HomeMy WebLinkAbout05.24.05 Special Planning Packet
City of Farmington
325 Oak Street
Farmington, 'MN 55024
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.
AGENDA
PLANNIN~ COMMISSION
SPECIAL MEETING
May 24, 2005
7:00 P.M.
CITY COUNCIL CHAMBERS
1. CALL TO ORDER
2. APPROVAL OF MINUTES
a) April 26, 2005
3. PUBLIC HEARINGS
a)
Mystic Meadows Rezone Giles Properties (Q1 & 8) property from A-1 to R-1 and R-3,
Review Mystic Meadows 1st Addition Preliminary & Final Plat, and Review ReqUested,....
Variance from 600-foot cul-de-sac requirement (Section 11-4-3. (B))'
Applicant: Giles Properties, Inc.
.
b)
Compreh~nsive Plan Amendment and Rezoning - Hometown Addition
Applicant: Kim Friedrich
4. DISCUSSION
a) Discussion of Special Event, A-Frame, and Garage Sale Signs
b) Comprehensive Plan Amendment and Rezone of Industrial Park Property
c) Discussion of Text Amendment to allow Public and Parochial Schools in the B-2
District
5. ADJOURN
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463.7111 Fax (651) 463-2591
www.ci.farmington.mn.us
:31'{
TO:
Planning Commission
~v
FROM:
Lee Smick, AICP
City Planner
SUBJECT: 1.
2.
3.
Rezone Giles Properties (Ql & 8) property from A-I to R-l and R-3
Review Mystic Meadows 1 st Addition Preliminary & Final Plat
Review Requested Variance from 600-foot cul-de-sac requirement (Section 11-4-3
(B))
DATE:
May 24, 2005
INTRODUCTION
.
Giles Properties, Inc. ["GPI"] owns, or has entered into a written agreement to purchase, the properties
identified as Property Ql and Property 8 on the attached MUSA map (Exhibit A). GPI has proposed to
rezone the northerly 185 acres of the property in question from A-I to R-l and R-3. GPI has also
requested that the Planning Commission review the attached preliminary and final plat and a variance
request concerning the length of a cul-de-sac proposed on the plat.
DISCUSSION
Giles/Murphy Final A UAR - Responses to Comments and Final Mitigation Plan
On May 16, 2005, the City Council approved the distribution of the Giles/Murphy Final ADAR -
Responses to Comments and Final Mitigation Plan to the reviewing agencies. The agencies have 10-days
to raise "substantial" comments to staff concerning the ADAR. Ifno "substantial" comments are received
within this period, the City Council will most likely approve the Giles/Murphy Final ADAR at their June
6,2005 meeting. As stated in previous Planning Commission meetings, under the ADAR guidelines, no
formal action may take place on a project (rezone, plat, or variance) until the Final ADAR is approved by
the City Council. However, in this instance, staff is proposing that the Planning Commission
recommended approval of the rezone, plat, and variance contingent upon final approval of the ADAR,
with the express understanding that if the ADAR gets changed in some way that creates an actual or
potential inconsistency with any of the recommended approvals, the contingency will be considered NOT
satisfied and a reconsideration and/or revision ofthe plat(s), rezoning, etc. will then be required.
Background
.
On March 21, 2005, the City Council approved an amendment of the 2020 Comprehensive Plan for the
northerly portion of the properties identified as Property Ql and Property 8 on the attached MUSA map
(Exhibit A). The City Council approved an amendment for Property Ql that changed the Comprehensive
Plan designation from Restricted Development and Dndesignated to Low Density Residential. The City
Council also approved an amendment for Property 8 that changed the Comprehensive Plan designation
from Dndesignated to Low and Medium Density Residential. Property QI consists of 91.70 acres.
Property 8 consists of93.30 acres. The combined total is 185 acres.
.
Rezoning Request
GPI is seeking a rezoning of the property so that the zoning is consistent with the recent Comprehensive
Plan amendments. GPI has proposed to rezone Property Ql from A-I to R-l, and to rezone Property 8
from A-I to R-l and R-3. GPI has proposed R-l standards with 75-foot wide lots and a minimum lot size
of 10,000 square feet. The R-3 zone will meet the standard requirements regarding 100-foot wide lots and
a minimum lot area of 15,000 square feet.
