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Home My WebLink About09.13.05 Planning Packet City of Farmington 325 Oak Street . Farmington, MN 55024 . A Proud Past - A Promising Future Committed to Providing HIgh Qpality, Timely and Responsive $ervlce to All Of Our CustORWIl AGENDA PLANNING COMMISSION September 13, 2005 7:00 P.M. CITY COUNCIL CHAMBERS 1. CALL TO ORDER 2. APPROVAL OF MINUTES a) August 9,2005 3. PUBLIC HEARINGS .' a) Variance to the fence height in the R-1 Zone to allow an 8 foot tall fence on the property addressed as 18061 and 18131 Pilot Knob Road Applicant: Mardell & Marlene Hallstead b) Variance request to allow proposed garage stall to encroach into front yard setback 10 feet on the property addressed as 19401 Evening Star Way Applicant: Julie Szambelan c) Amend the 2020 Comprehensive Plan from Undesignated to Low and Medium Density aswetl as rezone property from A-1 to R-1 and R-3 - Winkler Property - Winkler Concept Plan (con't) Applicant: Bart Winkler d) Amend the 2020 ComprehensiVe Plan from Undesignated to Low Medium and Medium DensIty as well as rezone property from A-1 to R-2 and R-3 - Devney/Manley Property - Manley Concept Plan (can't) Applicant: Michael and Eileen Devney e) Text Amendment to Section 11-~-9 of the City Code amending the Park and Trail Dedicatien Requtrement$ f) Text Amendment to Title 11 Chapter 6 for the Screening of Roof Mounted Equipment in the R, B, and I Zoning Districts 4. DISCUSSION a) Hometown Final Plat Applicant: Kim Friedrich b) Site Plan - Farmington Mini-Storage Applicant: John Tonsager . c) Concept Plan - Sunrise Ponds - Perkins Property Applicant: Neal Krzyzaniak, Bridgeland Development .. ADJOURN . . . TO: FROM: SUBJECT: DATE: INTRODUCTION City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us (/ Planning Commission \tf Lee Smick, AICP City Planner Variance Request - Variance to the fence height in the R -1 Zone to allow an 8 foot tall fence on the property addressed as 18061 and 18131 Pilot Knob Road September 13, 2005 The applicants, Marty and Marlene Halstead, are seeking a variance from the maximum height of 6 feet for a fence to 8 feet in height in the R-l Zoning District. The applicant's properties share a common property line and currently, there is an existing fence (chain link and wood) enclosing both properties as one compound (Exhibit A). PLANNING DIVISION REVIEW Applicant: Existing Lot Size: Existing Zoning: Marty Halstead 18061 Pilot Knob Road Farmington, MN 55024 Marlene Halstead 18131 Pilot Knob Road Farmington, MN 55024 Marty Halstead Property - 3.44 acres Marlene Halstead Property - 1.52 acres R-l (Low Density Residential Zoning District) 2020 Comprehensive Plan: Low Density Residential Existing Land Use: Single Family Dwellings and Storage Business Surrounding Land Uses: Low Density Residential . . . DISCUSSION On April 19, 1977, the property owner (Elliot Halstead) received approval for a Conditional Use Permit (shown as a Special Exception) for an Equipment Maintenance and Storage use (Exhibit B) on his 5-acre property. On August 7, 1995, Marlene Halstead split off 1.5 acres on the south side of the originalS-acres (Exhibit C), thereby showing two properties within the compound. Variance Request There is currently a 6-foot tall fence, both chain link (south and east sides) and wood fence (north and west sides, Exhibit D) surrounding the Marlene and Marty Halstead property. The existing wood fence along the west side of the properties is currently damaged and is currently supported by braces to keep the fence upright. Mr. Halstead is requesting the Planning Commission allow him to construct an 8- foot tall fence on the west, south, and north sides of the property to screen the existing storage business that resides on the property (a wood screen is not allowed on the east side of the property because it's considered a front yard and Mr. Halstead does not proposed to reconstruct the east fence to 8 feet in height). This variance approval will provide a taller screen, alleviating most of the views of the storage vehicles on the lot for adjacent properties owners. Mr. Halstead stated that he will construct the west fence immediately, and the remaining fence lines on the south, and north will be constructed within 2 years of the approved variance. City staff request that Mr. Halstead insure that the fence is located on his property line or within his property when each section is constructed and that the material for the replaced fence is wood. The Board of Adjustment may vary the regulations of this Title if the following requirements are met: 1. Because the particular physical surroundings, or the shape, configuration, topography, or other conditions of the specific parcel of land involved, strict adherence to the regulations of this Title would cause undue hardship. Economic consideration alone shall not constitute an undue hardship if reasonable use for the property exists under the terms ofthis Title. The CUP approved for Equipment Maintenance and Storage use in 1977 allows for the storage of vehicles on the R-1 properties (Marlene and Marty Halstead) within an R-1 Zoning District. The City Code does not allow this type of use in an R-l Zoning District. Because of the approval of the CUP, the hardship is that the owners need to screen a use to its maximum height (8-feet) that would typically not be allowed in an R-1 Zone if the CUP was not approved. I 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. 2 . . . The CUP approved for Equipment Maintenance and Storage use in 1977 allows for the storage ofvehicles on the R-J properties (Marlene and Marty Halstead) within an R-l Zoning District. The City Code does not allow this type of use in an R-l Zoning District. Because of the approval of the CUP, the hardship is that the owners need to screen a use to its maximum height (8-feet) that would typically not be allowed in an R-l Zone if the CUP was not approved. 3. The alleged difficulty or hardship is caused by this Title and has not been created by any persons presently having an interest in the parcel of land. The Planning Commission approved the CUP in 1977 to allow Equipment Maintenance and Storage use on a non-commercial land use in the R-A (R-l) Zoning District. 4. The granting of the variance will not alter the essential character of the locality or be injurious to other property in the vicinity in which the parcel of land is located or substantially diminish property values. Granting the variance would further assist the screening of the non-conforming use (storage of vehicles) in a residential area. 5. The proposed variance will not substantially increase the congestion of the public streets, or increase the danger of fire, or be detrimental to the public welfare or public safety. The proposed variance would not result in any of the above mentioned adverse effects. 6. The requested variance is the minimum action required to eliminate the hardship. The maximum height of a fence in the R-J Zoning District is 8 feet, which is the minimum action required to eliminate the hardship. ACTION REQUESTED Approve the variance request to allow the construction of an 8-foot tall fence on property affected by the approved CUP granted in 1977 contingent upon the following: 1. Insure that the new fence is located on his property line or within his property when each section is constructed and that the material for the replaced fence is wood. Respectfully submi ~Ck' Ale City Planner 3 ;:::/ . /,/r . CITY OF FARMINGTON REQUEST FOR WAIVER OF THE PLATTING ORDINANCE tf<f//8rr 8 OWNER OF PROPERTY .FAt/or ;ML.::fTE#7J MAILING ADDRESS jgo6/ f;0!orPfl.Ot3 72D_ PHONE SURVEYOR PROPERTY ADDRESSS/JI'?? e.. LOT SECTION BLOCK TOWNSHIP SUBDIVISION RANGE 'PARCEL # PROPERTY DESCRIPTION AND AREA North of Hill-Dee Subdivision MUNICIPAL SEWER AVAILABLE? CONNECT10NS IN? MUNICIPAL WATER AVAILABLE? CONNECTIONS IN? HAVE ALL NECESSARY STREET DEDICATIONS BEEN MADE? . VARIANCE NO. N/A FOR GRANTED BY THE PLANNING COMMISSION ON THE DAY OF 19 FEE PD_ CHG_ SIGNATURE OF PROPERTY OWNER SURVEY ATTACHED DATE WAIVER OF PLATTING GRANTED BY THE COUNCIL ON THE 4th DAY OF ~ April 19 77 CERTIFIED COpy OF MINUTES ATTACH- J _J .. ED AND FURNISHED TO GRANTEE. $2.5.00 Feel ' I y~- .4 ATTEST :~'-' 0\. J.~V'J.":<~~~.r0 9~ r CLERK-ADMINISTf~TOR . SEAL April 11, 1977 DATE -...... ~ 1Vt~1 ~1; {'j77 /~ 12. Action was deferred on the appointment of a third member to the CATV Advisory Commission. . 13. Motion by Akin, second by McElmury that Dennis Pilger be appointed as the PAAACIDember to the Human Rights Connnission to fill out the unexpired tem of fomer member Leon Orr. APIF, motion carried. 14. The council deferred action on the general discussion and paper prepared by the City Attorney on vandalism. 15. The council then took under advisement correspondence received from the Minnesota Department of Transportation in which they solicit suggestions and comments from the city, due no later that May 8, 1977. The council was requested by the Mayor to make knO\~ their views to the City Administrator which would be incorporated into a letter to be sent to the Department. XI 16. The council then discussed a memo dated March 28, 1977 from the City Administrator which informed the council that the Metropolitan Waste Control Commission had requested that the City accept a moratorium on sewer connections in the area of Famington being served by the Apple Valley Waste Water Treatment Plant. It was agreed that the City Administrator contact the connnission and negotiate the matter with them and report back to the council. 