HomeMy WebLinkAbout07.12.05 Planning Packet
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City of Farmington
325 Oak Stree,t
Farmington, MN 55024
A Proud 'Past - A Prom's;n, Futw'e
Committed to Providing High Qpality,
Timely and Responsive Service to All
Of Our Customers
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AGENDA
,PLANNING COMMISSION
..tuly 12, 2005
7:00 P.M.
CITY COUNCIL CHAMBERS
1. CALL TO ORDER
2. APPROVAL OF MINUTES
a) June 14, 2005
b) June 28,2005
3. PUBLIC HEARINGS
a) Executive Estates Preliminary and Final Plat .
Applicant: Colin Garvey
b)
Farmington Industrial Park 3rc1 Addition
Applicant: Patrick Regan
1 ) Preliminary and Final Plat
2) Amend the 2020 Comprehensive Plan from Industrial to Commerdal for property generallY
located at the northeast intersection of CSAH 31 and CSAH 50 and northeast of DuoPlesttcs
Applicant: John Devney and Airlake Development, Inc.
3) Conditional Use Permit - Allowing a bus garage in the IP zone
Applicant: MarschaU Bus Lines
4) Conditional Use Permit /Variance Request - Allowing a truck terminal in the IP zone and a
variance to the 65% Lot coverage Requirement in the IP Zoning District
Applicant: R & L Carriers
c) Amend the 2020 Comprehensive Plan from Undesignated to Low and Medium Density as well as
rezone property from A-1 to R-1 an~ R-3 - Winkler Property - Winkler Concept Plan
Applicant: Bart Winkler
.:
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d) Text Amendment to Section 10-2-1 defining LED message signs and Sections 10-6-3 (8)(1) and 10-6-3
(C)(1) of the City Code to allow LED message signs
4. DISCUSSION
a) Christian Life Church Sketch Plan
b) Findings of Fact - Variance Request to Sign Height - Tom Wartman
f. ADJOURN
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Planning Commission yrv
FROM:
Lee Smick, AICP
City Planner
SUBJECT:
Executive Estates Preliminary & Final Plat
DATE:
July l2, 2005
INTRODUCTION
Ms. Judith Empey, owner and Mr. Colin Garvey, developer have jointly submitted applications
for Preliminary & Final Plat review for Executive Estates located east ofTH 3 and north of 225th
Street. The proposal for the property consists of 99 single-family lots on 47.80 acres (Exhibit
A).
. DISCUSSION
Annexation
The City Council approved the annexation ordinance for the Empey property at its meeting on
September 7, 2004. The property was approved by the Municipal Boundary Adjustment Office
on November 10, 2004 (004-517).
Metropolitan Urban Service Area
On August 16, 2004, the City Council approved MUSA for the Empey property contingent upon
annexation into the City. Since the property has been annexed, the property has MUSA.
Comprehensive Plan and Zoning
On May 16, 2005, the City Council approved a 2020 Comprehensive Plan Amendment from
Non-Designated to Low Density Residential and a rezoning from A-I (Agriculture) to R-1 (Low
Density Residential) for the Executive Estates property.
Executive Estates Preliminary Plat
.
As shown on the plat (Exhibit A), the developer proposes ninety-nine (99) single-family
residential lots on 47.80 acres with a gross density of2.07 units/acre. The lots are mostly 10,000
square feet in size with larger lots surrounding the cul-de-sacs.
.
.
.
The developer proposes two access points intersecting with 225th Street to the south.
Additionally, an access to the north through the Tollefson property is proposed. The developer
has recently revised his transportation plan to show a connection with the Tollefson property to
the west to provide adequate traffic dispersal throughout both properties. The transportation
system now meets the requirements of City staff.
Staff has required that the developer pave 225th Street from TH 3 to the easternmost entrance to
the Executive Estates property. The developer needs to meet with Castle Rock representatives to
discuss the paving of 225th Street. Castle Rock Township representatives have expressed a
desire that 225th Street be paved to the southwest corner of the Fountain Valley Golf Course
property, which is approximately 950 feet beyond the eastern entrance to the Executive Estates
property.
Parks and Trails
Randy Distad, Parks & Recreation Director, has submitted recommendations for a park and
trails/sidewalks for the development (Exhibit B). A 3.6-acre park is proposed in the northeast
corner of the property adjacent to the existing wetland. Trails and sidewalks are recommended
throughout the proj ect.
Wetland TEP Panel
The 10.23 acre wetland located on the property has undergone an on-site TEP Panel review by
various agencies such as the MnDNR, SWCD, MPCA, etc. to review the mitigation plan
proposed by the developer. Information concerning that meeting will most likely be completed
by (and presented) at the July lih Planning Commission meeting. The approval of the plat will
be contingent on a favorable recommendation by the TEP Panel.
Engineering
The Engineering Division has reviewed the preliminary and final plat and has recommended
approval of the plat contingent upon the satisfaction of engineering requirements. Additional
review is being conducted on the June 27th (revised) plat submittal from the developer, thereby
requiring the need for the contingency.
ACTION REQUESTED
Recommend approval of the Executive Estates Preliminary & Final Plat and forward the
recommendation to the City Council contingent upon the following:
1. The satisfaction of any engineering requirements including the construction plans for
grading, storm water and utilities.
2. The satisfaction of the Parks and Recreation Advisory Commission comments.
3. A favorable recommendation by the TEP Panel.
.
.
.
Respectfully submitted,
vt~
Lee Smick, AICP
City Planner
cc: Colin Garvey
Castle Rock Township
.
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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:
Comments on Executive Estates Preliminary and Final Plat
DATE:
July 5, 2005
BACKGROUND
. The Park and Recreation Director reviewed the most recent Preliminary and Final Plat (the Plat)
submitted for Executive Estates by Colin Garvey (the developer) received on June 27, 2005.
DISCUSSION
A letter had been sent previously to the developer regarding the outlotting of land on the east
side of the large wetland and in the northeast comer of the development. Attached is Exhibit #1
which is the letter that was sent to the developer regarding the outlotting of this land and the
possible future trading of this land for additional parkland on the Fountain Valley Golf Course
(Golf Course) should it be developed in the City of Farmington. This proposed outlotted area is
currently being shown on the Plat as a cul-de-sac. The PRAC sees the outlotting of this land as a
way to guarantee that a future park will either be built in this development should the Golf
Course not be developed in the City of Farmington or that the park area in the Golf Course will
be larger should it be developed in the City of Farmington. Taking cash in lieu of park land in
this development and allowing this area to be platted as a cul-de-sac.for homes guarantees no
future park in this area as the Golf Course lies outside the corporate boundaries of the City of
Farmington. The closest parks then to this development would be Evergreen Knoll Park, which is
across T.H. 3 or Prairieview Park, which is across T.H. 50. This means that residents living in
this development will have to cross over busy highways to access a park.
Attached also is Exhibit #2 that identifies the trails, sidewalk and park locations that the PRAC
had previously recommended. Exhibit #3 that is attached shows the location of trails and
sidewalks that the developer has identified on the Plat submitted. There are still several trails not
shown on the Plat that the PRAC had previously recommended. It appears that the developer has
changed the location of the sidewalk partially along the major east/west street from the north side
to the south side but not the entire length of the street which the PRAC had recommended.
There also appears to be two small trail connections added from the cul-de-sacs onto the trail
shown along 225th Street, which these two small trail connections satisfy a recommendation
made by the PRAC. The PRAC had previously recommended the trail locations because they
felt that they best met the locations that were identified in the City's Comprehensive Plan's
Existing and Proposed Park, Trails and Open Space Plan Map. The PRAC feels that a trail
should encircle the wetland that will provide a looped connection for the trail system in this
.
.
.
development. This trail will connect with the trails coming out of the Farmington Business Park.
It would be proposed that the portion going through on the north side of the wetland would be
constructed as a boardwalk similar to boardwalks that are planned for construction in three other
wetland locations in the City.
The PRAC will be meeting on Wednesday, July 13th and should the trail, sidewalk and park
issues remain unresolved, there would be an opportunity for the developer to meet with the
PRAC to try and resolve the trail, sidewalk and park issues.
RECOMMENDATION:
Approve the Plat with the following contingencies that the developer must satisfy before the City
Council reviews the Plat:
. Revise the trails and sidewalk plan where needed to satisfy the recommendations made
by the PRAC for trail and sidewalk locations.