Proposed Preliminary & Final Plat
At recent Planning Commission meetings, the Mystic Meadows 1 st Addition Preliminary Plat has been
reviewed. During the time of these reviews, the developer's engineer has completed and supplied the
additional information required for a final plat, and in the opinion of staff, the Mystic Meadows 1st
Addition Final Plat is now ready for review by the Planning Commission.
GPI is currently proposing 243 single-family lots and 40 multi-family units on 152.70 acres within the
Mystic Meadows 1 st Addition (Exhibit B). The net density of the plat is 2.34 dulac.
The following is the outlot configuration included on the plat:
.
Outlot A
Outlot B
Outlot C
Outlot D
Outlot E
Outlot F
Outlot G
Outlot H
Outlot I
Outlot J
Townhomes
ROW
4.39 acres
0.14 acres
1.25 acres
24.56 acres
5.98 acres
10.56 acres
3.29 acres
0.04 acres
0.19 acres
0.62 acres
8.69 acres
30.69 acres
Recent Revisions to the Plat
Pond
Future Development
Pond
Pond
Pond
Pond
PondJFloodplain Mitigation
Future Development
Future Roadway
Floodplain
Development
Floodplain
Since the plat was reviewed by the Planning Commission on Aprillth and May 10th, the plat has been
revised somewhat due to the encroachment of the North Creek floodplain on the easterly side of the plat.
The developers have addressed the encroachment in two ways. One is to mitigate the floodplain storage
at the northeast corner of the plat, east of the proposed townhome location. Secondly, because 2 lots
could not be mitigated for since the floodplain depth in that location was above the I-foot requirement for
mitigation, the developers eliminated the two lots proposing the area as Outlot J on the plat.
. Transportation
Minor revisions to the previously reviewed transportation plan were required because of the
encroachment of the floodplain on the east side of the plat. The private road in the townhome
development was looped since Denali Way will no longer be provided as a stub street to the east.
Because of the floodplain, Denali Way was deleted as a potential east-west roadway as shown near Outlot
J. The remaining roadways were not impacted by the floodplain, and are discussed in the paragraph
below.
.
All streets with the exception of Diamond Path Road, Deerbrooke Path and the private street in the
townhome development (Dawson Road) are proposed to be constructed at 32 feet in width with a 60-foot .
right-of-way. Diamond Path Road is proposed at varying widths of 52 or 64 feet within a 120-foot right-
of-way. An existing 50-foot power line easement lies directly to the west of Diamond Path Road. The
developer will construct the east two lanes of Diamond Path with this project. The west two lanes will be
constructed in the future. The construction of the west two lanes is dependent upon traffic impact needs.
The ADAR states that these needs might not arise until after 2015. Deerbrooke Path is a minor collector
and is proposed at 38 feet in width within a 70-foot right-of-way. The private street in the townhome
development is proposed at 28 feet in width.
Townhome Guest Parkin!!
GPI has proposed 20 guest parking spaces within the townhome development, meeting the parking
requirement of 2.5 parking spaces per unit. Staff is somewhat concerned about the location of the parking
areas being shown at both ends of the townhome development. Additionally, the northern parking area
will serve two functions, 1) guest parking for the townhome development, and 2) parking for visitors to
the trail located to the east of the townhome development; therefore, staff would like comments from the
Planning Commission on the guest parking locations and its dual use.
Parks & Trails
.
Parks & Recreation Director Randy Distad has prepared a memo (Exhibit C) concerning the park and trail
requirements for the plat. A future park is proposed to the south of Mystic Meadows 1 st Addition in the
next phase of development. The trail locations have been discussed in detail in numerous Parks and
Recreation Advisory Commission (PRAC) and Planning Commission meetings. As stated in the attached
memo, PRAC has reduced the number of "pond lots" with trails behind them. However, the attached
Preliminary and Final Plat still does not reflect the recommendations from PRAC, so this discrepancy will
have to be addressed at the Planning Commission meeting on May 24, 2005.