17. Motion by McElmury, second by Kuchera that the City approve of a dewatering permi~the Metropolitan Waste Control Commission to be issued by the Depart- ment of Natural Resources in conjunction with the construction of the Lakeville- Famington Interceptor Plant. APIF, motion carried. 18. lvlotion by Akin, second by Johnson that the council grant a subdivision waiver to Elliot Halstead at 18061 Pilot Knob Road in conjunction with his application for a special exception to be considered by the Planning Commission at a public hearing which is forthcoming. APIF, motion carried. 19. Fire Chief Tom Jensen presented his monthly report. . 20. The 1976 annual audit was then presented to the City Council by Don Anfinson representing the Independent Auditing firm for the City. This in- Cluded a review of the various types of funds wi thin the municipal audit, the fact that the opinion was unqualified, showed a surplus of $50,000 in the General Fund, a surplus of approximately $50,000 G.O. Funds and a $186,000 deficit in the combined special assessment funds. 21. TIle cowlcil received a feasibility from the City Engineer on projects 77-8, street improvements, Hillview 5th Addition, which had been prepared at the request of the cowlcil and in response to a petition by Broback Construction who had agreed to waive a public hearing and to accept the assessments. The council decided to take no action in this matter until the question of sewer connection moratorium had been resolved. 22. Motion by McEImury, second by Kuchera that the bills be approved for payment 'vith the addition of the following: Heimdal $47.20; Anderson $13.64; Finstuen $23.40. APIF, motion carried. . 23. Motion Inade and carried to adjourn at 10:20 P.M. /;;Z:;;:;1P lVllllaJJl J. Ford City Administrator APPROVED W.JF/kf . BI/16rr e / ~ ~ .' :. . . April 11, 1977 .1'. ~lliot !:31stead 11r~1 Pilot Knob R02d Farmington. ~.:innesota SSOZ4 :Jer,r Elliot: ':::C cCl.l:1ci 1 on .April .4 ,1977 approved a subdivision waiver in 1:cor]an~e with our Jiscussion and my letter of 3/29/77. L: ~,$: (\:: t :.:1:1 C. survcr S;lo~~-in!; t;ie .. . ,.. JI;;,<::ns lens ':H tll~ n\..:~.\' lotS. - j:C'!"~lr, :i 11 i:F\ J. for,} Ci t:: .\ }:~,i~li5t r;1tor i'J7:/",.;f cc: AcenJn P.C. f/..H/$/T ~ \ \ \ .. \ \ '\ '\ '.\ L-~.. / L ,.........11...1.:......... . l' ) ..I'i I .j, I ',I' I . .' Ill' ~L ~CEPTI<>>t/VARIAltCE CY!l~~n ~ vtILKGE of FARMINGTON G(\/ 1/1 I V VILLAGE HALL 325 OAK ST APPEAL XO. ~7 THE BOARD OF ADJ1JSDmllT OF THE VILLAGE OF FARMINGTON.. III PUBLIC MEETING.. NOTICE OF WHICH WAS DULY PUBLISHED,' DID ~)(DEHY). IN ACCORDANCE WITH mE PROVISIONS OF '!'HE VILLAGE CODE, THE FOLLOWING SPECIAL EXCEPTION Alm/OR VARIANCE.. TO '!'HE FOLLOWING DESCRIR~ PROPERTY: LEGAL: ADDRESS: 18001 P Lud q{ flM ~~~ THE FEE OWNER OF SAID PROPERT! BEING LISTED AS: t~ J~~,P HATURE OF REQUEST FOR SPECIAL EXCEPTION~: ~ ~ dh~, -i Jb... O--:/:i Y0. - (!~ ,L- ~ -to. ~~ ~ !r.~ ~~. V--<u-- APPEAL FEE d. S ~ RECEIPT ACCT NO 4 /.'7 . .... /'./ /" '.." '1 ~ .. /' " "" '" I,' ..' . ,/'//'JY'>. , ,/ __ "'/?',J!:' ~:~- 4,;'''-. . ';" -,. ./ ,; , ~ .. ~.--. ./ / '( Zoning articar) (L;.)~J__ Ie;, I ~ 7 7 -lDa te) Diat: Orig - Prop. OWner CC - F1le Village Code. T1tle I. Ch 4 & 5 / '1';','" ;11 . , '. ::f ."' ~! ) il J )i I , I I I I I I I I I I I I J I I I I I' I I I I I I I I I I J I I J I I . i . JIc '. txlllP /-r ~ 7('\ MINUTES" PLANNING CGfMISSION' REGULAR APRIL 19, 1977 1. The meeting was called to order by the Chainnan at 7: 30 P.M. Present: Chainnan Shirley, Members Endres, Hanson, Hoyer, Nelson Also Present: Administrator..Ford 2. Motion by Nelson;:.secend byEndres.that.the--minutes.of.2/15/77; -3115/7.'laIid:. .3/28/77 be approved,.aspresent. APIF, motion carried. ... 3. - The Chainnan opened the public hearing at 7 ;3(} P .M.,notice of which 'had:. previously. been~published in themat.ter.~,o:f_the request<of Dakota County Electric.. '.Assceiatioo'.for a special exception .at:\' 4300.-'Z!Uth Street which would pennit a public utility building inJthe I-I, zoning district. No variances~equired; ,', .... Motion' by Endres, second by Hanson 'that the above special ,exceptrl.on be g:ranted.. ';. ' . APlf, motion carried.' . '" 4. The connnission then took up .the .matter of Park and Recreation matters. dealing with general policy which"had' ,been referred to the Planning Commission from the . City Council. Motion by Hanson, second:.by Boyer that the council be' infonned that , 'it be"tha '-recomnendation of the Planning Conmission that the policy as stated in - the memQ".da-ted March 11, 1977, be approved in general with .the followingconments: a) that'in the policy dealing with fencingon'park 'property that more emphasis be given to a SO-SO share of cost witb--l'equesting private property owners. b) again. regarding the fencing policy, .the..~'SUbject of future maintenance should be spelledout.; APIF, motion carried. . ,5. Tha.,~amn:d.s.sion then opened the public hearing, previously published, at 7:45 P.M. to consider the request' of Elliot Halstead for..a special exception at .1806lPiJiot. Knob Road,. or adjacent thereto,.cfor an Equipment'Maihtemmce.and Storage; Non- Commercial 'lanituse,.. in an R;..A'zoning distric.t.'.Motion by Shirley, second. by. Nelson that the special exception be granted. ldth~ the following stipulations: . ..:'., .,_ ....... a) This special exception does not.. uLany way include ., any activity connected wi th automobile, automotive sales. and:t."sen:vi,ce open to the public. . b) Mr. Halstead will furnish a survey~:and; will'''.legally. 'replat as shown in the drawing attached to the special exception.... c) Mr. Halstead agrees to install satisfactciry.screening the length of the new shop whiCh.. i,s.'JlOt paralleled'.by the' existing chicken coop on the south line toward the ,west. end, of- the' shop. APIF, motion carried.. .- 6:~: A request by Robert J. Kane, 5815 Upper l83rd St. for a side lot v.ariance~for,. .. the: construction of a garage was deferred to allow the commissioners'.,. to view the property themselves. 7; .The.. ct>rmni:ssion then discussed the possible rezoning from R-l: to:'B.;.t~'. the land fo;nnerly ownedo"by' .Pam Service Association on T .H. -.3:. It was noted that'invitations :hac! been sent to-..OWij.ers 0:6: large undeveloped pa7,"cels,..in ..the 'iinrnediate area asking them to attend the,meeting and to give the connnission the benefit oLtheir input. in this. matter.,' Considerable discussion followed., .I-t was noted, that Fann Service had sold the land. to Leibfried.iConstruction who intendedtomove.his headquarters from Lakeville' to this site'. It was further noted that present .tand' use by Fann Service had been "grandfatheredr.~in,prior to the .adoptioncjf., the zoning ordinance // ""j"t' ;.~....;l.'i',.... ~I '. . .... I irl t I ': I 1, I I J I I I I I I I I I I I I I I I I I I I I I I . . ....".---- ',-.' .., ".~, tx/1131/ 13 ~-Q.-' "S <? n.;> ~~ ~ 7/)7 )'7)( \ ~\ L~ \)-QQ'U 0:>0 fA ~~L l-V \\-\\":..I\ u)I'\-s .k1 (C. A ~t=~ Sree) t\L }::. 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West; Lakeville, MN 55044 PROPERTY ADDRESS ,LOT BLOCK SUBDIVISION SECTION __u___TOWNSHIP RANGE PAR.CEL # :,PROPERTY DESCRIPTION AND AREA The S 138.00 ft of the E 479 _ gO ft of rr,p T'l ~ of the S N ~ of the NE t of Sec. 14, Twp 114 N, 'Range 20 W, Dakota County, MN. ...... .::..: : MUNICIPAL SewER AVAILABLEl X CONNECTIONS INl Will Be MUNICIPAL WATER AYAILABLEt X CONNECTIONS INl Will Be HAVE ALL NECESSARY STREET DEDICATIONS BEEN MADEl ~ TORRENS (Owner's Duplicate Certificate of Title Required) FEE .~O.OO . PD. J ~ ABSTRACT "2- S~t~;; 'of ~ro~~rt~.lo:~~~ L . Signature of Property Owner August 15,.1995 Date Date -------------- .... .. ... ._- ----...----------------------------------------------------...---------....------....--..-- WAIV'i.~ OF PLATTING GRANTED 'BY THE~m~~_MgN THE ~tlc DAY OF ~r 19'f~. /' *Certified copy of Minute3 attached and furnished to Grant ATfEST~~On. ?-~ ctCf6 eL Date ~ . 0....; ~ <; ~ ~ .E g "" ~ ~ ... " '" " ~ ... 