. Show an outlot rather than a cul-de-sac in the northeast area of the development
Respectfully Submitted,
~~ltU
Randy DIstad
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
May 16, 2005
Colin Garvey
Castle Rock Development Corporation
22098 Canton Court
Farmington, MN 55024
. Dear Colin,
The Park and Recreation Advisory Commission (the PRAC) met on Wednesday, May 12,2005.
At their meeting, the PRAC discussed the Executive Estates Preliminary Plat (the Plat) and the
comments that were made during the public hearing on the Plat at the May 11, 2005 Planning
Commission meeting. After discussing the comments that were made about the Plat during the
public hearing, the PRAC will be recommending revisions to the Planning Commission at their
next meeting when the public hearing on the Plat is continued.
Attached is the Plat that identifies revised trails and additional sidewalk locations. As you can
see in the revised plan, the PRAC continues to want a trail around the wetland. It has however
dropped the trail that was previously shown extending from the wetland east along the northerly
property line of the development to the property line next to Fountain Valley Golf Course (Golf
Course). Additionally, a trail that previously went around the block and on the boulevard in the
upper northwest area of the development, now only partially runs along the boulevard. This trail
. will connect to a future trail that will be recommended for the Tollefson Development to the west
and will also connect north to a trail already approved between the storm water pond and the
Farmington Business Park. The remaining portion of the trail previously identified is now being
recommended by the PRAC to be converted to a sidewalk. This new section of sidewalk will
then connect south with a newly proposed sidewalk that will connect with a sidewalk shown in
the Tollefson Development that will extend all the way to Minnesota T.H 3. A final additional
new trail being shown is a connection coming off the southeast part of the wetland that will
connect back to the major east/west street. This trail will allow a possible future connection to
any future development that may happen to the east on the Golf Course whether or not it is
annexed into the City.
As for the requirement of dedicating land for a park, the PRAC is willing to consider having the
land dedicated for a park but having it outlotted on the Plat and not developing the park for a
period not to exceed 2 years from the date of final plat approval. In the event that you are able to
have the Golf Course annexed into the City and then are able to final plat it within those two
years, then the PRAC is willing to trade the land contained in the outlot for the same amount of
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land in the golf course development, which would be in addition to the land that would be
required to be dedicated for park land in the development that occurs on the golf course. I have
had the City Attorney review this to see if it is legal to hold dedicated park land and then trade it
later for the same amount of land in .a different development, The City Attorney has shared .with
me that it is legal to hold the park land and then swap it later for other land for park as long as
there is a contract in place with you prior to any lots being sold in the Executive Estates
Development. If this contract is not in place before a lot is sold then an owner ofland in the
platted development could contest the transfer.
I have copied Planning Commission and the PRAC members in on this letter so they are both
aware of what information has been provided to you. If you would like to meet and discuss the
PRAC's revised trail and sidewalk locations or the way that park dedication is addressed for the
development, City staff would be available to do so.
~~&llJ
Randy Distad
Parks and Recreation Director
cc:
Park and Recreation Advisory Commission Members
Planning Commission Members
David Urbia, City Administrator
Kevin Carroll, Community Development Director
Lee Smick, City Planner
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TO:
FROM:
SUBJECT:
DATE:
INTRODUCTION
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111. Fax (651) 463-2591
www.ci.farmington.mn.us
.. U
Planning Commission \tf
Lee Smick, AICP
City Planner
3b) Farmington Industrial Park 3rd Addition
1) Preliminary & Final Plat
2) Comprehensive Plan Amendment Devney and Airlake Development,
Inc.
3) Conditional Use Permit - Allow a bus garage In the IP Zone -
Marschall Bus Lines
4) Conditional Use Permit/Variance Request - Allow a truck terminal in
the IP Zone - R & L Carriers
July 12,2005
Airlake Development, Inc has submitted a preliminary and final plat that would create three (3) new
industrial lots and two (2) commercial outlots within the Farmington Industrial Park 3rd Addition
Preliminary & Final Plat (Exhibit A). One of the proposed lots is the site of an existing industrial
building known as Duo Plastics. The proposed lots on the plat are generally located at the northeast
intersection of CSAH 31 and CSAH 50.
Plannin2; Division Review
Applicant:
Location of Property:
Area Bounded By:
Existing Zoning:
Airlake Development, Inc. - (Patrick Regan)
450 S. Mississippi Boulevard,
St. Paul, MN 55105
Located at the northeast intersection of CSAH 31 and CSAH
50.
Proposed commercial land to the south, existing industrial uses
to the east, agricultural land to the west, and proposed
commercial and industrial uses to the north.
Proposed Lot 1, 2, and 3 Block 1 - IP Zoning District
-
.
.
Proposed Outlots A and B - B-I Zoning District
Surrounding Zoning:
Business Commercial Flex to the south, IF zone to the east, I-
I and B-1 zones to the west, and B-1 and IP zones to the north.
Existing Conditions:
The majority of the property is open space with the northerly
portion utilized for agriculture. The property north of the plat is
proposed for the 20Sth Street right-of-way that will connect to
CSAH 31.
Topography:
The property is relatively flat. An existing industrial building
exists on the south side of the plat and is known as Duo Plastics.
DISCUSSION
1) Farmineton Industrial Park 3nJ Addition Preliminary & Final Plat
The following acreages are proposed for the plat:
Proposed Lots Acreages
Lot 1 Block 1
Lot 2 Block 1
Lot 3 Block 1
Outlot A
Outlot B
Future Industrial Development
Proposed R & L Carriers
Proposed Marschall Bus Terminal
Future Commercial Development
Future Commercial Development
2.15 acres
18.0 I Acres
9.72 acres
14.54 acres
4.11 acres
Transportation
Existing roadways adjacent to the Farmington Industrial Park 3rd Addition Plat consist of 21 oth Street
(stubbed to the east side of the plat), the frontage road of CSAH 50 located on the south side of the
plat, and CSAH 3l located on the westerly property line of the plat. An overall traffic plan was
submitted by the developer and is attached as Exhibit B. As shown of the plan, the developer
proposes a right-in/right-out along CSAH 31 at the southern edge of the commercial outlot in order to
meet Dakota County spacing requirements. This private roadway continues to the east and north
along the east side of the commercial outlot. The developer has preliminarily received approval from
Northern Natural Gas concerning the encroachment of the easement with roads as provided in Exhibit
C. An encroachment agreement with Northern Natural Gas will be a contingency of the plat approval.
A full intersection at CSAH 31 and proposed 2081h Street is proposed. A shared drive will be utilized
from 2l Olh Street on the east side of the plat. A private driveway is proposed to the south from 21 oth
Street in order to connect with an existing drive at the southeast corner of the plat.
The future extension of 20Sth Street is located directly north of the plat. Discussions concerning the
construction and costs associated with the construction of 208th Street from the westerly line of the
Farmington Industrial Park 2nd Addition Plat to CSAH 31 are currently in progress. Mr. John Devney
has agreed to donate the land for the right-of-way of 20Sth Street. The construction of this roadway
2
.
.
.
will be extremely beneficial to the Industrial Park businesses as well as any commercial businesses
proposed in this area.
Parks and Trails
The Parks and Recreation Director attached comments to this document concerning a trail along Pilot
Knob Road and cash in lieu requirements (Exhibit D).
Engineering
The Engineering Division has reviewed the storm water pond facilities and the sewer and water
locations. The ponds need to be maintained within the HWL of the proposed drainage and utility
easements encompassing the ponds, and easements need to be shown for the utilities (water and
sewer). An encroachment agreement needs to be approved by Northern Natural Gas to allow a water
line encroachment into the pipeline easement. Comments from the Engineering Division will be
addressed by the developer's engineer. The Engineering Division has recommended approval of the
Farmington Industrial Park 3rd Addition Preliminary & Final Plat contingent upon the satisfaction of
any engineering requirements.
2) Comprehensive Plan Amendment - Devnev and Airlake Development. Inc.
Outlot A and B along with the portion of the Devney property located immediately north of Outlot A
(as shown on Exhibit A) were recently rezoned from IP to B-1 by the City Council on June 20, 2005.