Landscape Plan
The Landscape Plan is attached (Exhibit D). The plan meets the boulevard street tree requirements per
the City Code. The developer also proposes the screening of Diamond Path through the installation of
evergreen trees. As required in Section 10-6-10 (D) subd. 10 in the Landscape Ordinance, double
frontage lots adjacent to a collector require increased screening. The code provides as follows:
.
10. Screening Of Double Frontage Lots Adjacent To Collector And Minor Arterial Roadways: All
subdivided land, included in all districts, which backs up to a collector or minor arterial street, either
at right angles or parallel to the collector or arterial, shall provide for each double frontage lot an
additional twenty feet (20') from the edge ofthe right of way line towards the property in order to
allow space for buffering/screening along the back lot line. The developer shall be required to install
the screening and this area may be screened by either a six foot (6') high wood fence with landscaping
located between the fence and the property line, a berm with landscaping, a hedgerow, or an opaque
landscaped screen. The plantings should be installed in order to provide one hundred percent (100%)
screening of rear buildings from the collector or minor arterial street.
Since Diamond Path will be considered a collector road, staff requires that the developer submit detailed
landscape plans meeting the above requirements. The plans will be reviewed by staff.
.
Variance Reauest
GPI is requesting a variance of 125 feet from the maximum 600-foot cul-de-sac length provision found in
Section 11-4-3 (B) of the City Code.. The variance is for the cul-de-sac on Desmond Court (Exhibit B).
GPI indicates that Desmond Court cannot connect with Diamond Path Road because of intersection
spacing issues related to 199th Street. If Desmond Court were to intersect with Diamond Path, the
distance between Desmond Court and 199th Street would be approximately 300 feet, well below the City's
spacing standard of 1000 feet for intersections onto collector streets (Diamond Path Road). Examples of
prior variances that have been granted in such situations include variances of 98 and 115 feet in
Vermillion Grove, and 950 feet in Middle Creek Estates.
The Planning Commission must determine whether the reasons provided by the applicant warrant
approval of the variance. The City Code provides the following criteria that must be met for a variance to
be approved:
1. Because of 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 ofthis Title.
.
The City standard for distances between intersections on collector streets (Diamond Path) is
1000 feet. If Desmond Court intersected with Diamond Path the distance between Desmond
Court and 199th Street would beapproximately 300 feet, thereby not meeting the City
standards.
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.
Because the length of Diamond Path is 2600 feet, only two accesses would be allowed to
intersect with Diamond Path in order to meet the City standards of 1 000 between intersections
on a collector street. A third access, Desmond Court, would not meet City standards.
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 ofland.
The alleged hardship was not created by the applicant.
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.
.
The variance will not be injurious to other property in the vicinity since only two accesses are
allowed on Diamond Path. Because the cul-de-sac does not provide a third access onto
Diamond Path the variance assists in creating a safe transportation system.
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 variance would not create any of the above-mentioned adverse effects.
Eo!!ineerin!! Comments
. The Engineering Division has recommended approval of the Mystic Meadows 1 st Addition Preliminary
and Final Plat contingent upon the satisfaction of any engineering requirements.
.
.
ACTION REQUESTED
The actions below are contingent upon the following:
1. The City Council. approves the Giles/Murphy Final AUAR - Responses to Comments and Final
Mitigation Plan on June 6, 2005 as the document was presented at the May 16, 2005 City Council
meeting.
Actions
a) Recommend approval of the rezoning of the property from A-I (Agriculture) to R-l (Low
Density Residential) and forward the recommendation to the City Council.
b) Recommend approval of the Mystic Meadows 1 st Addition Preliminary & Final Plat contingent
upon the satisfaction of any engineering and planning requirements, including the submission of
landscape and trail plans, and forward the recommendation to the City Council.
c) Approve the 125- foot variance from the maximum length of 600 feet for a cul-de-sac.
Respectfully Submitted,
~.
Lee Smick, AICP
City Planner
cc: Giles Properties, Inc.
