ _ A _~.i_~~!.<::!~_,_, _ _ _ _ _ _ _ _ _ _ _ _ _ h _ ~ -', - _ __ geographically definable area containing at minimum twenty-five (25) properties \ which have buildings, structures, and land linked historically through location, \, design, setting, feeling, and association, ' LOlder Building. Any building or structural element of a building that is more than 30 years old. ._h__h{ Formatted: Left (C) Designation of Neighborhood Preservation Overlay District. Formatted: Left, No bullets or numbering Formatted: Left, No bullets or numbering, Tabs: Not at 0,79" Deleted: ~ Deleted: ~ Formatted: Left, No bullets or numbering Formatted: Left, Indent: Left: I" , No bullets or numbering Deleted: City's zoning ordinance amendment Deleted: , Prior to an amendment being adopted by the City Conncil, the Planning Commission shall hold at least one pnblic hearing, afier notice of tl,e hearing has been published in tl,e official newspaper at least ten (10) days before the hearing, and afier notice has been mailed to property owners within three hundred fifiy feet (350') of the subject propert}{ies), Deleted: tlle transfer of any Deleted: amendment to tllis section making such transfer with U'O';:;;,~~~~~~;~~~~r':::~;~;;~~;,~;;i~~~:~;":~~i:~:p~:~~~;m~:i~ the property owners within the area proposed to be transferred into the _ NPOD. (QLThe transfer ofland to the NPOD shall be accomplished in accordance.---- wi th the l~qlJj !~~<::n!~_ f<?!_ ~'.l:l,t:f!~_(.t:I_t:nt _oK !h~_ _~ [!X'_ ~ _ z:o_~ j f!g, '<?F_~ jf!~n<:e_ ~~_ _ _ u _ _ __ _ _ - -- specified in Section 10-3-12 of the Farmington City Cod~t!;~~y_<::X~.':,__t_~~_____ Planning Commission shall not review and make a recommendation on any such amendment until it has received a report and recommendation from the Heritage Preservation Commission (HPC), ~After adoption of an ordinance transferring.p.~9p.<::~_!9hth~_:t:'!R9.Q,-!h(:h' City Clerk shall file a certified copy of the ordinance amendment tOJ.~_<::__m_ \. Dakota County Recorder's Office..;_~~tJajJ~!~_!<?_fl.1_t:_~h':l.1LI?-~L~K(t:<:!_!~~__m_,\' \. validity of the transfer or the application of the provisions of this section \, \. ' to the property, \', '. U~!!~.':i_~_f<?!_ ~~.1_<::~_t.ign_ ~f.~-F.e~_~ _f~!_ !n<?.1_~?.i_<?n _[I1__t_~~_:t:'!RQP~, _1 ~ ,b_e.. <?_<?n?_i.c1~~~.4___ ;--__,_ '.{ Deleted: Register of Deeds for transfer to the NPOD, land areas must.;__Umm__m_hh_________mmmhhh____"''. '. Formatted: Left, Indent: Left: 0.5", ... ~:::'. Hanging: 0.5", No bullets or ( \ R h ' h h b h db h' . I ... .:'\\ numbering Tabs: Not at 0.79" p:~ce~~::-~ri~~~-J!r:n-d!~~!~~~~t~;n a~is~rfc-h~~~-tte:fsiics -rnd~~t~J-~~-of-- - \,\::{:':::) Deleted: ~ such processes, '-.. \-..\ . " , " (b) Contain groups of buildings that physically and spatially comprise a '-....:\: _specific environment and .fl_re, J_illk<?cl,llistoric_all X ,!h_~<?_l!g;h _Io(;ati<?!~~ ,~_<?sigll~ h_ _, '-.. '( Deleted: which setting, feeling, and association. ""'" ..( Deleted: ~ c____ _n_ _ n___ _ n _h __ ____h_______ _____ _ n _ n_____ _______ _ ______ hh _ _____n_' ___ _ ____hh_n_n_ ______ _____h_h:":::. ,,{ Deleted: which possess an identity of ( C) Represent a significant and distinguishable entity whose components >::-{ Deleted: time and place,~ may lack the individual architectural significance and historical integrity ", , d fi d" 'I-I' L d k Formatted: Left, Indent: Left: OS', reqUire or eSlgnatlOn as a Farmmgton entage an mar , Hanging: OS', No bullets or numbering Formatted: Left Deleted: , Deleted: " Deleted: Only such areas shall be . (D) Review of Permits +_h__h Formatted: Left, No bullets or ~9;e~%~?~: - -! ~ _!~_l? _ ~_~9 1:),_ the_ I} r>c::_ s}l_~II_ ~~_~je\v--i~ppli(;a_ti_<?~~_ [<?~_ ~he_ [<:)1 J_o:-v_ing _ _:-_\~::--_- _ { ~:~~:~~g~ s.:_ _ hhUUUUU_ h_h_ hh_hh_ _ __h hhUU UUUh_ _ _ _ _ h _ _ _h_ _h__U __UUh_ h_ _h_UUU_ ---- . 'I \. \,,' l Deleted: Pennit Review ::~.::~~~::::::~:~:::~:~:::::t:~:::::'::s:::D distctct~\,:~ " " " ..... " '.' Nothing in this subsection shalI apply to or prevent the razing of any building which has been ordered demolished by the City Building Official because of W~~g~~~~~! _~_~~~~~~~~ _ ~~ _I}_~~_~ [l? _ ~!?!1~! !i_<?