A Comprehensive Plan Amendment consistent with the approved rezoning is being requested by the
applicants, John Devney and Airlake Development, Inc. The applicants request a Comprehensive
Plan Amendment from industrial to commercial for the property in red as shown on Exhibit E. As
identified on Exhibit E, the proposed Comprehensive Plan Amendment request includes some
property located outside of the boundaries of the Farmington Industrial Park 3rd Addition Plat, but
staff felt that this was an appropriate time to present the Comprehensive Plan Amendment request to
the Commissioners.
3) Conditional Use Permit - Allow a bus 2;ara2;e in the IP Zone - Marschall Bus Lines
On May 16, 2005, the City Council approved a text amendment to the City Code to allow bus and
truck terminal uses as a Conditional Use in the IP Zoning District. As shown in Exhibits F through
K, Marschall Bus Lines is proposing to relocate their bus operation from 21044 Chippendale Avenue
to the Duo Plastics building located within the Farmington Industrial Park 3rd Addition.
As show on Exhibit G, the proposed location for Marschall Bus Lines is 9.75 acres meeting the
minimum standards of a 40,000 square foot lot requirement in the IP zone. The building footprint
will remain the same, currently meeting the requirements for operation of the bus company.
Existing Building Area
West Building = 38,382 sf
East Building = 40,820 sf
Passageway = 294 sf
3
.
.
.
The existing buildings meet all setbacks of the IP zoning district.
The only outside addition to the lot will be a fuel island (below-ground fuel tanks) located on the east
side of the existing building. However, a number of changes will be made to the parking areas with
both the removal and construction of paving surfaces. The existing pond north of the west building
will be paved and the pond will be relocated to the northwest portion of the property as shown on
Exhibits Hand 1. The filling of the pond will allow bus circulation around the west building. A new
employee parking area will be constructed on the east side of the east building.
The following is a calculation of the parking spaces:
Parking Requirements
Warehouse = I space per 2,000 sf of floor space
Office = 1 space per 250 sf of floor space
West Building
Warehouse area = 36,508 sf= 17 spaces required
Office area = 1,512 sf = 6 spaces required
Total = 23 parking spaces required
East Building
Warehouse area = 32,508 sf= 16 spaces
Office area = 4,230 sf = 17 spaces
Total number of parking spaces required = 56
Total number of parking spaces provided = 90 (3 stalls will be accessible)
Landscaping
As per Section 10-6-20 (E) of the Industrial Park Design Standards, the developer has met the
requirements of the 10-foot setbacks for parking lots from the property line. The easterly side of the
lot is proposed for landscaping. The fuel island at the southeast comer of the property will be
screened from the view of traffic along CSAH 50 through the use of 4 Black Hills Spruce and
additional shrubs meeting the requirements of Section 10-6-20 (F) 2 as shown on Exhibit K.
Additionally, Ruff Manufacturing, the business located to the east of Duo Plastics, has a 6-foot tall
board on board wooden fence that assists in screening from adjacent properties. Additional
landscaping will be located within the parking lot on the east side of the lot, meeting requirements of
the code. The existing trees and shrubs on the property will remain.
4) Conditional Use PermitlVariance Request - Allow a truck terminal in the IP Zone - R & L
Carriers
R & L Carriers, 21930 Hamburg A venue in Lakeville, is proposing to relocate to the Farmington
Industrial Park 3rd Addition in order to expand their truck terminal business (Exhibits L-O). They
4
.
propose to construct their business on Lot I Block l, encompassing 18.0 I acres. The minimum lot
size in the IP zone is 40,000 square feet.
The R & L Carriers operation consists of the transfer of products by the loading and unloading of
trucks within a 159 door dock facility as shown on Exhibits P and Q. The proposed truck terminal
building is 990 feet in length and 100 feet in width. An office is located at the northern end of the
truck terminal as shown in Exhibit R. Discussions concernin~ the building materials are currently in
progress and will ideally be resolved before the July 1 zt Planning Commission meeting. A
maintenance building is also proposed for the site. The entire property will be gated with a guard
shack located at the entrance from the proposed 208th Street extension.
A total of 34 parking spaces are provided near the office building and 46 truck parking spaces are
located on the east and south sides of the lot, meeting employee parking code requirements.
Storm water ponds are located on both the west and east sides of the property and are shown within
drainage and utility easements. A 145-foot wide gas easement is located on the south side of the lot
and is owned by Northern Natural Gas. A 24-inch pipeline and 16-inch pipeline are located within
this easement. Northern Natural Gas preliminarily approved the developer's request to pave over the
easement (Exhibit C) for additional circulation and parking of trucks, but required 6' x 6' gravel
opening every 90 feet along the top on the 24 and 16 inch pipelines for maintenance by Northern
Natural Gas. An encroachment agreement with Northern Natural Gas will be a contingency of the
plat approval.
. Landscaping
A total of 6 fuel pumps will be located on the east side of the lot adjacent to the Performance
Industrial Coating (P.I.C.) business to the east. Screening of the fuel pumps will not be required
since P.I.C.'s west wall has no windows or openings facing the fuel pumps. The developer proposes
to install landscaping along 208th Street at the entrance to the property as shown in Exhibit S.
Additionally, landscaping will be provided at the southeast comer of the property near the 210th
Street entrance.
Variance Request
Per Section 10-6-20 (A) 8 of the Industrial Park Design Standards, the lot coverage for both the
building and parking area shall not exceed 65%. The developer proposes a lot coverage of 69.7%,
. and therefore, the developer is requesting a variance to the lot coverage of 4.7%.
Variance Requirements
The City Code provides the following criteria that must be met for a variance to be approved:
e
1. Because the particular physical surroundings, or the shape, configuration, topography, or
other conditions of the specific parcel of land involved, strict adherence to the regulations
of this Title would cause undue hardship. Economic consideration alone shall not
constitute an undue hardship if reasonable use for the property exists under the terms of
this Title.
5
.
.
.
Because of the requirement for storm water pOl/ding facilities on both the west and east
sides of the proposed development, the circulation for trucks becomes limited, and
therefore, most of the remainder of the lot needs to be taken for pavement.
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 of the requirement for storm water ponding facilities on both the west and east
sides of the proposed development, the circulation for trucks becomes limited, and
therefore, most of the remainder of the lot needs to be taken for pavement.
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 City of Farmington requires storm water ponds to meet the needs of runoff, and
therefore, the development has not created the hardship.
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 would not create any of the above-mentioned adverse effects.
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.
6. The requested variance is the minimum action required to eliminate the hardship.
The variance is the minimum action required to eliminate the hardship.
ACTION REQUESTED
1. Recommend approval of the Farmington Industrial Park 3rd Addition Preliminary & Final Plat
and forward the recommendation to the City Council contingent upon the following:
a) Northern Natural Gas approves an encroachment agreement to allow the developer access
into the gas line easement for paving, parking of trucks, and the encroachment of a water
line into the easement.
b) The satisfaction of any engineering requirements including the construction plans for
grading, storm water and utilities.
6
.
c) The satisfaction of any Park & Recreation Advisory Commission comments concerning
fees and trails.
2.
Recommend approval of the Comprehensive Plan Amendments for the John Devney property
and Airlake Development, Inc. property from industrial to commercial as shown on Exhibit E
and forward the recommendation to the City Council.
3.
Approve a Conditional Use Permit for the Marschall Lines Bus terminal within the IP
Zoning District.
4.
Approve the following:
a) A Conditional Use Permit for the R & L Carriers truck terminal within the IP
Zoning District.
b) A 4.7% Variance to the maximum lot coverage of65% within the IP Zoning District.
Lee Smick, AICP
. City Planner
cc: Airlake Development, Inc.
John Devney
.
7
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JUL-05-05 TUE 05:08 PM APPRO DEVELOPEMENT
,
FAX NO. 952 469 2173
P. 03
Page 1 of 1
Brllco r~ydcen
~II!IE/r C
From: Wilsie. Suzanne [SuzanneWilsle@nngco.com]
Sent: WcdnesdCJY. April 06, 2005 10:17 AM
To: r:.rucc Rydccn
SUbjf.:Ct: P.eq)lund Properties in Farmington, MN/R & L Carriers
Northern Ni'\tural Gas Company staff has reviewed the proposed construction plans within our easement on the
properly ;:,nel has determined that the plans are acceptable as now presented to Northern. OnCO the property has
beon purcJlJ5cd, the c3~:;ement will be confined and an Encroachment Agreement will be prepared for execution
by R e. L Carri.:')rs and Norlhern Natural Gas.