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MYSTIC MEADOWS
FIRST ADDITION
FARMINGTON. MINNESOTA
I ho!reby c:ertlfy that tllla pion f'
prepared" by me or un~. t
supervision and that I I
llc:enlled Profe55ion~ ~'w under
:~ 'Oft i0~~\" -..to.
~ Brandon S. Anderson
~R'e9. ~.~
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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:
Farmington Planning Commission
FROM:
Randy Distad, Parks and Recreation Director
RE:
Mystic Meadow Preliminary Plat Park and Trail Comments
DATE:
May 19, 2005
BACKGROUND:
A public hearing was held on the Mystic Meadows Preliminary Plat at the May 10, 2005
Planning Commission meeting. The public hearing was continued to a special meeting of
the Planning Commission on May 24, 2005.
DISCUSSION:
The Park and Recreation Advisory Commission (PRAC) at its regular meeting on
Wednesday, May 11, 2005 further discussed the trail locations on the Mystic Meadows
Preliminary Plat based on the comments that were received at the Planning Commission's
public hearing on May 10, 2005. The PRAC members were willing to make several
revisions to trail locations on the preliminary plat. The revisions can be seen in Exhibit
A. With the revision that PRAC has made, the number of lots that back up to the pond
without a trail behind them has increased to 43 lots and the number of lots that back up to
the pond with a trail behind them has decreased to 35 lots. Staff provided these revisions
to the developer on May lih. The developer has also submitted a revised Preliminary
and Final Plat that has been changed due to some flood plain impacts that were not
previously known. However, the trail locations that the PRAC are recommending to the
Planning Commission are not shown on the revised Preliminary and Final Plat submitted
by the developer (Exhibit B). The City's Trail Master Plan identifies in its Guiding
Vision Statements that trails should be constructed so that they can meet a variety of user
group's needs, desires and abilities, and creates trail connections and not trail dead-ends.
As you can see in Exhibit B, the trails are disconnected and so it creates difficulties for
people who are riding their bike on the trail system to move through the development on
a continuous trail connection.
The trail locations identified and being recommended by the PRAC will also serve a
second purpose of providing paved maintenance access to storm water pond inlets and
outlets. The document Farmington Giles/Murphy ADAR Final ADAR - Responses to
Comments and Final Mitigation Plan dated June 2005 identified the following comment
.
.
.
(on the bottom of Page 7) being received regarding the need for paved maintenance
access to sedimentation basins:
"there should be paved maintenance access provided to each of the pre-settling
basins to accommodate the necessary equipment to periodically remove sediment
from the basins"
While there has been a concern raised previously about having too many trails
constructed in the development and the cost to build and maintain these trails, it appears
that some of the trails identified on the revised Preliminary and Final Plat will not be built
with this development. The trails shown on the south side of I 95th Street will in all
likelihood not be constructed until the south two lanes are built at a later date by Dakota
County. There has also been some discussion about whether or the trail on the west side
of Diamond Path Road will be built when the street is constructed as the developer is
only planning on constructing the east two lanes of Diamond Path Road with this
development. It has been suggested that Diamond Path Road could become part of
Dakota County's highway system at a later date and if it did become a county highway,
then the two west lanes would be built by Dakota County. However, staff members have
talked with the developer about putting the trail on the west side of Diamond Path Road
within the Xcel Energy Utility Easement. If this were allowed by Xcel Energy, then the
trail could be constructed with the development and would not be impacted/affected
when Diamond Path Road is widened at a later date.
ACTION REQUESTED:
The PRAC is unanimously recommending to the Planning Commission that the trails
should be constructed in the locations shown in Exhibit A.
~.~. s~..ectfu. lly su. .2fVbrr:~tte d,
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i~d;' Di;~ad, ., ,
Parks and Recreation Director
cc: Park and Recreation Advisory Commission Members
.