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SUBJECT: WAIVER OF PLATTING - MARLENE HALSTEAD DATE: AUGUST 24, 1995 --- Attached is a copy of a Waiver of Platting on a parcel of land approximately 1 1/2 acres which Marlene Halstead is requesting to split from a 5 acre parcel. The City Council approved the split of the 5 acre parcel from the Deer Meadow plat at the ~ August 7, 1995 council meeting. The Planning Commission was scheduled to meet on August 8th, and give their recommendation on the 1 1/2 acre split which they did give a favorable recommendation for. . The following day, I issued the waiver of platting and failed to get City Council approval. I apologize for the mistake and request at this time that the City Council consider a Waiver of Platting for this parcel. I've included a diagram for clarification. ~~ Karen Finstuen Administrative Assistant kf cc: Larry Thompson Charles Tooker . I. I I ! r. . Council Minutes - 8/28/95 - Page 3 (Special) tXll16rr (! Tim Giles: Could we get certificates of occupancy if we can't blacktop this Fall due to frost? Adm. Thompson: I don't have a problem with it as long as the City monitors that the developer is trying to get the blacktop down this Fall. Cm. Galler: It would be okay as long as the City Engineer can order the developer to place additional gravel if the road gets rough. Diane Keyes: When is the fence going to be pulled out? Tim Giles: Very soon. Dennis Keyes: The stump and the fence are going to be pulled out? Tim Giles: The area will be cleaned up. MOTION by Ristow, second by Gamer to close the hearing. APIF, MOTION CARRIED. MOTION by Ristow, second by Kuchera to adopt RESOLUTION NO. R95-95 approving the preliminary plat and authorizing the signing of the final plat with the conditions noted in the August 8, 1995 Planning Commission minutes and the aforementioned Planner's comments. APIF, MOTION CARRIED. MOTION by Gamer, second by Fitch to adopt RESOLUTION NO. R96-95 approving the developer's agreement for Deer Meadow with the following changes: a) Developer to escrow $27,500.00 for the traffic light until December 31, 1998. Escrow to be refunded if the traffic light isn't installed. b) Certificates of Occupancy to be issued before blacktop is installed provided adequate base is installed. The City Engineer can order the developer to install gravel as deemed necessary. APIF, MOTION CARRIED. l~ Halstead Waiver of Platting ~ION by Fitch, second by Galler to approve the subdivision waiver for Marlene Halstead's property. APIF, MOTION CARRIED. 6. Nelsen Hills Farm 4th Addition Planner Tooker. noted it was a standard agreement with the exception that the developer would be getting a credit of $18,750.00 for water main improvements. John Dobbs requested language relating to a park dedication credit. Councilmember Galler suggested that as long as the minutes noted the park dedication credit, it should be taken care of. MOTION by Gamer, second by Fitch to adopt RESOLUTION NO. R97-95 approving the developer's agreement as presented. APIF, MOTION CARRIED. . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: PI . C .. \tfV' annmg onnlllSSlOn FROM: Tony Wippler, Assistant City Planner SUBJECT: Variance Request - Variance to allow a proposed garage stall to encroach into the front yard setback by 10 feet on the property addressed as 19401 Evening Star Way DATE: September 13, 2005 This request has been withdrawn by the applicant. It has been determined by staff that a variance is not required in this instance. Respectfully submitted, -r cJ~ TO:;;:PPler, Assistant City Planner . . . 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 FROM: Tony Wippler, Assistant City Planner SUBJECT: Amend the 2020 Comprehensive Plan from Undesignated to Low and Medium Density as well as rezone property from A-I to R-l and R-3 - Winkler Property- Winkler Concept Plan AND Amend the 2020 Comprehensive Plan from Undesignated to Low Medium and Medium Density as well as rezone the property from A-I to R-2 and R-3 - Devney/Manley Property - Manley Concept Plan DATE: September 13,2005 Due to the many outstanding issues that affect how these properties will ultimately be developed, namely the updating of the City's System Plans, the applicants have requested that their applications be withdrawn until a later date. Respectfully submitted, -/ ~ lAJ~- Tony Wippler, Assistant City Planner . . . 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 Members ftfC/ FROM: Randy Distad, Parks and Recreation Director RE: Park, Open Space and Trail Dedication Ordinance Text Amendments DATE: September 1, 2005 INTRODUCTION In 2003, the City of Farmington amended in its entirety the Park Dedication Ordinance (Ordinance). Since that time, it has become apparent that there are several text amendments that need to be made to the ordinance. ~ DISCUSSION Staffhas observed that over the past two years when platting has been done for new developments, it appeared that the way that the net developable acreage was determined under the new Ordinance has actually resulted in a decrease in the amount of land that the City was receiving for parks through the park dedication process when compared to the previous Ordinance. There have also been recent issues with developers wanting to receive park dedication credit for giving land to the City even thought it contained a gas pipeline easement over it. At the August 2005 Park and Recreation Advisory Commission (PRAC) meeting, discussion took place on several possible text amendments to the Ordinance that addressed the following issues with the existing Ordinance and a summary of how the PRAC felt about each issue: 1. Allowing the development to receive credit towards the parkland dedication requirement if the land that is given in their development contains a gas pipeline or other utility easements. Recommendation: The PRACfelt that a developer should not be allowed to give land that contains pipeline easements and then receive park dedication credit for the land. ReasoninglRational: The very restrictions that the developer faces regarding constructing facilities in the gas pipeline easement are the same restrictions that the City would also face. The developer could plat the pipeline easement into the backyards of residential lots and therefore would become part of the lot. Residents who buy the property would still have a lawn but just wouldn't be able to construct anything in the easement. . . . 2. Determining and defining what net developable acreage means. Recommendation: Subtract only land that has been identified as wetland and floodplain from the gross area and the remaining land become the net developable acreage. ReasoninglRational: Areas that cannot be built on are wetlands (unless mitigation occurs and then the mitigated wetland would be considered developable) and floodplain. The land remaining after subtracting wetland andflood plain is the remaining acreage that can be developed. Streets and storm ponds are all part of the development and thus should be considered part of the net developable acreage. 3. Inconsistency between residential and commercial/industrial developments regarding park dedication requirements being based on gross versus net developable acreage. Recommendation: Change the commercial and industrial to allow for the removal of the wetland and floodplain from the gross acreage to provide a net developable acreage. ReasoninglRational: All developments whether residential, commercial and/or industrial should be based on the same criteria when determining the net developable acreage and would be consistent with what is defined in #2 above. Attached to this memo is an amended Ordinance that identifies the text amendments that the PRAC is recommending be made to the existing Ordinance. The PRAC is recommending that the language that contains the strikethrough be eliminated and the language that is underlined be added. ACTION REQUESTED Staff and the PRAC are requesting that the Planning Commission complete the following items regarding completing several text amendments to the existing Ordinance: 1. Hold a public hearing on the proposed text amendments to the existing Ordinance. 2. Allow the public and Planning Commission members to provide comments on the proposed text amendments to the Ordinance. 3. Forward the recommended Ordinance text amendments to the City Council for approval. .!;jC~ll~ ~tad Parks and Recreation Director cc: Park and Recreation Advisory Commission Members . ORDINANCE NO. CITY OF FARMINGTON DAKOTA COUNTY, MINNESOTA AN ORDINANCE AMENDING TITLE 11 OF THE FARMINGTON CITY CODE REGARDING CLARIFYING LAND DEDICATION REQUIRED FOR PARKS, TRAILS AND OPEN SPACE AND DEDICATION FORMULA FOR PARKS LAND, TRAILS AND OPEN SPACE THE CITY COUNCIL OF THE CITY OF FARMINGTON ORDAINS: SECTION 1. Title 11, Chapter 4, Section 9 of the Farmington City Code regarding Public Park, Trails and Open Space Dedication is amended by adding the underlined language and deleting the strikeout language as follows: (B) Land Dedication Required for Parks. Trails and Open Space. Minnesota Statutes Section 462.358, Subd. 2b provides that municipal subdivision regulations may require that a . reasonable portion of any proposed subdivision be dedicated to the public or preserved for conservation purposes or for public use as parks, playgrounds, trails, wetlands, or open space, and that the municipality may alternatively accept an equivalent amount in cash. . In every plat, re-plat or subdivision of land allowing development for residential, commercial, industrial or other uses or any combination thereof, or where a waiver of platting is granted (but excluding simple lot line adjustments which do not create additional lots), or when required by Paragraph C below, a reasonable portion of such land shall be set aside and dedicated by the owner or developer to the general public for parks, trails or public open space, or an equivalent amount in cash shall be paid to the City. For purposes of this Ordinance, the term "developer" includes all owners, developers or subdividers who have an interest in or control over the land to be subdivided. It is hereby found and declared