PIC;lSG cont.::ct me at 952-887-1730 when the purchase h"s been completed.
rh::'iIlk YOII.
******~*****~.*****.**..*.**.*********.*.*.********.******..**********
This e-mail is the propGrty of NorLhern NaLural Gas Company and/or its relevant a[filiatc(s) and may
cont3in confidential Hnd privileged material for the sole lIse o[tlle intended recipient (s). Any review,
lise, distribution or disclosure by others is strictly prohibited. If you are not the intended recipient (or
authorized 10 receive lor the recipient), please contact the sender or reply to
nng,mc;;s:lging.admin@nngco.com and delete all copies ofthe message. This e-mail (and any
allachmenl:; hereto) arc not intended to be an offer (or an acceptance) and do not create or evidence a
binding ,HId c-nforceable conlract between N011hem Nalural Gas Company (or any arits affiliates) and
the ; nll~lldcd recipient or any other party, and may not be relied on by anyone as the basis of a contract
by estoppel or oth'~rwise. Thank you.
****.*~$~*~*~t*****~******~*****.***********************....***...****
'~17/200S
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
a1l181! 1)
TO:
Farmington Planning Commission
FROM:
Randy Distad, Parks and Recreation Director
RE:
Comments on Farmington Industrial Park Third Addition Development
DATE:
July 5, 2005
BACKGROUND
. Staff has reviewed the Farmington Industrial Park Third Addition Preliminary Plat (the Plat).
DISCUSSION
According to the Existing and Proposed Park, Trails and Open Space Plan Map contained in the
City's Comprehensive Plan's Park and Recreation Chapter, there is a trail that will be required to
be constructed by the developer in a location along the west side of the Plat and just east of Pilot
Knob Road. The developer should be required to show this trail as part of their Preliminary Plat
packet submittal. Exhibit A has been attached that shows the location of the trail to be
constructed as part of this development.
After reviewing the Plat for park dedication requirements, staff is recommending that cash in lieu
of land should be taken in this development due to the size, type and location of the development.
RECOMMENDATION:
It is recommended that the developer show and construct a trail along the west side of the Plat
and just east of Pilot Knob Road as shown in Exhibit A.
~:~lti~ed'
Randy Olstad
Parks and Recreation Director
cc: Park and Recreation Advisory Commission Members
Dave Sanocki, Engineer
EjlJfBIT F
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CITY OF FARMINGTON
CONDITIONAL USE PERMIT APPLICATION
City of Farmington, 325 Oak Street, Farmington, MN 55024
651-463-7111 FAX 651-463-1611
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Zip Code
Current Land Use \~J)ST2.'~L-
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Specific Nature of Request: l}rlL..I1.E. E.)<'I-ST'\~(' (eV\A\"T'() l~17c>snzl~'- ~e~T"1_
Foe ~~bO~ ~t-.I'() f',A~IJ~ t;&>S ~eA~ ,~Vl,C-I'N~ ~t..J'(') PUE..L..\Nb.
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Following Attached: (please check)
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JUN-16-2005-THU 11:29 AM
FAX No, 937 383 9963
P. 002/003
RPT PURCHASING
JUN-16-05 THU 08:43 AM APPRO .DEVELOPENENT
((L~ &(~ (O'f~- C:>'t
FAX NO. 952 469 2173
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CITY:OFFARMINGTON
.CONDITIONAL USE PERMIT APPLICATION
City of Farmington. 325 Oak Stroc~,f<arm.ington, MN 55024
6~ I 46:J-1U 1 FAX oSl-463-1611
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Slr~et City Sblte .zap Code
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-X.... AbstractIResieJent List *(rtquired 3S01 from 5ubjo oj> rty)
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Planning Commission
Minutes
Regular Meeting
July 12, 2005
1.
Call to Order
Chair Rotty called the meeting to order at 7:00 p.m.
Members Present: Rotty, Barker, Larson
Members Absent: Johnson, Richter
Also Present: Lee Smick, City Planner; Tony Wippler, Assistant City Planner;
Randy Distad, Parks and Recreation Director '
2.
Approval of Minutes
a) June 14,2005
MOTION by Larson, second by Barker to approve the June 14,2005 minutes.
APIF, MOTION CARRIED.
b) June 28, 2005
MOTION by Barker, second by Larson to approve the June 28, 2005 minutes.
APIF, MOTION CARRIED.
3.
Public Hearings
a) Executive Estates Preliminary and Final Plat
Applicant: Colin Garvey
Executive Estates is surrounded by TH3 on the west, 22Sth Street is on the south
side, TH50 is on the north. This area is just south of the Farmington Business
Park. Mr. Garvey is proposing 99 single family lots on 47.8 acres. This area was
approved for annexation on September 7, 2004 and the municipal board approved
it on November 10, 2004. The MUSA committee agreed to grant MUSA to this
site on August 16, 2004 contingent on it being annexed. The comp plan and
zoning was approved by the Council on May 16, 2005. The comp plan is low
density residential and the zoning is R -1 which requires 1 0,000 sq. ft. lots for size
or larger with 75 ft. lot frontages. All of the lots do meet that requirement. The
gross density is 2.07 units per acre. The developer has two access points on 225th
Street. The City is requiring the developer to pave 225th Street from TH3 all the
way to the second entrance and not request it go to the end. Staffhas had
communications from Castle Rock asking that Mr. Garvey pave all the way to the
end. The City will not require that. The City wants Mr. Garvey to talk with
Castle Rock Township before he meets with the Council for the final plat to make
sure everyone is in agreement. There is also a transportation route that goes to the
north to connect with the Tollefson development. There is also an east-west
connection. A wetland TEP panel was convened on Thursday. The agencies
viewed the site as there was some construction activity within the wetland on the
Farmington Business Park. Engineering will be reviewing the wetland for
mitigation. Mr. Garvey needs to apply for a W ACA permit. The approval of the
plat will be contingent on a favorable recommendation from the TEP panel. The
Planning Commission Minutes
July 12, 2005
Page 2
.
Engineering division has reviewed the preliminary and final plat and has
recommended approval of the plat contingent on engineering requirements. Mr.
Garvey is requesting preliminary and final plat approval to the Planning
Commission, however City Engineer Mann and the City Attorney has directed
staffthat the preliminary plat will go to Council on July 18, 2005, however, the
final plat will not. It is not ready for approval by Engineering.
.
Parks and Recreation Director Distad spoke about the trail and sidewalk plan as
well as the park dedication. It is still yet to be resolved whether the City takes
cash in lieu or outlots part ofthe development for a potential land swap in the
future depending on the status of the golf course and whether or not that comes
into the City. That is a recommendation made by the Parks and Recreation
Commission. The Commission has also identified a trail and sidewalk plan they
would like to see implemented in this development. Staff presented the trail and
sidewalk plan recommended by the Commission and the developer's plan. The
Park and Rec Commission has identified a trail along 225th Street, a connection
from the cul-de-sacs down to the trail on 225th Street, a trail connection north on
the entryway into the development that would continue across the major east-west
road into the future Tollefson development. They also recommended a trail going
north and south in the middle ofthe development and then looping around on the
north side and back to the trails that are planned to come out of the business park
as well as trails planned around the regional storm pond along with connecting to
a trail proposed in the Tollefson development. Another trail recommended is a
trail around the wetland area with a boardwalk through the north end of the
wetland. The Park and Rec Commission is also recommending that a sidewalk be
constructed on the south side and the west side of the major east-west street and
tying into the Tollefson development. The Commission recommended the area to
the east be outlotted with the idea that if the golf course does come into the City
for development that this land could be swapped out for land in the golf course to
enlarge the park in the golf course.
.
The developer's proposed trail and sidewalk plan shows quite a bit more
sidewalks within the development. There is a sidewalk coming out of the
Tollefson development and then travels on the south side partially through the
east-west street and then cross over to the north side. The developer is also
proposing a sidewalk in the cul-de-sac, which we normally do not do. A sidewalk
is also proposed on the north-south street that wraps around the development up
to the north end of the development. The developer has shown a trail along 225th
Street on the north side which matches what the Park and Rec Commission is
recommending along with two connections out of the cul-de-sac. The developer
is also showing a small trail connection on the north central part of the
development that will connect with other trails coming out of other developments.
The developer's proposed plan is more heavily on the sidewalk side than the trail
side when compared with the Park and Rec Commission. The developer proposes
the outlotted area would be platted with lots.