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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
V,fV
FROM:
Lee Smick, AICP
City Planner
SUBJECT:
Comprehensive Plan Amendment and Rezone Request -
Hometown Addition
DATE:
May 24, 2005
INTRODUCTION
The applicants, Kim Friedrich and Terry Mahoney of Hometown Inc., have submitted a
Comprehensive Plan Amendment and Rezone request for their development project known as
the Hometown Addition location south of 209th Street and east of TH 3 and the American Legion
(Exhibit A). The property received approval from the Empire Town Board on May 10, 2005 to
allow by Joint Resolution the annexation of the American Legion/.Frandrup (Hometown
Addition) properties. The City Council approved the Joint Resolution on May 16, 2005. The
Joint Resolution is being prepared for review by the Municipal Boundary Adjustment Unit of the
Office of Administrative Hearings (MBAU). Upon approval of the annexation by the MBAU,
the property will be preliminarily zoned A-I.
DISCUSSION
At the Planning Commission meeting on May 10, 2005, the Commissioners recommended
approval ofthe Hometown Addition Preliminary Plat contingent upon the following:
a. The property is approved for annexation into the City of Farmington by the MBAU.
b. MUSA is granted by the City and the Metropolitan Council upon annexation.
c. A Comprehensive Plan Amendment is requested and approved by the City.
d. A petition to rezone is requested and approved by the City and the Metropolitan Council.
Comprehensive Plan Amendment
The applicants propose to develop 28 single-family lots and 2 outlots on a total of 7.64 acres
with a density of 3.53 units/acre (Exhibit B). Hometown Inc. has proposed a subdivision
development with minimum lot sizes of 6,000 square feet and minimum lot widths of 60 feet.
Therefore, Hometown Inc. requests a Comprehensive Plan Amendment from Non-Designated to
Low/Medium Density Residential to meet the land use proposed for the property.
. Rezone Request
Since the applicants propose a mInImum. lot size of 6,000 square feet, and the proposed
Comprehensive Plan Amendment is Low/Medium Density Residential, the applicants request
that the property be rezoned from A-I (upon approval of the MBAU) to R-2.
.
.
ACTION REQUESTED
Recommend approval of the Comprehensive Plan Amendment from Non-Designated to
Low/Medium Density Residential and Rezone the property from A-I to R-2 contingent upon the
following:
1. The property is approved for annexation into the City of Farmington by the Municipal
Boundary Adjustment Office.
2. MUSA is granted by the City and the Metropolitan Council upon annexation.
3. Subject to Metropolitan Council approval of the 2020 Comprehensive Plan
Amendment application.
Respectfully submitted,
~~
Lee Smick, AICP
City Planner
cc: Hometown Inc.
.
.
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.d.farmington.mn.us
4t4-
TO:
Planning Commission
\~(/
FROM: Lee Smick, AICP
City Planner
SUBJECT: Discussion of Special Event, A-Frame, and Garage Sale Signs
DATE: May 24,2005
INTRODUCTION
As a continued discussion from the May 10, 2005 Planning Commission meeting, staff has proposed the
following text amendments to the sign code pertaining to special event signs, A~frame, and garage sale
SIgnS.
.
DISCUSSION
Special Event Sign
At the meeting on May 10th, the Planning Commission indicated its preliminary support for a code
revision that would allow special event signs to announce community events. The staff proposes the
following for a definition of this type of sign age:
10-2-1- Zoning Definition:
Special Event Sign - A sign. temporary in nature and not permanently attached to the ground. announcing
a special communitywide event or activity conducted by. sponsored by. or on behalf of the City of
Farmington. or another governmental entity. or a charitable or a not-for-profit organization.
10-6-3 (B) 1:
(u) Special Event Sign: Special event banners shall comply with Section 10-6-3 (B)(l)(e). Other
special event signs require a permit of the tyPe referred to in Section 10-6-3 (B)(l)(e)(1). not exceeding
four (4) square feet in area. shall be permitted in all zoning districts within thirtv (30) days prior to the
event. and shall not be located within the thirty foot (30") triangle of visibility at public or private street
intersections or driveway intersections.
.
.
.
.
A-Frame Signs
The Planning Commission also discussed a revision to the A-frame sign ordinance to allow businesses to
not only display A-frame signs on a sidewalk adjacent to its business but on private property as well.