that, pursuant to Minnesota Statutes, Section 462.358, Subd. 2b, it is reasonable to require dedication of an amount of land equal in value to that percentage of the undeveloped land set forth in Paragraph C below. It is also found that the primary users of neighborhood parks live in close proximity to the park. Said land shall be suitable for public use as parks, trails, and open space or for one of those purposes, as shall be determined in the sole discretion of the City, and the City shall not be required to accept land which will not be useable for parks, trails or open space or which would require extensive expenditures on the part of the City to make them useable. The City will not give park dedication credit for . . . floodplains, wetlands, stormwater ponding areas, gas pipeline or other utility easements or for required sidewalks or walkways within road right of ways. All land dedicated for parks, trails, and/or open space shall be designed to incorporate natural features as much as possible such as river, streams, wildlife habitats, woodlands, and ponding areas. This dedication shall be in addition to the land dedicated for streets, alleys, storm water ponds or other public purposes. (C) Dedication Formula for Parks Land~ Trails and Open Space. The amount of land required to be dedicated by a developer for park, trail or open space shall be based upon the net area (gross area minus area required for public streets and storm water detention pond areas wetland and floodplain) of the land to be subdivided which could be developed for residential, commercial, industrial or other non-residential purposes[,] shall be determined at the time of preliminary plat approval[,] and shall be calculated as follows: (1) Residential Development. Dwelling Units/Acre 0-2.5 2.6-5.0 5.1-7.5 7.6-10.0 10.1-12.5 12.6-16.0 Land to be Dedicated for Parks, Trails and Open Space 11% 12% 13% 14% 15% 16% For each additional 2.5 units over 16/acre, add .25%. If a lot which was a platted lot before the effective date of this Ordinance is split into two (2) lots, the land to be dedicated shall be five percent (5%) of the original lot. (2) Industrial Development. In industrial developments, five percent (5%) of the gf6SS area net area (gross area minus wetland and floodplain) included in the land to be subdivided shall be dedicated for parks, trails and open space. (3) Commercial Development. The park, trail and open space dedication requirement of the land to be subdivided for a commercial, light industrial and/or non-residential subdivision or development shall be five percent . (5%) of the gF9SS afea net area (gross area minus wetland and floodplain) included in the land to be subdivided. (4) Mobile Home Park Development. The park, trail and open space dedication requirement for a mobile home park shall be based on the same requirements as Paragraph C (1) and shall be determined prior to the developer receiving approval of the site plan for such development. SECTION 2. This ordinance shall be effective immediately upon its passage. ADOPTED this _ day of Farmington. 2005 by the City Council of the City of CITY OF FARMINGTON Kevan A. Soderberg, Mayor . ATTEST: City Administrator SEAL Approved as to form the day of ,2005. City Attorney SEAL Published in the Farmington Independent the _ day of . 2005. . . . . 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: Lee Smick, AICP City Planner SUBJECT: Text Amendment - Screening of Roof Mounted Equipment in the R, B, and I Zoning Districts DATE: September 13, 2005 INTRODUCTION The City Code currently requires the screening of roof mounted equipment in the Industrial Park, Spruce Street Commercial, Business Commercial Flex, and Mixed Use Zoning Districts. However, the R-l, R-2, R-3, R-4, R-5, I-I, and all of the B Zoning Districts do not require the screening of this type of equipment. City staff is in favor of addressing this issue because of the increase in new construction occurring in these districts and staffs desire to insure that the aesthetics of these new buildings is protected from these typically large structures on rooftops (see attached Exhibit A). Additionally, staff wants to insure that these structures are screened with materials that are compatible with the building aesthetics. Therefore, staff proposes to revise the Zoning Code and incorporate language that will address this issue. DISCUSSION Staff proposes to include this language in the R-l, R-2, R-3 districts pertaining to the construction of non-residential uses only such as churches, hospitals, or public buildings, etc. in order to screen roof mounted equipment. Staff also proposes that the R-4 and R-5 districts require screening for new construction (apartment buildings, etc). The proposed code will not pertain to single-family, two-family, and townhomes in all R districts. The proposed code also includes any new construction in the I-I and all B Zoning Districts such as manufacturing, retail, restaurants, etc. in order to screen roof mounted equipment. The following language is proposed to address the screening of roof mounted equipment: Screening of Roof Mounted Equipment: All new construction in the R-I (non- residential uses only), R-2 (non-residential uses only). R-3 (non-residential uses only). R-4. R-5. I-I. I -1. and B Zoning Districts shall require rooftop equipment to be centrally located on the roof and shall be screened. Screening shall consist of either a parapet wall along the roof edge or an opaque screen constructed of the same material as the building's primary vertical exposed exterior finish. Equipment shall be painted a neutral color. The site plan shall indicate all mechanical rooftop eQuipment and shall include elevations. . ACTION REQUESTED Recommend approval of the proposed text amendment to the City Code and forward the recommendation to the City Council. Respectfully Submitted, /':J~' IJ ../~ !!truCk. AlCP - City Planner . . . . . 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 FROM: Lee Smick, AICP City Planner SUBJECT: Hometown Addition Final Plat DATE: September 13,2005 INTRODUCTION The applicants, Kim Friedrich and Terry Mahoney of Hometown Inc., have submitted the Final Plat for the Hometown Addition, located south of 209th Street and east of TH 3 and the American Legion (Exhibit A). A Joint Resolution regarding the annexation of the property was approved by the Empire Town Board on May 10,2005 and by the Farmington City Council on May 16, 2005. The Joint Resolution was approved by the Municipal Boundary Adjustment Unit of the Office of Administrative Hearings (MBAU) on June 9, 2005. DISCUSSION The Planning Commission approved the Preliminary Plat on May 10, 2005 (Exhibit B). Additionally, at the Planning Commission meeting on May 24, 2005, the Commissioners recommended approval of (a) the Comprehensive Plan Amendment from Non-Designated to Low/Medium Density Residential and (b) a rezoning of the property from A-I to R-2 with contingencies. The City Council approved the Preliminary Plat, Comprehensive Plan Amendment, and Rezone on June 6, 2005 Preliminary & Final Plat Review At the June 6, 2005 City Council meeting, Council members suggested that the cul-de-sacs be connected in order to provide a looped street rather than two separate streets (Exhibit C, see minutes). As shown on Exhibit D, the developer has provided the requested looped street, maintaining 27 single-family lots in the development. The proposed 27 single-family lots range from 6,000 square feet to 7,650 square feet in area. Outlot A is proposed for a stormwater pond and Outlot B is a remnant piece of property that did not meet City requirements for lot size and width. . Transportation As shown on the plat, the only access into the proposed subdivision is from 209th Street. However, the potential exists for future roadway connections to (or through) the property located to the south, which has been annexed into the City of Farmington. The interior roadways are proposed with a 60-foot right-of-way and roadway width of 28 feet. The proposed roadways require a sidewalk or trail on one side of the street per City standards. Utilities Both water and sanitary sewer were constructed along the eastern border of the Hometown Inc. site in 2000 to service the Tamarack Ridge development to the north. The existing water and sanitary sewer lines are located within an existing 42-foot wide utility easement on the east side of the Hometown site. Utilities for the proposed Hometown development will connect to these existing utilities. A storm water pond is proposed on the west side of the development that will outlet to the Prairie Waterway to the east. The developer needs to obtain an easement from the property owner (Corinthian Lodge Cemetery) to the east in order to construct a storm pipe to the Prairie Waterway. Therefore, the final plat approval should be contingent on the developer obtaining this easement. Park and Trail Requirements . Randy Distad, the Parks & Recreation Director has submitted a memo stating that the Parks & Recreation Advisory Commission has approved the location of the trails on the plan (Exhibit E). Because of the close proximity of Tamarack Park to the north of this plat and the small size of the development, PRAC has recommended that the City take cash-in-lieu of park property from the applicant. Engineering Engineering has recommended approval of the Hometown Addition Final Plat contingent upon the satisfaction of any engineering requirements. ACTION REQUESTED Recommend approval of the Hometown Addition Pinal Plat contingent upon the following: 1. The developer needs to obtain an easement from the property owner to the east in order to construct a storm pipe to the Prairie Waterway. 