HomeMy WebLinkAbout07.13.04 Planning Packet
City of Farmington
325 Oak Street
Farmington, MN 55024
A Proud Past - A Promising Future
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AGENDA
1.
PLANNING COMMISSION MEETING
July 13, 2004
7:00 P.M.
. CITY COUNCIL CHAMBERS
1. CALL TO ORDER
2. APPROVAL OF MINUTES
a) June 8, 2004
3. PUBLIC HEARINGS
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a) Amend 2020 Comprehensive Plan to include Future Park ft Open Space.
Map
b) Amend 2020 Thoroughfare Plan included in the 2020 Comprehensive Plan
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c) East Farmington 9th Addition PreliminarY ft Final Plat (continued)
Applicant: Giles Properties, Inc.
d) Variance for 8-Foot Tall Fence in Residential District -19095 Embry
Lane
Applicant: Mark Calvird
e) Conditional Use Permit - Farmington Lions - Public Information Signs at
City Limits
Applicant: Farmington Lions
f) Amend 2020 Comprehensive Plan from Residential to Commercial and
Rezone Property from R-2 (Low/Medium Density Residential) to B-1
(Highway Business) at 213th 8th Street.
Applicant: Colin Garvey
g) Amend Section 10-6-4 of the Zoning Code to include Commercial Vehicle
Parking on Private Property in Residential Districts
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h)
Amend Section 10-5-25 and 10-2-1 of the Zoning Code related to
Floodplain Management.
i) Amend Section 10-3-6 (C) of the Zoning Code to require "aU" rather
"any" varianc:~ criteria be met
j) Amend Section10.S-7 (B) of the Zoning Code. concerningthe~tion
rear yard setback requirement formulti.family
k) Amend Section 10-2.1 of the Zoning Code to lincludea definition of
Mixed-Use Building and amend Section 10~5-14(C) subd. 2 of the Zonfng
Code to include Mixed.Use Building as a conditional use in the B.2 .
Downtown Business District
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l) Amend Section10.S-12 of the Zoning Codeto reduceth~ rear~td
. setback from 20 feet to 5 feet in the R.D (Downtown Residential) Zonml'
District.
4. 'DISCUSSION
a) Middle Creek East 2nd Addition Final Plat
b) Concept Plan - Knutsen Property
c) Conditional Use Permit - Grading Permit - Knutsen Pr~rty
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d) . MUSA Review Committee R~ommendatfon- Manley De'lelopment,
e) Sketch Plan Review. ~ Manley Development
5. ADJOURN
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning Commission \(.?v
FROM:
Jim Atkinson
Assistant City Planner
SUBJECT:
Thoroughfare Plan Amendment for the Area East of Akin Road.
DATE:
July 13, 2004
INTRODUCTION
The City's Comprehensive Plan includes a Thoroughfare Plan that identifies future roadways
throughout the City. The Plan is an important component of planning for future growth in
order to determine regional connections between developments prior to individual plats being
submitted.
The current Thoroughfare Plan does not include any future roads in the general area east of
Akin Road, south of 19Sth Street, west of the railroad tracks, and north of 20ath Street. Based
on the number of MUSA applications received, the City anticipates development in the area
beginning soon and continuing for many years. The anticipated development has accelerated
the need to amend the Thoroughfare Plan to include future roads in the area prior to
accepting development applications in order to ensure proper connections.
DISCUSSION
The City's Traffic Engineer has analyzed the potential build-out of the area and has
recommended the road alignments as shown on the attached map. The main components of
the plan are as follows:
195th Street
The current plan shows the future 195th Street extending directly to the east from the
southeast corner of Autumn Glen. The proposed alignment has been revised and should be
depicted on the plan as shown by the dashed line that is located to the north of the alignment
shown on the current plan.
Connections to Akin Road
As shown on the map, three (3) connections to Akin Road are recommended. Devonport Drive
has been constructed adjacent to the new Farmington Lutheran Church and will eventually be
extended to the east. 203rd Street has been identified as a critical connection that may
warrant a signalized intersection in the future. This connection would allow future residents
east of Akin Road to access Pilot Knob Road via 203rd Street through the Middle Creek
Development. It would, however, potentially require the acquisition of portions of at least
two (2) residential properties. 19Sth Street, which would connect through the Manley Land
Development property, has been shown on the concept plan that Manley has submitted to the
City. There are wetlands in the area that will need to be delineated to determine the
. feasibility of this connection.