Staff proposes to allow these types of signs be displayed during regular business hours, or in the case of a
church, on days during which services are conducted. Proposed revisions to the recently approved A-
frame sign code are as follows:
10-6-3 (B) 1:
(t) A-Frame Signs:
(a) Sign Size And Placement: An established local businesses (including a church) shall be allowed to
display on the sidewalk adjacent to theif its business or on other private property with the owner's
permission within the B, SSC, Mixed-Use, and Business/Commercial Flex zoning districts, a portable two
(2) sided sign, up to two feet (2') wide and three feet (3') high, during its regular business hours.
Churches shall be allowed to display such signs on days during which services are conducted. Such signs
shall be placed in front of the business they promote and shall not restrict pedestrian traffic flow.
(b) Permit Required: It shall be unlawful for any business to display a portable sign without first
having obtained a permit from the City. Application for a permit shall be made in writing to the Zoning
Officer, and applicants shall state the location of the proposed portable sign and such other facts as may
be required and applicable to the granting of such permit. The permit shall be valid for a period of up to
one year and is not transferable to another business without authorization of the Zoning Officer. The City
may approve the permit with additional terms and conditions, including but not limited to conditions
regarding location, duration, and design.
(c) Fees and Insurance: The fees required for this permit shall be paid at the office of the City Clerk
before the granting of the permit. The amount of the fee shall be as provided from time to time by
resolution of the Council. The City Clerk or authorized City staff shall issue a receipt for the fee and issue
the permit to the applicant. No fee shall be prorated for a portion of a year, and no fee paid shall be
refunded unless the permit is denied. The applicant is required to take out and maintain public liability
and property damage insurance covering personal injury, including death, and claims for property damage
which may arise directly or indirectly out of the use and/or placement of the portable sign. Limits for
bodily injury and death shall not be less than five hundred thousand dollars ($500,000.00) for one person
and one million dollars ($1,000,000.00) for each occurrence; limits for property damage shall not be less
than two hundred thousand dollars ($200,000.00) for each occurrence; or a combination single policy of
one million dollars ($1,000,000.00) or more. The City shall be named as an additional insured on the
policy, and the applicant shall file with the City a certificate evidencing coverage prior to the City issuing
a permit.
(d) Revocation Of Permit: Any permit issued by the City may be suspended or revoked by the Zoning
Officer for any ofthe following causes:
(1) Conducting such permitted activity in such a manner as to constitute a breach of the peace or
menace to the health, safety or welfare of the public, or a disturbance of the peace or comfort of
residents ofthe City, or upon the recommendation of the appropriate City official.
(2) Expiration or cancellation ofthe required insurance coverage.
(3) Actions unauthorized or beyond the scope ofthe permit granted.
(4) Violation of any regulation or provision of this Code applicable to the activity for which the permit
has been granted, or any regulation or law of the State so applicable.
.
(5) Failure to continuously comply with all conditions required as precedent to the approval of the
permit.
(e) Hearing: Any person aggrieved by the action of any City official in denying, suspending or
revoking a permit shall have the right to a hearing before the Planning Commission on any such
action, provided a written request therefore is filed with the Clerk within ten (10) days after receipt of
the notice of such denial, suspension or revocation. The Planning Commission may grant such permit
or confirm any suspension or revocation or reinstate any such permit. The action taken by the
Planning Commission after a hearing shall be final.
Garage Sale Signs
Garage sale signs were also discussed at the May 10th Planning Commission meeting. The
Commissioners proposed to increase the sign area from 2 square feet to 3 square feet. Staff suggests that
the sign size be increased to four square feet (similar to the open house and special event sign sizes). The
text amendment is proposed as follows:
10-6-3 (B) 1:
(P) Garage Sale Signs: Garage/rummage sale signs on private property not to exceed two (2) four (4)
square feet in size and to be removed on the same day the sale ends.
ACTION REQUESTED
.
Direct staff to publish a notice for a public hearing on June 14, 2005 regarding the aforementioned text
amendments.
Respectfully Submitted,
oLJ;J?