2. Approval of the Hometown Addition Final Plat is contingent upon the satisfaction of any engineering requirements. . . . . RespeC~;~~d, fI#.~ Lee Smick, AICP City Planner CC: Hometown Inc. Oil/PIT 4 Hometown Addition Project Location . 209th Street o 00 c o 1:5 J<::2 0- €~ co 0 NO E Q) o Q) 0> "0 o -l C .~ ..c - c .C o () Subjec Property American Legion ~ . N W+E S . . . ~ o h I--..; Q ~ ~ ~ o h ~ o ~ ~ ~ ~ ~ ~ ~ ~ I--..; ~ Ct:l ~ ~ - :1 I I I U Sl'1OHlIIl\UlJ ~ ~ ~ a/1I/g/T-~B ~ '-.9 N ,-,- o c( \ ~ ~\ ,\ \ \ \ 1---',--, 1..------, 511 ~N"I.ld N 18 L P-! iiLP -.-! I < --, 1'1 --, I Ntll"~ 18 ii I' 1'- L - "%ffi'""~ -' L -:.: Of'LiI _..J r ~':-"1 r --:; -, r ~ - -'2 "'I d'~I~t1I' dill l -!; '" I - So I ,: !; ) .'_ .J ..L__-1 'oi'ii"-- s1REtT , ~i ~! ~ F ~ 7\.4fI~ l'1!!Ll 'r" ;1 r I 18 'I I ", N'! II. ~ I ~I Ill-!. I ; i' I j:i p~ ~I L_~'...J Lt"J..J L_ .J 7'l.00 " li: -----~ ~ 'Ii Fi ,i ., ----- I t I~ a ____~i____~ m ~ ill mt ---oo~~I_-l-.J J I I ! --1 m '!:II I l:Jw ~ ~: IlH I 1- I~i 1 'I" :~! i fiil Ii t I !~ 1~ i" l' \ \ \ .\ i \ OS:. LfiT ...j1; ", -, I I _..\ ~--gll!!.._ .. 1.1\ "\ : 1\ \ In. : r \' :.;1 \ Jrr i~ \ (k \ : , : I . :., -'" \ :/' .::/ . '" s ~ ! -< ~ ~ j ~ oM.Lt.,lQ,OON s , I I I I I I:; ,. I I I 1 I I r-- I W"8R Ut'.va.ooH % o o I !I! E Council Minutes (Regular) June 6, 2005 Page 6 E! II/vir c.,- / . the numbers in the City's CIP also take into consideration the total commitment of the developer to pay their portion of the assessments for those particular projects. Mayor Soderberg noted there are a lot of things on the CIP that mayor may not get done. We need to do some prioritizing. He wondered if it would be better to focus on one project that we really want or are we putting out our Christmas wish list in hoping they will pick the right one. City Engineer Mann stated he asked the county a similar question. The project for CSAH 74 on the south edge of the Spruce Street project had not been discussed with the county and he asked if it would look bad to include it in the letter. The county wanted it included in the letter. They want to know what the needs are and to have them identified. If they are not identified and the costs are not forwarded, then the funding will not be reviewed. c) Adopt Resolution and Ordinance - Hometown Addition Comprehensive Plan Amendment, Rezone and Preliminary Plat - Community Development The requested action is to approve the comprehensive plan amendment, approve the rezone and also approve the preliminary plat. There are three contingencies. 1. The property is approved for annexation into the City of Fannington by the Municipal Boundary Adjustment Office. 2. MUSA is granted by the City and the Met Council upon annexation. 3. The Met Council approves the 2020 Comprehensive Plan Amendment application. . The property is located to the east ofTH3, 209th Street is to the north, the Farmington Townhome development is in the area with Tamarack Ridge Park located in the corner and Tamarack Ridge to the north as well as some single family residences. The American Legion is on the west side, with Zarbach Construction and Farmington Plumbing and Heating. The bus garage is currently at the Municipal Boundary Board awaiting approval of annexation. The area consists of 7.64 acres. There are two properties, the American Legion and the Frandrup property. The owners of Hometown Inc., Ms. Kim Friedrich and Mr. Terry Mahoney plan to purchase the property. There are opportunities with potential intersections with 209th Street. However, the Corinthian Cemetery is on the east side. The curve causes a problem with trying to get an intersection there. The Planning Commission approved the Preliminary Plat on May 10, 2005. On May 24,2005 the Planning Commission recommended approval of the Comp Plan Amendment and the rezone. They are proposing 28 single-family lots with two outlots. Outlot A would be a storm water pond. Outlot B was not an approved lot size for a home. There is existing sanitary sewer and water. The developer is looking at lots of 6,000 sq. ft. with a minimum lot width of 60 ft. This would be low/medium density. The comp plan amendment would be from non-designated to low/medium density residential to meet the land use proposed. The rezone would be from A-I to R-2. . 8X1I/8fr C-2 Council Minutes (Regular) June 6, 2005 Page 7 :. Regarding transportation, the traffic engineer felt the curve by the Corinthian Cemetery was too difficult of a curve and sight lines were not good enough to allow an access in that area. The major access is from 209th Street through the center of the property and will connect with a cul-de-sac on the north and the south. One cul-de-sac is 660 ft. in length and they received a variance for that. There is a 60 ft. right-of-way for the cul-de-sac and the north-south road. There is a 28 ft. width for the roadway. For this width of street, the code requires parking on one side and sidewalk on the other. A trail is recommended on the east side and leads to the south cul-de-sac. A sidewalk would be located on the north cul- de-sac. There is an existing trail on the south side of Tamarack Park which provides for a connection. Because of the American Legion volleyball courts and the higher construction use buildings in the area, the developer proposed the pond to buffer three lots and the roadway to buffer the bus garage. Some Councilmembers are interested in seeing two ofthe lots removed. Council proposed turning the lots and to allow for a loop between the cul-de-sacs. The lots could be 63 ft. wide by 150 ft. in depth. There are three lots that comply with the 20 ft side-yard setback. With corner lots you are supposed to have 20 ft. on both streets. Staff will have to review the front yards. This would mean the developer would lose two lots and possibly just one. i. f Councilmember Fogarty stated the developer was encouraged to keep working on this project. This is leaps and bounds better. However, she would like to see if the end with the cul-de-sacs can be reconfigured for some circulation. Councilmember McKnight agreed. He felt the looping issue is important. Councilmember Fogarty asked ifthe volleyball courts are lit at night in the summer. There are no lights. Councilmember Wilson agreed with the looping. He was not sure ifhe liked the properties adjoining at a T on the east side as opposed to being all north-south. Ifthere is a way to make the lots wider, he thought the value of the lots would increase and that would mitigate the loss of any lots. Council and staff discussed how the development could be designed to not lose the two lots. Councilmember Pritzlaff noted the comprehensive plan is being amended from non-designated to low/medium density. It is not being amended from not having any development on the property. City Planner Smick stated it is non-designated because the property was not in the City. :. Mayor Soderberg asked what prevents the corner at 209th Street from becoming a T intersection. City Planner Smick explained there is a driveway coming from the cemetery and another driveway from another property. Both come out onto the curve. City Engineer Mann explained the property that is available through the Hometown plat does not line up with the north-south roadway. It is offset. Either the home to the west would have to be acquired or property from the Corinthian Cemetery to make that type of a connection. The connection would have to curve into the curve. f3<#/BJI (3-3 Council Minutes (Regular) June 6, 2005 Page 8 . . 11. 