20ath Street
As shown on the map, 20ath Street would connect Trunk Highway 3 at County Road 66 to the
existing portion of 20ath Street near Farmington Middle School East. 20ath Street has been
identified by Dakota County as a vital east-west corridor.
ACTION REQUESTED
Recommend approval of the Thoroughfare Plan amendment.
Respectfully Submitted,
rI /U,
,.~) ~ Gr/Gi.--
Jlm Atkinson
Assistant City Planner
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Recommended Thoroughfare Plan Amendments
Area East of Akin Road
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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:
tL\")(/
Planning Commission \
FROM:
Lee Smick, AICP
City Planner
East Farmington 9th Addition Preliminary & Final Plat
SUBJECT:
DATE:
July 13, 2004
INTRODUCTION
The City has been awaiting a wetland mitigation plan for the East Farmington 9th Addition
since the April 13th Planning Commission meeting. The plan was recently submitted to the
City and was approved for a Wetland Conservation Act (WCA) Permit for the wetland
located in on the southeastern portion of the East Farmington 9th Addition site.
DISCUSSION
The attached memo from John Smyth explains the proposed wetland impact and the
recommendation for approval of the permit.
The proposed development will impact 0.92 acres of wetland. The developer is required
to mitigate the impact at a 2:1 ratio requiring a total replacement of 1.84 acres. The
Developer has purchased the replacement acres from the Bachman Wetland Bank Site in
Dakota County (see attached map).
The recommendation by the City requires the developer to process the wetland banking
material before the wetland is filled and install native wetland seed mix to the fringe of
the proposed pond.
Proposed Plat
The Developer proposes to plat 6 single-family residential lots in the East Farmington 9th
Addition. The proposed 6 lots are located on the west side of 12th Street within the City
of Farmington. The proposed 6 lots are zoned R-2 (Low/Medium Density Residential)
which allows for a minimum lot size of 6,000 square feet, minimum lot widths of 60 feet,
minimum setbacks of 20 feet in the front and 6 feet on the side and rear yards, a
maximum of 5.5 net dwelling units per acre, and a maximum lot coverage of 30%.
. ACTION REQUESTED
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Recommend approval of the East Farmington 9th Addition Preliminary & Final Plat and
forward the recommendation to the City Council contingent upon the following:
1. Approval of the Final Plat is contingent on compliance with the memo by John Smyth
dated July 6, 2004.
Respectfully submitted,
Lee Smick, AICP
City Planner
cc: Tim Giles, Giles Properties, Inc.
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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.m.n.us
City Planning Commission
\IP. c/
Jim Atkinson
Assistant City Planner
Variance Request - Maximum height Requirement for Fences
Applicant: Mark Calvird - 19095 Embry Lane
July 13, 2004
The applicant, Mark Calvird, is seeking a variance from the maximum height allowed
for fences to construct a fence eight (8) feet in height. The property is located at
19095 Embry Lane and is zoned R-1, Low Density Residential.
PLANNING DIVISION REVIEW
Applicant:
Attachments:
Existing Zoning:
Mark Calvird
19095 Embry Lane
Farmington, MN 55024
1. Variance Application
2. Fence Location Plan
R-1 (Low Density Residential)
2020 Comprehensive Plan:
Low Density Residential
Existing. Land Use:
DISCUSSION
Single-Family Residence
According to the City Code, fences up to six (6) feet in height are allowed in the rear
yard of residences in residential zoning districts. As shown on the attached site plan,
the applicant is proposing to construct a fence along the rear property line that would
be eight (8) feet in height. The rear property line is adjacent to the Akin Road right-
of-way, which includes a trail on the east side of Akin Road. The applicant is
requesting the variance to provide additional screening from the trail and Akin Road.