Planning Commission Minutes
July 12, 2005
Page 3
.
The action requested is to recommend approval of the Executive Estates
preliminary and final plat and forward the recommendation to the Council
contingent on the following:
- The satisfaction of any engineering requirements including the construction
plans for grading, storm water and utilities.
- The satisfaction of the Parks and Recreation Commission comments.
- A favorable recommendation by the TEP panel.
Chair Rotty clarified the TEP panel has met but they have not made a
recommendation yet. City Planner Smick replied they have discussed onsite what
needs to be done and feel good about what needs to be approved for the W ACA
permit. Mr. Garvey needs to submit the wetland permit.
.
Chair Rotty asked for Mr. Garvey's comments on the trail plans. Mr. Garvey
stated he would like to have the outlotted area platted with lots. It is a burden on
the project to outlot the area and this has been going on for almost a year. They
would have done the development different by putting the park to the north and
then they would not have had to put in the berm that separates the residential from
the commercial. These are smaller lots. It is hard to change now. He would
prefer to have that area platted with the project. As far as the trails, he prefers the
sidewalks. The trail they are proposing comes out to a business park on a dead
end street. There is a lot of truck traffic there. He does not believe in putting
people on a dead end street with no sidewalks in the business park. Chair Rotty
asked for his rationale for sidewalks versus trails. Mr. Garvey stated he has all
the same as the Park and Rec except for one trail. Chair Rotty stated you would
go with the Park and Rec recommendation other than not around the wetlands.
Mr. Garvey replied correct. He has no problem with any of the other trails except
for the one that dumps out onto a dead end street. Chair Rotty repeated the only
difference you would have from the Park and Rec Commission's plan is not along
the wetlands. Mr. Garvey replied correct.
Commissioner Larson stated the Park and Rec Commission is suggesting trails
along some of the streets and you are suggesting sidewalks. Mr. Garvey stated a
trail or sidewalk is the same. Chair Rotty repeated again the only difference you
would have is the one along the wetland. Mr. Garvey replied correct. He will
work with engineering to resolve the other requirements.
.
Commissioner Larson stated he is more in favor of the cash in lieu instead of
outlotting the cul-de-sac for a park. His reason is they have been looking for
larger lots and here we have them. He justifies it because the same developer has
a purchase agreement on the golf course next door to develop. Whether that will
develop or not has been the question. He feels it will develop in Farmington
mainly because the school owns the property across the street. If the school did
not own that property, it might be another story. It is obvious once a school goes
in there, ifnot before, the golf course will develop. He felt it would be better to
take the cash in lieu and develop a bigger and better park in the golf course and
Planning Commission Minutes
July 12, 2005
Page 4
.
give residents larger lots like they have been asking for. He did not have a
problem with the plat. The issue with the road going into the Tollefson
development has been solved. He assumed the developer agrees with paving the
road to TH3. As far as the trails, he did not think the trail and boardwalk were
necessary around the outlot.
Commission Barker did not have a problem with the plat. He was comfortable
with leaving the lots around the cul-de-sac as they have been looking for larger
lots. We will have to look forward to seeing a park in the golf course. Regarding
the trails, he agreed with the recommendation ofthe Park and Rec Commission
except for the trail around the wetland. He agreed it did not make sense to put
people into the business park with high traffic.
.
Parks and Recreation Director Distad stated he came up with another option for
the trail plan. The developer has not seen this, and invited the developer to the
Park and Rec Commission meeting tomorrow night. In this option, he overlayed
the Tollefson development to show how the trails could connect between the two
developments. There is still the sidewalk on the south side going east and west
except for a portion where they bring the trail north so it would be more on the
outside of the development and bring it up into the Tollefson development so it is
not cutting through the middle of lots. On the east-west connection between the
two developments he showed a trail going along the north side that would connect
with the trail by the wetland. Whether the trail loops or it is a trail along the south
side that connects through, you have the east-west trail that takes people through
the development especially if there will be a park to the east. He took out a trail
in the northern part of the development and took it straight south. There is also a
trail that ties in with the Tollefson development and they are in favor of that. The
trail along the west side of the business park will be going in to provide a
connection. Eventually the trail would go around the regional storm pond so there
is a larger loop around the pond. The 'Park and Rec Commission felt strongly
about having trails along natural areas. Even if we had a portion of the trail along
the wetland it would be beneficial to provide great scenery. There is a trail going
to the north off of 225th and stopping and intersecting with the east-west trail. If
the developer will come to the Park and Rec Commission meeting tomorrow night
they can discuss the trail around the wetland.
.
Chair Rotty stated he liked the plat and appreciated the developer working with
staff and the adjacent developer to get the access road. This will benefit the flow
of traffic and will increase the number of lots. Initially he supported keeping the
outlot area for the park. However, he would go along with the majority of the
Commission in not platting the park. We have an opportunity to create a fairly
large park. Park and Rec can use the money to develop the larger park in the golf
course. As far as the trails, he would agree with the other Commissioners but he
would like the developer to meet with the Park and Rec Commission. He liked
the path going through the development that could tie in with the property to the
east when it develops. He asked if the trails could be deferred. City Planner
Planning Commission Minutes
July 12, 2005
Page 5
.
Smick stated she would like to provide comments to the Council on July 18, 2005
with the preliminary plat with a fmalized design on parks and trails. One
contingency is satisfaction ofthe Park and Rec Commission's comments. Chair
Rotty stated he would support recommending sending preliminary and final plat
to the Council.
MOTION by Barker, second by Larson to close the public hearing. APIF,
MOTION CARRIED. MOTION by Barker, second by Larson for a favorable
recommendation with the three contingencies. APIF, MOTION CARRIED.
b)
Farmington Industrial Park 3rd Addition
Applicant: Patrick Regan
.
1. Preliminary and Final Plat
Airlake Development has submitted a preliminary and final plat that will create
three new industrial lots and two commercial outlots within the industrial park 3rd
addition. CSAH 31 is on the west side, CSAH 50 is on the south side, and the
proposed alignment of208th Street is to the north. The MW Johnson building is
not part of the plat. Outlots A and B are the two commercial lots. There is a lot at
2.15 acres located south of the 20Sth Street alignment and another 18.01 acre lot
proposed for the R&L Carrier site and an existing building, Duo Plastics, however
it will be platted into a 9.72 acre site for Marschall Bus Lines. As far as existing
roadways adjacent to the plat, 20Sth Street is to the north, CSAH 31 to the west,
and CSAH 50 to the south. The developer is proposing a right-in, right-out north
of the MW Johnson building and going east. On the east side of the commercial
area will be a north-south road that will connect to the 208th Street alignment.
There is an opening along 20Sth Street for one of the lots and another access for
R&L Carriers. 210th Street is on the east side of the existing PIC property and
there is an access for R&L and there will be a private road to Marschall Bus
Lines. There is an existing driveway east of Marschall Bus Lines. CSAH 31 will
have right-in, right-out and the full intersection will be at CSAH 31 and 208th
Street. Park and Rec is requiring a trail along the east side of CSAH 31 that will
go up to 20Sth Street. The developer will also be required to do cash in lieu.
Engineering has reviewed the storm water and ponding facilities and sewer and
water locations. There are some issues to be worked out. City Engineer Mann
and the City Attorney have advised staff the plat will go to the Council on July
IS, 2005, however the final plat will not because some of the easements might not
be large enough in certain areas. The developer will be meeting with staff
tomorrow.
.
2. Amend the 2020 Comprehensive Plan from Industrial to Commercial for
property generally located at the northeast intersection of CSAH 31 and CSAH 50
and northeast of Duo Plastics
Applicant: John Devney and Airlake Development, Inc.
Regarding the commercial lots, CSAH 31 is to the west, CSAH 50 to the south,
the 20Sth Street alignment is to the north. Staff is asking the Commission to
Planning Commission Minutes
July 12, 2005
Page 6
.
approve the comp plan amendment to match the rezone and go from industrial to
commercial.
3. Conditional Use Permit - Allowing a bus garage in the IP zone
Applicant: Marschall Bus Lines
The bus and truck tegninal uses have been approved as conditional uses in the IP
zoning district. Marschall Bus Lines is proposing to go into the Duo Plastics
building. The building will remain the same. The west building will be 38,000
sq. ft. and the east building will be 40,000 sq. ft. The company is moving from
Chippendale Avenue to the industrial park. All the buildings meet the setbacks of
the IP zoning district. The only outside addition will be a fuel island. Staffhas
required screening around it. There will be additional parking lots and
landscaping. They are proposing removing the existing pond and moving it north.