_~;J_ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ h _ _ _ _ _ _ _ _ _ _ _ h _ _ _ _ _ _ _ h _ _ _ _ _ "';-_ "':::,-,-{ Deleted: is in such a , Deleted: that it has been ordered demolished by the City's Building Official. ~ ""'., Deleted: Applications Formatted: Left, Indent: Left: OS', No bullets or numbering, Tabs: Not at 0.79" '. Deleted: for tlle following in the NPOD shall be reviewed by tlle IIPC '. '. Deleted: ~ Formatted: Left, Indent: Left: OS', No bullets or numbering Formatted: Left (c) Moving a building within the NPOD district~ Remodels and additions (including, but not limited to, decks and porches) are not subject to review by the HPC, except for those properties that have been designated Farmington Heritage Landmarks. . Ufl~_~_l?~!~~~_____________________________________________________________u_____________________________:"-:.-,::--- (a) Under any of the three conditions listed under Section 10-5-27 CD)(1 ),_:':'" "', a property owner is required to apply for a.~_l?~_t_iJ}5:~t_e_~L~I?R~~P_~(~_t~~~~_~m_\:'.., for the property within the NPOD. ~!~~Jl_~I?I?!i~_~!!~~h~~_~!!.~~_!!!~_~~_!<?hth~____,\:\:' IIPe. \,:\' b h h 11 d . d h .,...\.:\\ Deleted: . ] 02LT.._~_~_~c::__~h~m~~~_(l?>>'._~!1dh~~~_l?j!~_~_l?~_<?!!!~~_~h~_t_l_O~_~~g~~)~K~h~_h_U:-:"'" ... \ Deleted" - d t b r d ~ b Certificate of Appropriateness to the City's Building Official within thirty "\ \,\. the prope;~s r~;~~~~. 0 e app Ie or y (30) days of submittal of a building permit for the relevant property in the \\ \:'( Deleted: N PO D. .I~_t? _ c::j~y': ~_ _~ ~i)_~_i_~g _ Qm~ j~! _~h~n !1~! _~!!!~_<?!.t~~ )_~~!-!~~_<:~_ _<?[ ~~X _ _ _ _ ... \. permit for which the HPC has recommended disapproval. .... ........ , " ... .... , ' , ' , ' , ' , ' Formatted: Left, Indent: Left: OS', Hanging: 0.25", No bullets or numbering, Tabs: Not at 0.79" Deleted: ~ ~ Formatted: Indent: Left: 0.75" Deleted: A (E) Maintenance of Historic Properties. Every owner or person in possession of a building situated on land in the NPOD shalI keep in good repair alI of the exterior portions of the building and alI of its surrounding areas. +\'o,\ 'of Formatted: Left Formatted: Left, Indent: Left: OS', Hanging: 0.25", No bullets or numbering, Tabs: Not at 0.79" Formatted: Left, Indent: Left: 1", No bullets or numbering Deleted: ~ Under any of the tllree conditions listed wIder Section 10-5-27 (DlA, a Certificate of Appropriateness is required to be applied for by the property owner. Such application sball be made to tlle HPe, ~ Deleted: in order to approve or disprove tlle issuance of the pernlit. (fLIfthe HPC recommends disapproval of the issuance of the permit, the application may be appealed to the City Council. The procedure for hearings and orders by the City Council on appeals made pursuant to this section shalI be made in the same manner as a request for a variance under Section 10-3-6 of the City Code. +_h____{ Formatted: Justified . . . . ~.ij:_~J~ Q)~ _ ~: _ J~j_~ _<?E~_i~~I)_<:~_ _~h~B _ ~~_ ~ff~~~j ~~_ _i_~!!!~_~j~!~J Y. _ !lP_<?!1_ (!~J~~_~~~ge: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ - - - - -{ Formatted: Font: Bold ADOPTED this _ day of Farmington. 2007 by the City Council of the City of CITY OF FARMINGTON Kevan A. Soderberg, Mayor Peter J. Herlofsky, City Administrator SEAL Approved as to form the ,2007. day of City Attorney Published in the Farmington Independent the _ day of ,2007. E~HI(Jlr (J g-ITllJ Rll~ DTI-Il ~TIT~ DID -11 I FOIIRiITI-llDIIIJnlllll[]]7 - - R II H ..! ~ I t= ~~~rirpn n n~Ff[j]J . ill~GmI _, ~~~ ~ ~~_ I J:dJJ~t [[ill] ~H 116211~ ITfIJ ~ - DI] [[]]] ~ ~I ~ I, ~[]]E]j~ -u 520 ~ IIIII ~ jjt = - I II I U=:~ II ~ITiJJJ~ ill I I ~=rrTI~ II T SPRUCE STREET - Yl L {O I OTl [!fITf:J I-Iml I-Il --L HTtd I' II nT/Till 8 -1111 h -111 _Jml-a RTI]WA,r II _~__ 1I1I1 11-1 - - ElE] ~ffi ~~ EL HISTORIC OVERLAY DISTRICT (DRAFT) I I Historic Properties - - - Proposed Historic Overlay District Boundary I ~ I . Created on 1/9/07