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The Planning Commission must determine whether the reasons provided by the
applicant warrant approval of the variance. The City Code provides the following
criteria that must be met for a variance to be approved:
1. Because the particular physical surroundings, or the shape, configuration,
topography, or other conditions of the specific parcel of land involved,
strict adherence to the regulations of this Title would cause undue
hardship. Economic consideration alone shall not constitute an undue
hardship if reasonable use for the property exists under the terms of this
Title.
The rear lot line of the subject property abuts a trail and collector road.
The Planning Commission must determine whether the road and trail
create a hardship on the subject property.
2. The conditions upon which a variance is based are unique to the parcel of
land for which the variance is sought and are not applicable, generally, to
other properties within the same zoning classification.
The rear lot line of the subject property abuts a trail and collector road,
which is similar to other properties on the west side of Embry Lane as well
as other properties throughout the City. The Planning Commission must
determine whether the subject property is unique enough to warrant
variance approval.
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 alleged hardship was not created by the applicant.
4. The granting of the variance will not alter the essential character of the
locality or be injurious to other property in the vicinity in which the parcel
of land is located or substantially diminish property values.
The additional two (2) feet in height may slightly alter the appearance of
the neighborhood as viewed from Akin Road or the trail, but may not alter
the lessential' character of the locality. The variance would not cause any
of the other adverse effects mentioned above.
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.
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6. The requested variance is the minimum action required to eliminate the
hardship.
It would be possible to erect a fence taller than six (6) feet but shorter
than eight (8) feet. If the Planning Commission determines that a hardship
exists, however, the requested variance may be the minimum necessary to
provide appropriate screening.
ACTION REQUESTED
Consider the requested variance.
Respectfully submitted,
4,-01=-
Jim Atkinson
Assistant City Planner
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CITY OF FARMINGTON
VARIANCE APPLICATION
Farmington, MN 55024
651-463-7111 FAX 651-463-1611 For office use
l rJ Permit Number
Applicant Name t{r!L- rO<'
Applicant Address '7 111 ~ . - 0;2;-
dtreet // ) _ C~~.. State Zip Code
Phone Number ~/- Cf:f2 3 - ~7t
Legal Description of Subject Property: (lot, ock, plat name, section, township, range)
Current Land Use
Current Zoning District
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Specific Nature of Request I Claimed Hards~p:
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Following Attached: (please check) _ Proof of Ownership _ BoundarylLot Survey
_ Application fee ($200) _ Copies of Site Plan
_ AbstractJResident List (adjoining property owners only)
_ Torrens (Owner's Dublicate Certificate of Title Required)
Property Owner's Signature #'4 tvJt uJ.
Date ~ -1-~-O t.f ..
For office use only
Request Submitted to the Planning Commission on
Public Hearing Set for: Advertised in Local Newspaper:
Planning Commission Action:
Comments:
_ Approved _ Denied
Conditions Set:
Planning Coordinator:
Date:
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19095 Embry Lane - Variance Request
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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:
City Planning Commission
\~ c...-
FROM: Tina Schwanz
Planning Intern
SUBJECT: Conditional Use Permit - Locate Lions Emblem Signs by Farmington Municipal
Entrance Signs
Applicant: Farmington Lions
DATE: July 13, 2004
INTRODUCTION
The Farmington Lions have submitted a conditional use permit application to place their
emblem signs at all five (5) Farmington municipal entrance sign locations. Two (2) of the
locations are within Dakota County's rights-of-way (at the north entrance to Farmington
on Pilot Knob Road and at the west entrance on CSAH 50) and three (3) of the locations
are within MnDOT'S rights-of-way (at the north and south entrances to Farmington on
Trunk Highway 3 and at the east entrance on Trunk Highway 50). Dakota County has
approved the placement of the Farmington Lions signs within their rights-of-way if the
signs would be located on the front side of the City's municipal entrance signs (this
requirement will need some clarification). MnDOT (Jim Kirshner) has approved the
placement of Farmington Lions signs within their rights-of-way at TH 3 and TH 50 as long
as the signs stay within the planting area of the municipal entrance signs.
DISCUSSION
After reviewing the Farmington Lions application staff identified key issues that need to
be addressed before formal action is taken on the CUP application.
These issues include:
1. The possible need to add new provisions to the City Code to specify the types
of organizations that shall be allowed to place permanent informational signs
within public rights-of-way and/or immediately adjacent to City entrance
signs.