Lee Smick, AICP
City Planner
.
.
.
.
qb
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Planning Commission
FROM:
Kevin Carroll, Community Development Director
SUBJECT:
Discussion of Possible Rezoning of Certain Property Located Near Farmington
Industrial Park
DATE:
May 24, 2005
INTRODUCTION
The Planning Commission's input is desired regarding a modification of a rezoning concept that
was previously discussed with the Commission on January 11, 2005.
DISCUSSION
See attached Memo dated January 11, 2005 for relevant background information. One change
that has occurred since January is the acquisition of the Berglund property by Mr. Patrick Regan
(or by a corporate entity with which he is affiliated). Mr. Regan has entered into discussions
with a trucking company that is interested in constructing a truck terminal on the property in
question. Those discussions have recently included the possibility of acquiring a portion of the
adjacent Devney property (located to the immediate north) to create a lot of the size and shape
desired by the trucking company. The fortion of the Devney property that is being discussed lies
south of the proposed extension of208t Street.
The latest lot configuration proposed by Mr. Regan would have the effect of moving a proposed
interior north/south access road (just east of and parallel to Pilot Knob Road) approximately 200-
250 feet to the east of the location in which it formerly appeared (compare the attached maps that
depict the earlier concept plan and the recent modifications). Mr. Regan has proposed that all of
the property located between this interior road and Pilot Knob Road be rezoned from Industrial
Park [IP] to some type of non-industrial zoning classification (possibly B-1).
The primary disadvantage of this proposal is a further reduction in the already-limited supply of
vacant industrially-zoned land that is available in Farmington. The proposal would result in a
corresponding increase in available retaiVcommercial land, of which there is currently an
adequate supply; however, at the moment there seems to be more demand for commercial land
than industrial land. Due to the size and shape of the lot desired by the trucking company,
keeping the interior north/south road in the original location would result in a narrow and less
.
.
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marketable strip of industrially zoned property between the north/south road and the western
border of the trucking company's property. It arguably makes more sense to move the road to
the east so that it can (as originally suggested) continue to serve as the boundary between the
industrial land and the commercial land.
All things considered, the advantages of modifying the original "rezoning concept plan" seem to
outweigh the disadvantages, but the Planning Commission's comment on this subject would be
appreciated. If the idea has the Commission's support, a public hearing on the rezoning could be
conducted on June 14 and the City Council could take action on this matter as early as June 20.
ACTION REQUESTED
Review and comment on the topic( s) addressed above.
Kevin Carroll
Community Development Director
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.
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Planning Commission
FROM:
Kevin Carroll, Community Development Director
SUBJECT:
Discussion of Possible Rezoning of Certain Property
Located Near Farmington Industrial Park
DATE:
January 11, 2005
INTRODUCTION
Only two HRA-owned lots remain available for sale in the Farmington Industrial
Park, and the HRA has negotiations in progress regarding one of them. If that
potential sale is finalized, there will be only one vacant lot with IP (Industrial
Park) zoning available for immediate sale in the entire City of Farmington. The
City and the HRA have always anticipated that industrial development would
eventually proceed westward from the existing Industrial Park. There are two
large parcels located west of the Industrial Park and east of Pilot Knob Road:
the 40-acre Devney parcel and the 28-acre Berglund parcel. To date, neither
property owner has shown a high level of interest in industrial development. It
may therefore be appropriate to consider re-examining the zoning on these
parcels, in the interest of facilitating a combination of commercial and
industrial development in this area rather than exclusively industrial
development.
DISCUSSION
Attached hereto is a very preliminary drawing that reflects a staff-generated
concept regarding the possibility of rezoning portions of certain IP (Industrial
Park) and 1.1 (Light Industrial) properties to a commercial designation. I have
also included, for comparison purposes, a copy of an earlier map that depicted
the type of Industrial Park expansion that was envisioned in 2002 and 2003. The
primary disadvantage of the new concept is that it will admittedly reduce an
already limited supply of land that is zoned for industrial uses(s). The
presumed advantages, however, include the following:
.