.
4. Conditional Use PermitlVariance Request - Allowing a truck terminal in
the IP zone and a variance to the 65% lot coverage requirement in the IP zoning
district.
Applicant: R&L Carriers
Duo Plastics is to the south, PIC is to the east, and 20Sth Street is to the north.
There will be two accesses, one from 210th Street. The area will be fenced and
there will be a gate house. There will be l59 bays. They do meet the minimum
lot size. There are 34 employee parking spaces with separate truck parking. The
gas line easement runs across the southerly portion of the lot. The developer is
proposing every 90 ft. along the top a 24 inch and a 16 inch pipeline. They will
have 6x6 gravel cut outs to maintain the pipeline. Truck parking is on top ofthe
easement. There is also a water line encroaching into the easement and truck
circulation on top of the easement. Staff is asking the developer to provide an
encroachment agreement with Northern Natural Gas to make certain the activities
are approved by them. This is a contingency of the plat. There is a large amount
oflandscaping along 208th Street. There are also two storm water ponds that will
be platted into easements. Engineering will be discussing the ponds with the
developer. There is also a fuel pump station. Staff will ensure the materials of
the buildings meet the requirements ofthe industrial park. The building is 990 ft.
in length and 100 ft. in width. As far as the variance, the design standards require
not to exceed 65% lot coverage. They are proposing a 69.7% lot coverage, so
they are requesting a 4.7% variance to the lot coverage. The need for the storm
water facilities by the City and the truck circulation throughout the operation will
require they have to expand to the limits. They have kept this to the minimum.
They have not created any adverse affects. Staff is recommending approval of the
vanance.
.
Planning Commission Minutes
July 12,2005
Page 7
.
Actions requested are:
1. Recommend approval of the preliminary and final plat and forward
recommendations to the Council contingent upon the following:
- Northern Natural Gas approves an encroachment agreement to allow the
developer access into the gas line easement for paving, parking of trucks, and the
encroachment of a water line into the easement.
- Satisfaction of any engineering requirements including the construction plans for
grading, storm water and utilities.
- Satisfaction of any Park and Recreation Commission requirements concerning
fees and trails.
2. Recommend approval of the comp plan amendment for the John Devney
property and the Airlake Development, Inc. property from industrial to
commercial and forward the recommendation to the CounciL
3. Approve a conditional use permit for the Marschall Lines Bus terminal
within the IP zoning district.
4. Approve a conditional use permit for the R&L Carriers truck terminal
within the IP zoning district.
.
5. Approve a 4.7% variance to the maximum lot coverage of 65% within the
IP zoning district.
Mr. Shawn Regan, thanked staff for their efforts. They are dealing with a user
that is bringing a lot of jobs and a nice facility. Their goal is to get to the July IS,
2005 Council Meeting with the fina1 plat. He thanked the Commission for their
consideration.
Chair Rotty stated the Commission will do what they can to accommodate the
development, but they are limited. Part of what needs to be done in preparation of
the Council meeting is also contingent upon some of the developer's experts to
help facilitate some of these situations so staff will be comfortable taking it to the
Council. Chair Rotty asked about the flow of traffic in and out for the buses and
the trucks for R&L. He expected there would be a consistent flow.
.
Arepresentative of Appro Development stated as far as Marschall Lines,
eastbound traffic will be directed north and will continue on 20Sth Street. He
showed on a map how westbound/northbound traffic to Pilot Knob would flow.
They will try to avoid turning east onto CR50 as much as possible. The buses
going into the southern part of the City will go east on CR50. The trucks from
R&L will primarily go to 208th Street and then to CR50. Some will go east to
hwy 52, but that will be minor. Chair Rotty asked what the traffic counts will be
for trucks and buses coming out of 20Sth Street onto Pilot Knob. Mr. Bruce
Rydeen replied in the morning there would be 40 trucks leaving and they come
back in the evening. At night there is lO leaving and they come back early
Planning Commission Minutes
July 12, 2005
Page 8
morning. They will be using 208th Street. Chair Rotty stated in the future we
may have to look at that intersection. Mr. Rydeen stated as far as buses there are
typically 50 morning and afternoon routes. Chair Rotty asked which way the
doors and loading docks will face. Staff replied they will be on both sides. There
will be a gate to the entrance ofR&L Carriers. As far as building materials, they
will comply with the local requirements.
.
Chair Rotty asked if an encroachment agreement had been reached. Mr. Rich
Hocking, attorney for Airlake, replied the status with Northern Natural Gas is that
the easement is a blanket easement. They have agreed on a modification and an
amendment to the easement grant which will provide a 135 ft. corridor that the
easement will be confined to. That is wider than what exists to the northeast and
the southwest because they have become more conservative about the widths of
their easements and safety purposes. The next step was to discuss with them the
encroachment agreement. It is this agreement that will allow the parking and the
movement of the trucks across the easement. All of the calculations have been
done for the weight components. They have an encroachment agreement that the
gas company drafted and Mr. Hocking modified and it has been submitted to
R&L for review.
.
Commissioner Larson asked about a phasing plan as far as development of the
property or will everything be graded and developed at once. Mr. Regan replied it
is obvious R&L is the primary driver. The ponding will be constructed
simultaneously along with the excavating. As far as location of trails, etc. they
will defer the specific location until they have a plan to present for those areas.
They do not have a specific timeline. Commissioner Larson stated with the
proposed development and redevelopment he needed to know the timeline of the
extension of20Sth Street to the west to Pilot Knob. He wanted to make sure that
is part of this project so the traffic flows will work. Mr. Regan expected that to
happen yet this fall.
There have been discussions with City Engineer Mann relative to their engineer
doing the design work for the 20Sth Street extension, but it will be a City public
improvement project. Hopefully it will be done this fall. If that does not happen
they have discussed a temporary drive. Commissioner Larson asked what type of
materials will be hauled by R&L Carriers. Will there be any hazardous materials?
They will comply with the DOT as far as materials.
.
Commissioner Barker did not have any concerns. Commissioner Larson stated
the only issue he had is the traffic flow and the limited options until 20Sth is
developed to the west, but felt it would be solved by the City. Chair Rotty agreed
that it would be addressed by staff. He did not have any concerns with the other
items. MOTION by Barker, second by Larson to close the public hearing.
APIF, MOTION CARRIED. MOTION by Barker, second by Larson for a
favorable recommendation with the contingencies on the preliminary and final
plat, the comp plan amendment, and approval for the conditional use permit for
Planning Commission Minutes
July 12, 2005
Page 9
.
Marschall Bus and the conditional use permit for R&L trucking and the variance.
APIF, MOTION CARRIED.
c)
Amend the 2020 Comprehensive Plan from Un designated to Low and
Medium Density as well as Rezone Property from A-I to R-l and R-3-
Winkler Property - Winkler Concept Plan
Applicant: Bart Winkler
MOTION by Barker, second by Larson to continue to the next meeting. APIF,
MOTION CARRIED.
d)
Text Amendment to Section 10-2-1 Defining LED Message Signs and
Sections 10-6-3(B)(1) and 10-6-3(C)(I) of the City Code to Allow LED
Message Signs
.
Staff has received some sign permit applications with an LED element included.
The applications are from Christian Life Church and Kwik Trip. The sign for
Kwik Trip includes LED for the gas numbers and the message center. Currently
the code does not address LED signs. Staff requested the Commission determine
if we want to allow LED signs and the requirements. There are three issues to be
discussed. The first is who should be allowed to install the signs such as civic,
educational, non-profit, charitable, religious, non-commercial, commercial, etc.
Or should we allow everyone. The second issue is size limitations for the sign
and for the letters in the sign. Do we stay with the existing code provision for the
sign size based on speed limit? The third issue is the design features such as
allowing all colors, or red coloring, limits on vertical or horizontal scrolling,
flashing, rotating, or other types of potentially distracting messages. Do we place
regulations on timing of messages? Staffhas not prepared a draft ordinance as
these issues need to be resolved. Staff is requesting this public hearing be
continued to the next meeting as well as discuss these issues.