2. The acceptable parameters of any such informational signage with regard to
minimum/maximum size, materials (metal, plastic, wood, etc.),
minimum/maximum elevation, amount and/or size of text, and location of
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signage in relation to entrance monuments (between monument and road or on
"far side" of monument)
3. The most effective method of addressing multiple requests for similar signage
(the "co-location" issue, and costs related thereto).
4. The role that the City Council should play with regard to decisions affecting the
appearance of City-owned and City-maintained entrance monuments.
RECOMMENDATION
Staff recommends continuing the public hearing to provide an opportunity to conduct
further research regarding the issues identified above.
Respectfully Submitted,
'..~~""d-
Tina Schwanz
Planning Intern
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1 0-6-3
(8)
1 0-6-3
Signs Permitted: Upon the adoption of this section, it shall be
unlawful and a violation of this section for any person to erect,
construct, paint, alter, relocate, reconstruct, display, or maintain or
cause to be erected, constructed, displayed or maintained within the
city of Farmington any sign without first having obtained a permit
from the zoning officer.
1. Signs Permitted In All Zoning Districts:
(a) On Premises Directional Signs: Where one-way access and
egress drives are incorporated in a site plan, a sign indicating traffic
direction no more than two (2) square feet may be placed at a
driveway within five feet (5') of the street right of way. A directional
sign indicating the entrance to a two-way driveway may be required
where the zoning officer deems it is necessary to safely direct the
traveling public.
(b) Off Premises Directional Signs: For the purpose of providing
off premises direction to a residential project described in this
subsection, or to a new venture less than twelve (12) months
following the issuance of an occupancy permit, or to a public,
religious or nonprofit institution, or to a use which, in the
determination of the planning commission, incurs substantial
hardship from lack of reasonable identification as a result of its
location, a conditional use permit shall be required. Such sign shall
not exceed twenty five (25) square feet per face and such sign shall
conform to the yard requirements of the zoning district in which it is
located. If said sign is lighted, it shall be illuminated only during
those hours when business is in operation or when the model homes
or other developments are open for conducting business.
(c) Real Estate Signs: Temporary signage for the purpose of
selling, renting or leasing individual lots, parcelsi homes or buildings
may be erected provided: .
(1) One sign may be placed per street frontage and located
within fifteen feet (15') of the right of way line on the property
to be sold or leased.
(2) The size of such sign shall be a maximum of six (6)
square feet for residentially zoned property and a maximum of
thirty two (32) square feet for all other properties.
(3) The sign shall be removed upon sale, rental, or lease of
the property.
August 2003
City of Farmington
10-6-3
1 0-6-3
(4) Banners On Streetlights: The city may place banners on
streetlights to display distinctive colors, patterns, or symbols,
used as a symbol of the city.
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(f) Election Signs: Election signs shall be permitted on private
property in any zoning district with the expressed consent of the
owner or occupant of such property. The following conditions apply:
(1) Such signs may not be posted more than sixty (60) days
prior to the election and must be removed by those
responsible for the erection of the sign or the property owner
within seven (7) days following the election.
(2) Such signs must be no larger than thirty two (32) square
feet of sign area and shall not exceed six feet (6') in height
above grade.
(3) Such signs shall not be more than three feet (3') in height
within the thirty foot (30') triangle of visibility at public or
private street intersections or driveway intersections.
(4) Any sign found by the city to be in violation of this section
may be, without notice, summarily dismantled, removed or
otherwise rendered in compliance with this section by the city.
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(5) Signs shall not be placed upon public right of way or
property, except for parks and other public areas approved by
the city council.
(6) Installation shall comply with the fair campaign practices
act.
(g) Window: Permanent signs printed or otherwise displayed
from the inside surface on an individual window shall not exceed two
(2) square feet or twenty five percent (25%) of the total window area,
whichever is greater.
(h) Public Information Signs: Public information signs shall be
allowed by conditional use permit in all districts. Sign area shall be
limited to one hundred fifty (150) square feet, and shall comply with
setback requirements in each district, and may be illuminated subject
to timing and information controls stipulated as a condition to the
conditional use permit.