12. . ~ Councilmember Pritzlaff asked to hear what the developer would like to do with 7\. the loop. Ms. Kim Friedrich, Hometown Inc., stated they would entertain putting the lots further out. She would like to see the school buses be able to come in and did not understand why they can't. It is a 60- ft. circle. They did not intend for the buses to pick up the kids on 209th Street. She has lost lots beyond belief in this development and she cannot afford to lose one more. It becomes unfeasible. With putting in the loop, three lots will fit, so she is looking at losing one lot. She agreed it makes the lot a nicer size. At the time of final plat, Councilmember Wilson would like to see pictures of what the houses will look like. Ms. Friedrich replied the basements can only be so deep so they would all be split entries, no walkouts. Councilmember Wilson stated that is why the possibility oflarge lots may provide a diversity of housing styles. On the other hand, the most important thing is to have the loop. Ms. Friedrich replied getting bigger lots and more expensive homes would be a great idea ifit were a better location and if you could have different style homes. They have done their best to buffer between the homes and the bus garage and the commercial. They will have to be really creative on housing so they do not all look the same. MOTION by Pritzlaff, second by Wilson to adopt RESOLUTION R74-05 approving the Comprehensive Plan Amendment from non-designated to low/medium density residential, adopt ORDINANCE 005-533 rezoning the property from A-I to R-2 and adopt RESOLUTION 77-05 approving the Hometown Addition Preliminary Plat adding a fourth contingency that the street on the east side be redesigned. APIF, MOTION CARRIED. UNFINISHED BUSINESS a) Approve Final AUAR - GileslMurphy Property - Community Development The property consists ofQI, 8 and Q2 on the MUSA map. 195th Street is to the north, TH3 is along the east, and Akin Road to the west. The area is 350 acres. Property 8 was annexed into the City on November 10,2004. No comments were received on the AUAR during the 10-day review period from the agencies. MOTION by Pritzlaff, second by Fogarty to approve the Final AUAR and Mitigation Plan for the Giles/Murphy property. APIF, MOTION CARRIED. NEW BUSINESS a) Adopt Ordinance and Resolution - Mystic Meadows Rezone, Preliminary and Final Plat - Community Development This item is regarding Ql and 8 on the MUSA map. The developer is proposing 243 single-family lots and 40 multi-family units on 152 acres. Most ofthe area is single-family with the multi-family in the northeast corner. The Comp Plan for the area to the north, the Seed-Genstar property shows medium density across from the multi-family in this development. The lots will be 75 ft. wide and 10,000 sq. ft. and over. This would be an R-l zoning. In the northeast corner there would be medium density. As far as the rezoning, staff is proposing going . . . ~X'lIll3rr D c.. ~ >-- h ~ '-' S;: f-- <l: -' (L ~". 0" h': '-; ,. Q, Q" ~ -' <l: U c;:: L>- a ~.. o h ~ o ~ H '.! ~~:~ il!, Ii iHi h is - "' \ H; ~o: Q.)! ~i ,.! .. ~ ~ ~'. ,~. !;, :~ ' . 'j.. R8~ r;~ :~ ! I~ ~i ~ :ii ~~ . I \.i ~". 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I 1~ i~. ..o--~~ I i j f : ri I + ]" I a~~ " 1 I I I...." 4- - - J lL - L _.Jli _ _ "'_ _lE~==="'~~=~9~=~=-~==r~--------- H6Z9Z ::" ,::~:: ":,' :L~ .."~_ _~~,,' :~:~ 3.Zv,oo.OOS . ~ N l"-' n" I"l t;: ~ ~ U1 f-- W W I U1 N u... o N f-- W w I U1 :> :i: . . . /3K.IIIGII C City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: Dave Sanocki, Engineer Lee Smick, City Planner FROM: Randy Distad, Parks and Recreation Director RE: Comments on Hometown Addition Trail Locations and Park Dedication Requirement DATE: August 16, 2005 BACKGROUND Staff has reviewed the Hometown Addition Final Plat documents (Final Plat). DISCUSSION Based on a recommendation made by the Park and Recreation Advisory Commission (PRAC) at its July 13,2005 meeting, the bituminous trail locations on the Final Plat have been correctly located and at the correct width of 8 feet for bituminous trails constructed in the boulevard. A recommendation is being made by PRAC to take cash-in-lieu of land in the Hometown Addition development. The Final Plat reflects this recommendation. RECOMMENDATION Staff is recommending that the trail locations shown on the Final Plat be approved and that cash-in-lieu of land be accepted in order to satisfy the park dedication requirements for the Hometown Addition development. 42dU\ly i):i(J Ranir&d Parks and Recreation Director cc: Park and Recreation Advisory Commission Members . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: Planning Commission /tp c.... FROM: Tony Wippler, Assistant City Planner SUBJECT: Farmington Mini Storage Site Plan DATE: September 13, 2005 INTRODUCTION The applicant, John Tonsager of Farmington Mini Storage, LLC, has submitted a site plan for the proposed Farmington Mini Storage which will consist of three storage buildings each 8,000 square feet in size as well as a 900 square foot office building. This development is located on the southwest comer of Canton Court in the Farmington Business Park (Exhibit A). DISCUSSION The proposed development is located south of Highway 50 in the Farmington Business Park. The property is zoned B~3 (Heavy Business) Planned Unit Development under which mini storage units are a conditional use. Therefore, the applicant will have to apply for and receive approval of a Conditional Use Permit prior to constructing any of the mini storage units. Annexation This property is part of an orderly annexation agreement that was entered into by the City of Farmington and Castle Rock Township in 2003. The City attempted to include this parcel in a joint annexation resolution that was approved by the Municipal Boundary Adjustment Unit (State of Minnesota) on November 10, 2004. However, due to a legal description error, this property and one additional property were inadvertently excluded and thereby were not technically annexed into the City. The City Council has since approved a joint resolution annexing the two aforementioned properties into the City. Castle Rock Township is scheduled to take action on this joint resolution on September 13, 2005. The State of Minnesota will review this request on September 15,2005 and subsequently issue an order. Site Plan Review According to the City Code, site plan review and approval by the Planning Commission is required for all commercial development. The Commission reviews general site design, including setbacks, access, parking, landscaping, and other potential impacts to surrounding properties. The applicant is proposing to construct three 8,000 square feet mini storage buildings and one 900 square foot office building. The storage buildings are proposed at 200 feet long by 40 feet in width. The lot coverage for the four buildings immediately is 11.8%, meeting the maximum lot coverage of 45% specified within the Farmington Business Park Design Standards. In addition, the aforementioned Farmington Business Park . . . Design Standards indicate that the square footage of any mini storage footprint and parking areas combined shall not exceed seventy-five percent of the total square footage of any building site within the Farmington Business Park. The impervious surface coverage for the first phase of construction is approximately 32%, and is projected to be 74.9% upon final build-out ofthe site, thereby meeting the design standard mentioned above. The setbacks for the proposed buildings meet City requirements. The applicant does show the future development of 6 additional storage buildings located to the north and east of the three storage units to be constructed immediately. Off-street Parking requirements for this development include 1 off street parking space per 2,000 square feet of storage area. Therefore, at complete build out 33 off-street parking spaces will have to be provided in order to meet the above mentioned standards. The total number of off-street parking spaces immediately required with the construction of the three storage units as well as the office building is 12. The total number of parking spaces being proposed at this time by the applicant is 7, with an additional IS spaces to be provided at a later date or upon construction of the six additional storage units. Therefore, the applicant is proposing a total of 22 off-street parking spaces at build-out. This does not meet the parking requirements set in the design standards for the Business Park. Transportation As shown on the attached site plan, the main access to this site would come from Canton Court. Solid Waste At this time, no location has been determined for placement of trash enclosures. Randy Distad, Parks and Recreation Director, has reviewed the site plan and offered comments that are attached as Exhibit B. Essentially, Randy has determined that there is only a need for the office area to secure a waste container. Engineering The Engineering Department has reviewed the grading and utilities for the site and has submitted a number of comments regarding engineering requirements for this site to the applicant. ACTION REQUESTED Approve the Farmington Mini Storage site plan contingent upon engineering and planning requirements. Respectfully submitted, ~G0~ Tony Wippler, Assistant City Planner Cc: John Tonsager, Farmington Mini Storage, LLC /z ~ ~ . . a P d ; . ~ ! ~ ~ .. ~ ~i~ oJ ;<~ o:~ i!1 !~ m ~~ ~ .. ~ I j~ ]~ ... l:~~] sl~ '! 3......1... ~i:fj ~ it'}' ti!: it w ii_l~i ! !;HU ~ ~ fl 0 II I, . 9 I H I I II % a ~I__-_l I 55 ... ~i i. 1--' a lDf ! 9-1 i~ !j eM "311'1' :J'NOlOoWlIO) t 'ON 'A.lIlI1l.~.lS I I 'i I. ;! 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MH i gJ ~~ 9t~ ~[j o~;""; ~ ~i i~~ ~~ ~~~si ~~ g: ~. ~~~ !d ~~~~g ~~ if i~ .~e <~ ~:~5i! ~. ~ ~~ ~;;~ ~~ ~~~;~ ;~ ~ , ~:~ f' .Ea9~ ~~ Ii t ai:,:< *~ :~l!;~'<l ~~ ~ ~ '~9 ~~ .~m ~~ ~ ... ~5~ ~~ ~~<t~:t. ~~ S u" ;~~~~ ~~ ! VI ~ ~ ~ Ct: " ~~ ia ~ ~, () VI !~ =;eJ ..~ UJ Z C3 z UJ f'XIfII3l7 AS- 3 .. ,.. It: 0( Z ;;; i3 It: .. ~Xfll8lr 8 . 