A representative of Christian Life Church stated they requested a permit to
replace the current sign. They applied at the end of April. They are requesting a
monochrome red color. The sign size will be within the zoning code. As far as
lettering size, they will stay within the size on the permit. Commissioner Larson
wondered if they should limit how small the lettering is. The church replied the
issue is to pursue an LED sign. The company has the engineering based on speed
limits. Commissioner Larson was concerned with someone cramming too much
into a small area. The church noted that would have to be appropriate messaging
for what you are trying to communicate. CR50 has a lot of clearance. The
company would like 600-700 ft clearance so the church does not have that
problem. As far as scrolling, etc. the technology gives options for these items.
Commissioner Larson asked if the colors are also built in. The church replied you
can either buy red, or they have 256 shades of red, or you can have a multi-
colored sign. The church will be using the red monochrome.
.
.
.
.
Planning Commission Minutes
July 12, 2005
Page 10
Chair Rotty stated as far as who should be allowed to install it, he is in the middle.
He would like to offer it to civic, educational and commercial. Commissioners
Barker and Larson agreed. Regarding size limitations, Chair Rotty suggested
using the existing code provisions based on speed limits. Staffhas tried to
research other communities and this is new territory. The Commission agreed.
Chair Rotty stated the harder one is the display features. It would not bother him
seeing other colors. City Planner Smick stated she could see a sign have each
letter a different color. She liked the monochrome idea better. It is more uniform.
Each sign does not have to be red, but if you have a sign make the lettering one
color. Chair Rotty asked if on the Kwik Trip sign, if the gas numbers would be
the same color as the message board. Staff replied yes, they are red. The church
suggested there are a handful of strong companies that produce LED technology
and they have done all the research on highway, street and parking usage. He
suggested contacting those companies. Chair Rotty stated as far as scrolling, it
has not bothered him. Staffhas seen a sign with a flag that jumps around to
various spots on the sign and that was very distracting. She suggested limiting
that by the timing. Staffwill contact the sign companies. Chair Rotty stated he
Sees these LED signs as the signs of the future and they will not go away.
Commissioner Barker was open to the different aspects and trusted the businesses
to make wise decisions.
MOTION by Barker, second by Larson to continue the public hearing to August
9,2005. APIF, MOTION CARRIED.
4.
Discussion
a) Christian Life Church Sketch Plan
The church has submitted a sketch plan showing the existing building along
CSAH 50. The proposed new building is located to the northwest with a possible
expansion. This is in order to facilitate a sanctuary and family ministry center on
the site. The property is currently zoned agriculture on which a church is a
conditional use. They will have to come in for a conditional use permit as well as
a site plan. They are showing 210 parking stalls including 9 handicapped stalls.
The code requires one parking space per four seats in the principal assembly
room. This will have to be reviewed when the site plan is brought in. They will
continue to use the access off of CSAH 50. The parking lot will be expanded
further to the west and south. There are three storm ponds. There is some
concern with the storm water as the property is within the special waters district
so further review by the engineers will be needed for the ponding.
The church stated if the current location of the sign will become a ponding area,
they will need to relocate their sign. He asked for suggestions if they could put it
closer to the entrance. Commissioner Larson felt closer to the driveway would be
fine as long as it meets the setback and height requirements.
Commissioner Larson was concerned with the setbacks on the west property line
and making sure they are met and make sure there are no utility easements in the
.
.
.
Planning Commission Minutes
July 12, 2005
Page 11
area. City Planner Smick stated we might want to rezone the property for
possibly business or residential that is closer to what will happen out there
someday, which will probably be a business corridor. If it was a B-l the setbacks
could be closer. Staff could review this. The sign requirements would not
change.
Chair Rotty felt it was a nice addition to the church and asked if they had a
timeline. The church stated they would like to work on the roads and ponding
before frost. Staff stated the church can request a CUP for just grading if they
want to get started. The engineers would have to calculate the ponds.
b) Findings of Fact - Variance Request to Sign Height - Tom Wartman
Staff asked for approval of the findings of fact denying the 19 ft 6 inch tall sign
and going back to the l8 ft sign. MOTION by Barker, second by Larson to
approve the findings of fact. APIF, MOTION CARRIED.
5. Adjourn
MOTION by Barker, second by Larson to adjourn. APIF, MOTION CARRIED.
Respectfully submitted,
~ ?r?~
Approved
ynthia Muller
Executive Assistant
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Planning Commission rtfV'
FROM:
Tony Wippler, Assistant City Planner
SUBJECT:
Concept Plan Review - Bart Winkler
Comprehensive Plan Amendment and Rezone Request - Bart Winkler
DATE:
July 12,2005
INTRODUCTION / DISCUSSION
The applicant, Bart Winkler, has submitted a Comprehensive Plan Amendment and Rezone request for his
proposed development project generally located east of the East Farmington development and south of210th
Street (Exhibit A - concept only).
At this time, it is staff's opinion that the Comprehensive Plan Amendment and Rezoning of this property is
premature. There are two issues that will greatly affect how this property will ultimately be comp plan guided
and zoned. The two issues are as follows:
1. At the present time a significant portion of the eastern half of the property is located within a FEMA
floodplain. The applicant, in the concept plan attached as Exhibit A, shows 5.7 acres of parkland in
the northeast comer of the property that is almost entirely located within the said floodplain. The past
policy of the City is not to accept parkland that is located within a floodplain. Therefore, either the
applicant will have to go through a process to have the floodplain in this area re-determined or
otherwise the parkland will have to be relocated to another location within the development.
2. The Park and Recreation Commission has not yet met to review the attached concept plan to determine
the appropriate location of parkland within this development. It is scheduled to meet on July 13th a
discussion of the location of parkland, if any, within this development will occur at that time.
ACTION REQUESTED
Continue the public hearing for the Comprehensive Plan Amendment and Rezoning of the property owned by
Bart Winkler to the next Planning Commission meeting.
Respectfully submitted,
.-j 0~",-
TO~iPPler, Assistant City Planner
Cc: Bart Winkler
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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:
,JoG
Planning Commission N
FROM:
Tony Wippler, Assistant City Planner
SUBJECT:
Text Amendment to Section 10-2-1 defining LED message signs and Sections 10-6-
3(B)(1) and 1O-6-3(C)(1) of the City Code to allow LED message signs.
DATE:
July 12, 2005
INTRODUCTION
Over the last couple of months there have been numerous inquiries/requests for the installation of
LED signs. Both the Christian Life Church and the new Kwik Trip currently being constructed on
the comer of Pilot Knob Road and Upper 182nd Street have submitted sign permit applications for
signs that include an LED element. Currently, the City's Sign Code does not address LED signs,
therefore, they are automatically prohibited.
. I have attached to the end of this memorandum the sign permit submittals for both the Christian Life
Church sign and the Kwik Trip sign (Exhibits A and B, respectively).
DISCUSSION
Staff believes there are a number of issues that need to be addressed in regards to allowing LED signs
before staff can begin drafting an ordinance regulating such signage. Staff is requesting that the
Planning Commission provide direction to Staff in regards to the following issues:
1. Who should be allowed to install LED signs
a. No one - continue to not allow them at all
b. Civic, Educational, Non-profit, Charitable, Religious, Non-commercial, Commercial,
or Industrial (or any combination of these)
c. Everyone/Anyone
2. Size limitations for LED signs
a. What should be the size limit of the sign itself?
b. What should be the size limititation, if any, to the letters within the sign?
c. Do we allow LED signs as a primary sign or strictly as a secondary sign to a larger
sign?
d. Do we use the existing code provisions regarding sizes based on speed limits?
. 3. Display features for LED signs
.
.
.
a. Do we allow any or all colors of the spectrum to be displayed within an LED sign
(example: only allowing red lettering to be displayed)?
b. Do we place limitations on vertical or horizontal scrolling, flashing, rotating, or other
types of potentially distracting messages?
c. Do we place regulations on the timing of "message changes" (messages fade in and
out only, for example)?
Again, staff feels there are too many outstanding issues that need to be addressed by the Planning
Commission before staff can draft an ordinance regarding this type of signage.
ACTION REQUESTED
Provide staff with direction on the issues mentioned above and continue the public hearing to allow
LED signs to the next Planning Commission meeting.