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August 2003
City of Farmington
10-6-3
1 0-6-3
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(i) On Premises Signs: For the purpose of identifying or
advertising a business, person, activity, goods, products or services
located on the premises where the sign is installed and maintained,
signs shall be regulated as set forth in this subsection (B)1.
(j) No Trespassing: No trespassing signs and no dumping signs
shall not exceed two (2) square feet in area per side and not to
exceed four (4) in number per lot in R districts. In the A district such
signs shall not be located less than three hundred feet (300') apart.
(k) Awning Signs: Signs consisting of one line of letters not
exceeding nine inches (9") in height may be painted or placed upon
the hanging border only of an awning. An identification emblem,
insignia, initial or other similar design, not exceeding eight (8) square
feet in area may be painted or placed elsewhere on an awning.
(I) Painted Wall Signs: Painted wall signs shall be permitted only
on structurally sound and homogeneous surfaces. A conditional use
permit shall be required.
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(m) Municipal Entrance Sign: A sign may be placed at the city
boundary along a roadway identifying the city name. Such sign shall
not exceed one hundred fifty (150) square feet and ten feet (10') in
height.
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(n) Open House Signs: Open house signs shall not exceed four
(4) square feet, six feet (6') in height and the display of signs is
limited to the same day of the open house. Said signs may be
placed in the city right of way but not exceed three feet (3') in height
within the thirty foot (30') triangle of visibility at public or private
street intersections or driveway intersections.
(0) Temporary Holiday Signs: Temporary holiday signs and
displays rela.ting to noncommercial messages associated with
national, state or local holidays or festivals.
(p) Garage Sale Signs: Garage/rummage sale signs on private
property not to exceed two (2) square feet in size and to be removed
on the same day the sale ends.
(q) Integral Signs: Integral signs displaying only the name,
address of the building or date of construction not to exceed two (2)
square feet.
(r) Flags: Flags or insignia of any government.
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August 2003
City of Farmington
10-6-3
1 0-6-3
sign area per sign with a maximum height of six feet (6').
Monument signs may include the name of the development
and up to four (4) tenants of the development. Said signs
shall be located at least ten feet (10') from the nearest
property line and in no case shall be permitted within the
thirty foot (30') triangle of visibility at public or private street
intersections or driveway intersections.
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(2) Wall: The total sign area on the building may not exceed
sixteen percent (16%) of the building facade or four hundred
(400) square feet.
(3) Sign Plan: Multiple occupancy buildings shall submit a
sign plan that will coordinate signage for the entire project.
The plan shall address height, location, size, number type,
decorative theme, design, color and materials to be used on
the building. The plan shall be reviewed and approved by the
zoning officer prior to the issuance of a sign permit for the
building. The owner of the building is responsible to obtain the
sign permit, comply with the approved sign criteria and ensure
that signs erected are in compliance with the approved sign
plan.
(c) On Premises/Traffic Directional Signs: Where one-way
access and egress drives are incorporated in a site plan, a sign
indicating traffic direction no more than two (2) square feet in sign
area may be placed at a driveway within five feet (5') of the street
right of way. A directional sign indicating the entrance to a two-way
driveway may be required where the zoning officer deems it is
necessary to safely direct the traveling public.
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(d) Marquee Signs: Marquee signs are allowed on theater
buildings in the sse district and may be placed on the vertical face
of the building and may project from the lower edge of the marquee
not more than twenty four inches (24"), but the bottom of a sign
placed on a marquee shall be no less than eight feet (8') above the
ground at any point. No part of the sign shall extend above the top of
the roofline for a covered walk or above the top of the vertical face of
the marquee.
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(C) Signs Prohibited: All signs not expressly permitted under this section I
or exempt from regulation hereunder in accordance with this section ,
are prohibited. Such signs include, but are not limited to:
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August 2003
City of Farmington
i
1 0-6-3
10-6-3
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1. Rotating, Moving, Animated, Or Flashing Signs: Rotating, moving
or flashing signs shall not be permitted in any district.
2. Traffic Interference: No sign shall be erected that, by reason of
position, shape or color would interfere in any way with the proper
functioning or purpose of a traffic sign or signal.
3. Snipe Signs: There shall be no use of snipe signs anywhere within
the city.