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 the Mini-Storage Site Plan in the Farmington Business Park DATE: September 1, 2005 BACKGROUND Staffhas reviewed the site plan for the mini-storage building in the Farmington Business Pari(. DISCUSSION . Staff has determined that there is only a need for the office area of the mini storage business to secure a waste container. Any further waste container needs such as a dumpster can be ordered when needed. The location of where the dumpster is to be dropped can be worked out between the owner of the mini- storage business and Solid Waste Division staff. RECOMMENDATION: Approve the site plan for the mini storage business without a need to identify a location or locations for a waste container. ~~IY~ Randy D~ Parks and Recreation Director cc: Benno Klotz, Solid Waste Supervisor Lena Larson, Administrative 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 ttfX-' FROM: Tony Wippler, Assistant City Planner SUBJECT: Sunrise Ponds Concept Plan - Perkins Property DATE: September 13,2005 INTRODUCTION The applicant, Peter Knaeble of Terra Engineering, has submitted a concept plan for a proposed 163 multi- family unit development that would be located east of Highway 3, west of Cambodia Avenue and north of Bristol Square (Exhibit A). The process for submitting a concept plan is outlined in the City's Subdivision Ordinance and allows the Planning Commission to provide comments prior to preliminary plat submittal. DISCUSSION The concept plan consists of two separate parcels of land owned by Neil and Linda Perkins and which are currently located in Empire Township. The two properties combined total approximately l7 acres. The City has received a petition for annexation from Mr. and Mrs. Perkins. Staff is in the process of setting up a joint meeting with Empire Township to discuss the possible annexation of this property through joint resolution. At this time the property is not identified on the City's adopted MUSA phasing plan. The City's MUSA Review Committee will have to reconvene to determine if MUSA can be made available to this site. For the aforementioned reasons it should be emphasized that comments by the City staff and/or the Planning Commission are very preliminary in nature, and that this matter will not proceed beyond the "concept review" stage until the annexation issue has been properly addressed with Empire Township. The City has agreed to accept, review and comment on the concept plan, in part, to help provide Empire Township officials with the information that they will need to review the annexation issue. Concept Plan Review Bridgeland Development (the Developer) proposes to construct 163 townhome units on 17.09 acres with a density of 9.5 units/acres. Bridgeland is proposing a townhome subdivision development with minimum lot sizes of 15,000 square feet and minimum lot widths of 100 feet. Therefore, Bridgeland Development will have to (a) petition for a Comprehensive Plan Amendment to allow medium density on the property and (b) request R-4 zoning to meet the density requirements. Many of the six foot deep patios attached to the rear of the "Bristol Slab" style townhome units along the border of the proposed development appear to be situated within the 10 foot wide drainage and utility easement that will have to be dedicated on the border of this property. The concept plan will have to be modified to allow adequate space for the construction of patios, if desired, on the rear of these units as the City does not allow patios to be constructed within platted easements. . . . There are a number of mature trees located in the southeastern portion ofthis property. Section 10-6-11 of the City Code states that it is the intent of the City of Farmington to preserve wooded areas throughout the City and with respect to future site development, to retain, as far as practical, substantial tree cover. Staff feels that every effort should be made by the developer to maintain as many of the existing trees on site as possible as it is one of the few locations in this area of town that has a mature growth of trees. Transportation Planning Staff has asked Shelly Johnson, the City's Transportation Engineer, to prepare a traffic review for this development. I have attached as Exhibit B a copy of the memorandum prepared by Shelly addressing the traffic issues with regard to this development. As shown on the concept plan, the only immediate access into the proposed development would be from Cambodia Avenue on the eastern side of the development. The traffic generated by the development of this site will utilize Cambodia Avenue and 213th Street to access the property. This will put additional stress on the intersection of 213th Street and TH 3, at least temporarily, until the 210th Street connection with TH 3 can be made. Consideration will have to be given to the possibility of requiring that this connection be made in order for this development to move forward. The Developer is providing for the extension of Cambodia A venue to the north edge of the property to help aide in the future access to CSAH 66 to the north. The alignment of Cambodia Avenue, north of210th Street, will have to be verified. Shelly has also indicated that 210th Street should be classified as a collector street and should be constructed to that standard (70 feet of right-of-way) and that on-street parking along both sides of 210th Street should be prohibited. In addition, Shelly states that Cambodia Avenue should also be constructed to collector street standards and parking should be prohibited on both sides of the roadway. The internal roadways are proposed as 24 foot wide private streets and appear to be adequate to service this site. The northern cul-de-sac labeled Street A is approximately 655 feet in length, requiring a variance to the City's maximum cul-de-sac length of 600 feet. The radius of this cul-de-sac (45') is also substandard. Section 11-4- 3(B) requires cul-de-sacs to have a right-of-way radius of not less than 60 feet. It should be noted that the Planning Commission has in the past approved variances for cul-de-sac lengths greater than the one being proposed in this instance. One possible way to resolve the cul-de-sac length issue and forego the variance process would be to connect Street A with Cambodia Avenue. Utilities Sanitary sewer service to this development is located to the west of the property. There will need to be coordination with adjoining property owners to make this connection. Additionally, water service is located to the west and southeast of the property. The watermain will be required to be looped at both locations. Again, coordination with adjoining property owners will be required in order to make these connections. There is at least one well and one septic system on the site that will also have to be abandoned with the development. The concept plan does not show any onsite ponding for stormwater management. Dave Sanoki of the City's Engineering Department has indicated that the surrounding ponding facilities will have to be reviewed to see what ponding requirements will be needed for this site. Ponding and storm sewer calculations will have to be submitted to the City to accomplish this analysis. The Engineering Division has reviewed the concept plan and has provided a number of comments to the applicant. . . . Park and Trail Requirements Randy Distad, the Parks and Recreation Director, has provided comments concerning the concept plan. These comments are attached to this memorandum as Exhibit C. He recommends that trails and sidewalks be included within the development; however, based on the size of the development he will recommend to the Parks and Recreation Committee that the City take cash-in-lieu of park property from the applicant. The Parks and Recreation Committee is scheduled to review this concept plan at its September 14,2005 regular meeting. Development Committee Comments At the August 23, 2005 Development Committee meeting, the members suggested revisions to the concept plan. Those suggestions included either looping Streets E and F or providing hammer head turn-arounds at the ends of these two streets for the safe and orderly removal of garbage by the City's Solid Waste Division. Additionally, there was some concern regarding the amount (41) and location of guest parking that is being provided by the developer. The committee would like to see additional guest parking added to this development. Concerns were also expressed regarding the elevations of the townhomes, which appear to be largely devoid of the type of architectural details that are commonly used to "break up" long expanses of wall surfaces. ACTION REQUESTED Provide comments to the applicant regarding the concept plan. Respectfully submitted, ~~CityPlanner Cc: Terra Engineering Bridgeland Development Neil and Linda Perkins '---- ---- ---- . I . 1 i"l -- __ I =-t..):-__ --------"1{. - -l- -.", - - " .. , . " - "",~"Il~i'~ . .........." 1> 'i I ~I I i ". \l I 1 ~ "" \ I 1\ l~!\ I . \'-11 ~'i!l:\1 I\~ Ii, I \'t -J . ,I \. o . g ~ , ~ z o ~ ., :.+z ~ , > " o . ~E~;itVl ~g~3~t iSl~~Cli; ~nq ~ . '" '- ~ ! ~~ SKETCH PLAN ~ '" ~ "6- '"'''' PERKINS SITE UI FARMINGTON, MINNESOTA l......Ny ce thGl WI pkwI Ot' torpOtt__",.,.,.tty_or =-~ 1.,~:Jt~~ I: "~ .''-;-.IL PII..-J,KLp,E. Oale:~fl:89.Mo.t46<< ~IN-~W_-N--nz~ ~ a~ii~c:tct~~~i;~;j ;~i~ "l~a ~i;~ :i ~p,.. ~~ ~ ~~ ! 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"'''' 0::0 ~o t":!::>: ..0-3 _t":! ~&; ,< >> > -,0-3 1- 00 ,::>: '" , '" < 5 a z V' SSC;j ~~::g;;; ::o::ot":!t'" ::0 CIJ C'":l:jt:3~ ::>:52 52::>: C =auHiSw ~ :::!i:I::z::I:t-<j gj\S\s\S "%J t'J 0 Cl2#l ~ CIJ" > .p:l:l~ t:J ~:-:o:: 0>",- CJ\CD003 ~."