Respectfully submitted,
~c~~
Tony Wippler, Assistant City Planner
EXftl!3lr II
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NOTES:
. K'MK TRIP, LED PRICE SIGN, & FOOD SERV1CE CABINETS
ME BOL lED TOGElHER TO BE 8'-1 1/2" X 1 0'-1. X 12"
. CABINET DEPTH IS 6" DEEPlfACE OR 12" TOTAL
. K'MK TRIP P.AN FAC8 ~-1. x 4'~ 1/2" x .17T'
(1-1/2" P.AN DEPTH)- .-
. DftKTRONICS LED CftBlNET 6'-11 /2" X 5-6" X 6" 8'- 0"
24. RED LED WflUORESCENT BACKLIT PRODUCT
P.ANELS. UNLEADED = 'MillE Copy I BLACK BACKGROUND
DIESEL = YELLOW Copy I BLACK BACKGROUND
. FOOD SERV1CE (HOT FOOD) P.AN FACE IS:
1'111/2" X 10'-1 /2" X.17T' (1-1 /2" P.AN DEPTH)
HOT FOOD GRAPHIC IS: 1 '~. X 9'~'
. LED MESSAGE CENTER IS 3'-3. X r. -8. X 8. PER FACE
3400 SERIES 34MM 24X64 RED DISPLAY. MESSAGE CENTERS
ME TO BE FASlENED TO 6. STEEL CH.ANNEL TOP.AND BOTTOM
INSTALL ALUM. CLADDING P.ANEL ON BOTH SIDES
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TO:
FROM:
SUBJECT:
DATE:
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
YfV
Planning Commission
Lee Smick, AICP
City Planner
Findings of Fact - Variance Request to Sign Height - Tom Wartman
July 12,2005
INTRODUCTION/DISCUSSION
Attached are the Findings of Fact for the Planning Commission's denial of the Pylon Sign
proposed at 115 Elm Street by Tom Wartman. Please review and either approve and/or request
revisions to the findings.
ACTION REQUESTED
Review the Findings of Fact and either approve and/or request revisions to the findings.
Respectfully submitted,
/1/ r. /J
clP.() ,~
Lee Smick, AICP
City Planner
cc: Tom Wartman
.
.
.
CITY OF FARMINGTON
DAKOTA COUNTY, MINNESOTA
IN RE:
Application of Tom Wartman
For Sign Height of 19'6" within the
B-2 Zoning District and within a
30 mph speed zone
FINDINGS OF FACT
AND DECISION
On June 28, 2005 the Farmington Planning Commission met to consider the application
from Tom Wartman for a I '6" variance to the sign height of 18 feet in the B-2 Zoning District
within a 30 mph speed zone. Having considered the Sign Code, staff reports, and all other written
materials; having heard testimony from all interested persons wishing to speak; and based on its
knowledge ofthe community; the Planning Commission now makes the following:
FINDINGS OF FACT
1. The location of the proposed sign is at 115 Elm Street.
2.
The property was identified as B-2 (Downtown Business District) and the Elm Street
speed zone is 30 mph.
3. All other pylon signs (Kwik Trip, Premier Bank, Subway) within the B-2 Zoning
District within a 30 mph speed zone meet or are below the 18-foot maximum height,
with the exception of the Burger King sign located at 120 Elm Street and which is
considered a legal non-conforming sign at 22 feet in height.
4. Applicant proposes 19'6" tall sign.
5. The Planning Commission denied the 19'6" tall sign since most of the existing pylon
signs within the B-2 Zoning District meet the maximum height of 18 feet within a 30
mph speed zone.
6. A 50 square foot variance to the sign area was approved on June 28, 2005 for the
Wartman pylon sign to allow for additional advertising space when a property has
five or more tenants. The denial of the 19'6" height would not affect the request for
additional advertising space.
7.
The Planning Commission determined that there was no finding of hardship since
the proposed sign was of suitable height and size and was consistent with other
signs in area. Additionally, the Planning Commission stated that no obstructions
or impediments to viewing the sign were evident and the sightlines were
acceptable.
61335
I
.
.
.
DECISION
Applicant's request for a 19'6" tall sign within the B-2 Zoning District and within a 30 mph speed
zone is denied.
CITY OF FARMINGTON
BY:
ATTEST:
Its Administrator
61335
2
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
. www.ci.farmington.mn.us
TO:
'/;fV
Planning Commission \
FROM:
Tony Wippler, Assistant City Planner
SUBJECT:
Sketch Plan Review - Christian Life Church
Location: 6300 21 ih Street
DATE:
July 12,2005
INTRODUCTION / DISCUSSION
.
The Christian Life Church has submitted the attached sketch plan, labeled Exhibit "A", for review
and comment by the Planning Commission. I have also attached Section 10-6-3(C) of the City Code
as Exhibit "B", outlining the requirements for a sketch plan, for your reference. They are proposing
to construct a 38,823 square foot Sanctuary and Family Ministry Center on site. The construction of
the building is proposed to happen in two phases and would be situated to the northwest of the
existing church facility on site. The subject property is generally located east of Flagstaff Avenue
and south of CSAH 50.
Zoning / Comprehensive Plan
The property is currently zoned A-I (Agricultural) under which a church is classified as a conditional
use. A site plan will have to be submitted along with the conditional use permit application per
Section 10-6-3 (E) of the City Code. Under Section 10-6-3 (E) subd. 2, projects need to be reviewed
by the Planning Commission for building projects that comprise more than a thirty percent (30%)
building footprint expansion and/or fifty percent (50%) increase in the assessed value of the structure
as determined by the Dakota County Assessor.
The Comprehensive Plan has this property guided as Public/Semi-public in nature. Therefore, the
type of use being proposed is consistent with the City's Comprehensive Land Use Plan.
Parking
.
The existing parking lot will be expanded with this project to contain approximately 210 standard off-
street parking stalls and 9 handicapped stalls (approx 96 standard stalls existing and 6 handicapped
stalls existing). According to Section 10-6-4 of the City Code, a church must provide one (I) off-
street parking space per four (4) seats in the principal assembly room. It appears that the amount of
off-street parking being proposed will be adequate for the site. However, further information
regarding seating capacity of the proposed sanctuary will be required at the time of applying for a
Conditional Use Permit.
. Transportation
The site will utilize the existing access off of CSAH 50. No additional access from CSAH 50 is
necessary.
Engineering
There are two storm water ponds being proposed for the northwest comer of this property taking the
surface water runoff from the site. There has been some concern regarding the storm water for this
site as the property is within the Special Waters District. The engineering department has not yet
reviewed the design of these ponds beacuse a grading and drainage plan, including drainage
calculations, has not yet been submitted by the applicant.
RECOMMENDED ACTION
Review the sketch plan submitted by Christian Life Church and provide preliminary comments and
direction to staff.
Respectfully Submitted,
.
.~ L0.~~
Tony Wippler, Assistant City Planner
Cc: Christian Life Church
.
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Page I of9
10-6-23: SITE PLAN REVIEW:
.
(A)purpose: The purpose of this section is to establish a formal site plan review procedure and
provide regulations pertaining to the enforcement of site design standards consistent with
the requirements of this chapter.
(B) Exceptions To Review: The following shall be excepted from the foregoing requirements:
1. Agricultural developments.
2. Single-family detached dwellings.
3. Two-family attached dwellings.
--=?> (C)Sketch Plan:
1. Prior to the formulation of a site plan, applicants shall present a sketch plan to the zoning
officer prior to filing of a formal application. The plan shall be conceptual but shall be drawn
to scale with topography of a contour interval not greater than two feet (2') and may include
the following:
(a) The proposed site with reference to existing development on adjacent properties, at
least to within two hundred feet (200').
. (b) General location of proposed structures.
(c) Tentative street arrangements, both public and private.
(d) Amenities to be provided such as recreational areas, open space, walkways, etc.
(e) General location of parking areas.
(f) Proposed public sanitary sewer, water and storm drainage.
(g) A statement showing the proposed density of the project with the method of
calculating said density also shown.
2. The zoning officer shall have the authority to refer the sketch plan to the planning
commission and/or city council for discussion, review, and informal comment. Any opinions
or comments provided to the applicant by the zoning officer, planning commission, and/or
city council shall be considered advisory only and shall not constitute a binding decision on
the request.
(D)Minor Projects:
.
1. Review Of Minor Projects: The following shall be considered minor projects and subject
to review procedures as indicated:
(a) No Site Plan Review Required: Building projects that comprise less than ten percent
http://66.113.195.234/MN/Farmington/13006000000023000.htm
7/7/2005