4. Roof Signs: Roof signs, roof advertising symbols, roof logos, roof
statues or roof sculptures shall not be permitted in any district. No
sign shall extend above the roofline.
5. Business And Advertising Signs: Such signs shall not be painted,
attached or in any manner affixed to trees, rocks or similar natural
surfaces, nor shall such signs be affixed to a fence or utility pole.
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6. Public Rights Of Way: No sign shall be upon or overhang any
public right of way I with the exception of B-2 districts where an
overhang of fifteen inches (15") is possible.
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7. Advertising Signs: Signs which advertise an activity, business,
product or service that has not been produced or conducted on the
premises for more than thirty (30) days and are considered obsolete.
(D)
General Design And Construction Standards: All signs shall be
designed, constructed, and maintained in accordance with the
following standards:
1. Except for banners, flags, temporary signs, and window signs
conforming in all respects with the requirements of this section, all
signs shall be constructed of permanent materials and shall be
permanently attached to the ground, a building, or another structure
by direct attachment to a rigid wall, frame, or structure.
2. All signs shall be maintained in good structural condition, in
compliance with all building and electrical codes, and in
conformance with this code, at all times.
(E) Nonconforming Signs:
1. Continuation Of Use: A nonconforming sign lawfully existing upon
the effective date of this section may be continued at the size and in
the manner existing upon such date except as hereinafter specified.
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August 2003
City of Farmington
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Planning Commission ~v
FROM:
Lee Smick, AICP
City Planner
SUBJECT:
Amend Comprehensive Plan from Low/Medium Residential to Commercial and
Rezone Property from R-2 (Low/Medium Density Residential) to B-1 (Highway
Business) - 213 8th Street
DATE:
July 13, 2004
INTRODUCTION
Mr. Colin Garvey recently purchased the property at 213 8th Street and has submitted an
application to amend the Comprehensive Plan from Low/Medium Density to Commercial and
rezone the property from R-2 (Low/Medium Density Residential) to B-1 (Highway Business).
The property is located at the northeast intersection of Trunk Highway 3 and Elm Street.
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DISCUSSION
History of the Property - 213 8th Street
City staff proposed to amend the Comprehensive Plan from Institutional to Commercial and
rezone the property from R-1 to B-1 at the May 6, 2002 City Council meeting (see Exhibit A).
At the time, Hazel Bunde owned the single-family residence. At the May 6th meeting, the City
Council recommended to staff that they get written approval of the proposed amendment and
rezoning from Mrs. Bunde (see Exhibit B). The matter came back to the City Council on June
17, 2002 (see Exhibit C), where staff presented the Council with written approval of the
proposed amendment and rezoning of the property. On the attached Letter of Understanding
document (see Exhibit D), Mrs. Bunde noted that she was "unclear to what she was signing"
and "wished to revoke her signature" 12 days after she granted it. Council directed staff to
maintain the residential status in order to allow Mrs. Bunde to rebuild the residence as a
home if the property was damaged (see Exhibit E). Staff then prepared public notices for the
July 15, 2002 City Council meeting and Council approved the amendment to the
Comprehensive Plan from Institutional to Low/Medium Density Residential and rezoned the
property from R-1 to R-2 (see Exhibit F).
.
Surrounding Development
.
The property at 213 8th Street is adjacent to Commercial to the north (Allina Medical Clinic)
with a B-1 Zoning designation, High Density (R-5) to the east (Trinity Campus), Low/Medium
Density Residential (R-2) to the south across Elm Street, and Trunk Highway 3 to the west.
The property owner, Colin Garvey, proposes to demolish the existing residential home and
construct a restaurant. Depending upon the type of restaurant that would be located on the
property (fast food, traditional, etc) a Conditional Use Permit may be required before
construction commences on the property.
Staff Recommendation
Since the property no longer is being used as a residential property, staff feels that the
proposal to amend the Comprehensive Plan from Low/Medium Density Residential to
Commercial is appropriate since the property is at the intersection of two main thoroughfares
in the City (Trunk Highway 3 and Elm Street). Additionally, the property to the north of 213
8th Street is zoned B-1, including the Allina Medical Clinic and the Giles property adjacent to
the Glenview Townhomes.