."", t'Jt'Jt'J .,,::0::0::0 Iaccc c~2:l~ z 0-3 =i 9., \1\- :r i(~ ~ n: "r~~~ nz 1t W'. ~~ 5,,<1 ....I: '" ~ ~~ ~ L'H_td'i.o.Io.'J"rIll7 ",'_.n.lojul__ ~MW JOHNSON ''''''''''~.N ~""'''''_''__'''.'~''''I..''''',au::.....~..... '''~ll.'~~~"l F~'l'l~"""I.lH( ICf_L:i( f''""rI!IB/T /Ill CIJ co ~~ ~-3 _M 'OJ~ ,< 11 > _0-3 1'0 ~::>: "'::0 Ot'J >> ~::o ,~ "'!.~ II'> ~~g 0,::>: ~ " " " " " " " 11 11 " 11 11 11 11 " " 11 11 11 " 11 " 11 " 11 11 11 11 11 11 11 " 11 11 11 " 11 11 11 11 11 " 11 11 11 11 " 11 11 11 11 11 11 11 11 11 " 11 11 11 11 11 11 11 11 u... CIJ::O 0- F=~ r.J0-3 _t"l ~~ ,< II > -0-3 1'5 ~::>: 1-.lt1 jlJ$p'nl.. d"~~-~~ rHo.' .~'. ~.,I-..c'L:"....:hi.(t., if,'A' _U":.T',; O.')I.~ (;~fb FJI,"1 ,\:~,: Uf f:3 ::lr::P\'b'J' :...Y1Ii.."" 1I;;I1::.w....,. :'11\ilJc' CxIl/(3IT B Memo a=roo ~ AnderIik& 1\11 Associates engineers & Architect. . To: Tony Wippler, Assistant City Planner - City of Farmington From: Shelly Johnson Date: September 7, 2005 Subject: Traffic Review-Perkins Development Project No. 000141-05000-0 Remarks: Pursuant to your request, a traffic review of the proposed Perkins development has been conducted. The review is based on the property sketch plan dated 8/22/05. The development is proposed to contain l63 townhome dwelling units. Using information regarding average trip rates contained in the 7th Edition of Trip Generation published by the Institute of Transportation Engineers (ITE), the estimated traffic volumes generated by the site are shown below. . Estimated Traffic Volumes A.M. Peak Hour P.M. Peak Hour Daily Land Use No. of Units In I Out In I Out 2-Way Townhome 163 12 I 60 57 I 18 955 The site is located adjacent to one existing roadway and that is Cambodia Avenue. The site plan proposes an extension of 210th Street (east-west) through the northern portion of the site. This is an extension of2l0th Street where it exists on the east side of the site. The plan also shows extending Cambodia Avenue, from 2l Oth, then to the north along the east site boundary of the proposed development. The plan proposes one access along existing Cambodia Avenue and three access drives along future 2l0th Street. Transportation Planning The plan proposal provides extensions of2l0th Street to the west and Cambodia Avenue to the north. We strongly concur in each of these roadway extensions. The extension of2l0th Street, eventually to TH 3, is a very important link from TH 3 to the east, to Biscayne Avenue. The 210th corridor should be classified as a collector and constructed as such. Parking along 2 10th, in the area of the proposed Perkins development, can be prohibited on both sides of the roadway. The access locations along 21 Oth Street are acceptable for a roadway of this type. The Cambodia extension could also be constructed to collector street standards and parking could be prohibited on both sides of the roadway. In reviewing the roadways in this area, it appears wise to keep extending Cambodia to the north so that the connection to CSAH 66 can be ultimately provided. This north-south corridor is needed as the distance from TH 3 to Biscayne Avenue is approximately one mile and a north-south corridor is desired between these two facilities. The site access to Cambodia is acceptable with regard to location of the access drive. . Bonestroo, Rosene, Anderlik and Associates, Inc. www.bonestroo.com o St. Paul Office: 2335 West Highway 36 St. Paul, MN 55113 Phone: 651~ Fax: 651-636-1311 o Milwaukee Office: 12075 N. Corporate Parkway, Ste 2Il0 Mequon, WI 53092 Phone: 262-643-9032 Fax: 262-241-4901 o Rochester Office: 112 7- Street NE Rochester, MN 55906 Phone: 507-282-2100 Fax: 507-282-3100 o Willmar Office: 205 5th Street SW Willmar, MN 562111 Phone: 320-214-9557 Fax: 320-214-9458 o Sl. Cloud Office: 3721 23" Street S St Cloud, MN 56301 Phone: 320-251-4553 Fax: 320-251-6252 o UbeItyvllle Office: 1860 West Winchester Rd, Ste 106 Grayslake, Il60030 Phone: 847-543-6774 Fax: 847-543-6979 ['XtIl/3IT B.;;. Memo ~=roo 8 AnderIik& 1\1 1 Associates engineers & Architects . Mr. Tony Wippler City of Farmington Page 2 September 7, 2005 Site Specific With regard to site internal roadways, the "loop" provides flexibility that is desirable. Emergency services should review the plan to see if fire access needs are met. I assume all the internal streets are private, so City guidelines will need to be adhered to. ConclusionslRecommendations The following contains the conclusions and recommendations for consideration: 1. Developer to build 2l Oth Street and Cambodia to City standards. It is recommended that these be established as collector streets with parking prohibited on both sides of the street. 2. Future development in the 210th Street and Cambodia corridors need to understand that these two roadways need to be extended. The 210th Street corridor is proposed to connect to TH3 and Cambodia to ultimately access CSAH 66. . 3. Until such time as the 2l0th Street connection to TH3 is provided, all of the site traffic will be using Cambodia and then 2 13th Street to access the development. The TH3/213th Street intersection will experience this traffic growth. This situation lends credence to the need for the 21 Oth Street extension to TH3. . Bonestroo, Rosene, Anderlik and Associates, Inc. www.bonestroo.com o St. Paul OIIice: 2335 West Hi9hway 36 Ste 106 St Paul, MN 55113 Phone: 651-636-4600 Fax: 651-636-1311 o Milwaukee OIIiee: 12075 N. Corporate Parkway, Ste 200 Mequon, WI 53092 Phone: 262-843-9032 Fax: 262-241-4901 o Rochester OIIiee: 11271'S1reetNE Rochester. MN 55906 Phone: 507-282-2100 Fax: 507-282-3100 o Willmar OIIice: 205 5th Street SW o St. Cloud OIIice: 3721 23" S1reeI S St Cloud, MN 56301 Phone: 320-251-4553 Fax: 320-251-6252 o Ubertyville OIIice: 1860 West Winchester Rd. Grays/ake, IL 60030 Phone: 847-548-6774 Fax: 847-548-6979 Willmar. MN 56201 Phone: 320-214-9557 Fax: 320-214-9458 . . . f X/lI/3IT C 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 Members FROM: Randy Distad, Parks and Recreation Director RE: Staff Comments on Perkins Property Conceptual Development Plan DATE: September 1, 2005 BACKGROUND Staff has reviewed the Perkins property conceptual development plan that was prepared by'iTerra Engineering, Inc. and submitted by MW Johnson (the Developer). DISCUSSION Staff is recommending that trail and sidewalk locations be constructed in the locations shown in Exhibit A. The trail alignment is consistent with what the Comprehensive Plan's Existing and Proposed Park, Trails and Open Space Plan Map identifies for future trails in this location of the City. The sidewalk being shown in Exhibit A is an appropriate east/west connection through the development that will provide a future pedestrian connection to TH 3 and to future development east of the Perkins property. Based on the size of the development (17 acres) it seems that cash in lieu ofland should be taken in this development. It is important to note that the Park and Recreation Advisory Commission (PRAC) has not reviewed the conceptual development plan for the Perkins property but will have the opportunity to do so at its September 14, 2005 meeting. The PRAC will provide a recommendation regarding trail and sidewalk locations and park dedication for this development when a future preliminary plat public hearing is held by the Planning Commission. Staff is recommending that the developer be required to loop or connect Street F and E in some manner or provide a hammer head turn-around at the end of these two streets in order to allow for the safe and orderly removal of garbage by the City's Solid Waste Division staff. Both of these streets are currently being shown to dead end and thus would create a situation where the Solid Waste operators would be required to back the garbage trucks in order to remove the garbage from the units on Street F and E. . . . ~){I/I.8lr -C- 2.. RECOMMENDATION Staff is making three recommendations regarding the Perkins property development: 1. The trail and sidewalk locations identified in Exhibit A be shown on the preliminary plat documents when it is submitted by the developer for a public hearing. 2. Cash-in-lieu ofland be accepted in order to satisfy the park dedication requirement. 3. Require the developer to either loop Street F and E, connect Street F and E to other streets or provide a hammer head turn-around at the end of both Street F and E. Respectfully Submitted, <~-..A ~ Randy Distad Parks and Recreation Director cc: Park and Recreation Advisory Commission Members Benno Klotz, Solid Waste Supervisor CXIIII3IT c3 LlLO Z'tS E9L :n,j S(:E6 t6S E9L I CtrSS UOSlIUUl1"l 'SIlodelluUll1 \ '""'^V '0'""'0 tOO' . ~._..., -~ ~ . .n '. ~ I ~ ; . ! "1lt1.OH.o.1:l~'.lll(l "3"d.O"l4T.'-d P--~U<NI" ~'S ~ ':""-:0 ;1,.:":......--;'~ ~ =~::;:f.:: ::: JIOUOId"'lll"<#l n.lqo'""l' V10S3NNlYi 'N01DNIYi~V.=I ICl 3.llS SNI){~3d ~TfJMJ ~ ~ ~ 9 I ....... NVld H013>1S ....... . It) iaJ i 0 Me ....- eJ.Iaj, ;"" - ~ i&~ ~ ~~;;~~ ~~Si:!;~ ...j!;;:!~:l ~g~gQ~ ii :>~~Cig ,,' " . 5 ~ ~ u 5 III i :Jo 3<( ~5 .~ . .~ ~~"a5'~ I ~i~~;~~ o(Olola~_ ~t~~~g~ ~i~~~~s 'i ~v 5~ ~~ ?~i ~~... s'i~~ .,. 'fK 5~1~~81nb~'nK~~Jl i :Z:Z:lZ:",__...__...~_...l:j...- .... .+.' ~~~2~~::t~~~~ ->= ' . 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