The proposed rezoning would make better use of the high-
visibility and high-traffic Pilot Knob Road and Highway 50
corridors. Visibility and traffic counts are typically more
important to commercial uses than they are to industrial uses.
.
It appears that the owners of the Berglund (3rd Addition) and
Devney (4th Addition) parcels will be more interested in allowing
their respective properties to be developed for industrial purposes
in the near future if portions of their parcels can be rezoned for
commercial purposes. They believe that the commercial portions
would sell faster and generate relatively more income than the
industrial portions; in effect, commercial land sales would help
subsidize industrial development on the remainder of their
property.
.
. The rezoning of the Pilot Knob Road frontage at the northwest
corner of Pilot Knob Road and Highway 50 could be made
contingent upon the property owners' agreement to remove that
property from the Agricultural Preserves program, thereby
opening up more land for eventual industrial development.
Property that is in the Ag Preserves program cannot be developed,
and even after a landowner applies to get his land out of the
program, it must remain in the program for 8 years.
. Commercial redevelopment would be more likely to "clean up"
the northeast corner of the intersection of Pilot Knob Road and
Highway 50 than industrial redevelopment of the parcels in
question.
.
The attached conceptual drawing was discussed with the HRA members at their
meeting on December 13, 2004. The HRA believes that that concept has
considerable merit. Although the HRA members do not relish the "loss" of
property that is zoned IP, they recognize that having property zoned IP doesn't
necessarily mean that the owner will agree to actually have the property
developed for industrial purposes at any specific time in the near future. The
HRA members believe that if rezoning a portion of the property in question to
allow commercial uses will result in the remainder of the property being made
available for immediate (or at least earlier) industrial development, the HRA
and the City will be better off than if the entire property remains undeveloped
indefinitely.
ACTION REQUESTED
Provide comments regarding the topic addressed above.
Respectfully Submitted,
Kevin Carroll
Community Development Director
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Proposed Commercial Zoning
ExIsting Industrial Zoning
Potential Future Extensions
Planned Future Extension
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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
t.f~
TO:
tJ;V
Planning Commission \
FROM:
Lee Smick, AICP
City Planner
SUBJECT:
Discussion of Text Amendment to allow Public and Parochial Schools in the B-2 District
DATE:
May 24, 2005
INTRODUCTION
At the May 10, 2005 Planning Commission meeting, the Commissioners discussed ISD #192's interest in
constructing classrooms in the recently-constructed Controlled Air building east of Eaton Avenue in the
Farmington Industrial Park. The Commissioners unanimously agreed that the school use was not suitable
with an industrial area, and stated that they would not favor a text amendment.
.
DISCUSSION
During and immediately after the May 10th Planning Commission meeting, City staff suggested other
locations that would be more suitable for this type of use. One of the suggestions was the open space in
the former Wide Open Throttle building located on 3rd Street across from Kwik Trip.
The School District reviewed the location on May 18, 2005. The owner of the building, Joe Heinen
indicated in an e-mail to Kevin Carroll (Exhibit A) that he could accommodate the School District's plans
in the former Wide Open Throttle building.
This building is located in the B-2 (Downtown Business) district (Exhibit B). The B-2 district currently
does not allow public and parochial school uses. Staff is requesting that the Planning Commission discuss
a text amendment to the B-2 district to allow public and parochial schools as a conditional use.
Currently, there is a legal non-conforming school use in the B-2 district. District 197 has provided a
classroom adjacent to the Dakota County Library for a number of years. Staff feels that this text
amendment would allow the students attending classes in the former Wide Open Throttle building to be in
close proximity to businesses in the downtown district, thereby utilizing "real world" experiences for
programs in the classroom.
.
Parking for school staff would need to be reviewed on the site; however, those issues would be resolved
during the Conditional Use Permit process. The students would be dropped off and picked up at the
classroom by buses, requiring no need for student parking.
ACTION REQUESTED
.
Review and comment on the above text amendments and direct staff to publish a notice of a public
hearing on June 14,2005 regarding the proposed text amendments.
Respectfully Submitted,
d fjJ;J
Lee Smick, AICP
City Planner
.
.