ACTION REQUESTED
Recommend approval of the amendment to the Comprehensive Plan from Low/Medium
Density Residential to Commercial and rezone the property from R-2 (Low/Medium Density
Residential) to B-1 (Highway Business) for the property located at 213 8th Street and forward
. the recommendation to the City Council.
Respectfully Submitted,
Lee Smick, AICP
City Planner
cc: Colin Garvey
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning Commission
l)P '--"
FROM: Tina Schwanz
Planning Intern
SUBJECT: Amend Sections 10-2-1 and 10-6-4 of the Zoning Code to Regulate
Commercial Vehicle Parking in Residential Districts
DATE: July 13, 2004
INTRODUCTION
Staff proposes to amend Section 10-6-4 of the City Code to include regulations regarding
commercial vehicle parking in residential districts. The current City Code does not
address commercial vehicles and staff would like to specify which types of commercial
vehicles are appropriate on private property in residential districts.
DISCUSSION
Based on complaints staff has received there is a need to determine what types of
commercial vehicles mayor may not be permitted to park on private property in
residential districts. After reviewing several other city codes that regulate commercial
vehicle parking in residential districts, staff decided to classify commercial vehicles into
two different categories. The categories are: Class I - regulated by gross vehicle weight
rating, and Class II - all commercial vehicles other than Class I commercial vehicles. The
reason for separating commercial vehicles into two categories is to enable the City to
limit the circumstances under which larger or visually obtrusive vehicles [Class I] can be
parked in residential areas, while allowing smaller or more common trucks and vans to be
parked at residents' homes.
ACTION REQUESTED
Recommend approval of the proposed (attached) Ordinance amending Title 10, Chapters
2 and 4 of the Farmington City Code, the City's Zoning Ordinance, concerning off-
street parking of commercial vehicles.
Respectfully Submitted,
. \<0
Tina Schwanz
Planning Intern
.
CITY OF FARMINGTON
DAKOTA COUNTY, MINNESOTA
ORDINANCE NO.
AN ORDINANCE AMENDING TITLE 10, CHAPTERS 2 AND 4
OF THE FARMINGTON CITY CODE, THE CITY'S ZONING ORDINANCE,
CONCERNING OFF-STREET PARKING OF COMMERCIAL VEHICLES
THE CITY COUNCIL OF THE CITY OF FARMINGTON, MINNESOTA ORDAINS:
SECTION 1. Section 10-2-1 of the Farmington City Code is amended to add a
definition of "Commercial Vehicle" to read as follows:
COMMERCIAL VEHICLE: Any vehicle used for commercial purposes including but
not limited to: trailers, motorized wheeled or tracked vehicles or vehicles displaying
company signage, company logos, commercial equipment, fixtures or tools.
CLASS I: Vehicles with a gross vehicle weight rating (GVWR) often thousand
(10,000) pounds or more, or any of the following types of vehicles regardless of
weight, including but not limited to: semi-trailers, the tractor portion of semi-
trucks, garbage trucks, tank trucks, dump trucks, flatbed trucks, tow trucks, cattle
trucks, utility trucks, coach buses or school buses designed to carry more than
. twenty (20) persons or any similar vehicle.
CLASS II: All vehicles other than class I commercial vehicles including pickup
trucks, vans, trailers and school buses designed to carry twenty (20) persons or
less.
SECTION 2. Section 10-6-4 ofthe Farmington City Code is hereby amended by
adding the following provision as a new subsection N and re-alphabetizing the existing
subsections N-P as subsections O-Q:
(N) Commercial Vehicle Parking On Residential Property: No commercial vehicles
or contracting or excavating equipment may be parked, stored or otherwise
located on any residential lot within the City except as provided herein:
1. Class I Commercial Vehicles:
a) Class I commercial vehicles may be parked or stored on a residential
lot with a minimum lot size of two and one-half (2 ~) acres. The
commercial vehicle must be entirely screened from neighboring residential
property with a one hundred percent (100 %) opaque screen consisting of
wooden fencing, landscaping, berms or a combination of the foregoing. A
commercial vehicle shall not be parked or stored within one hundred fifty
feet (150') of any neighboring residential dwelling unit.
.
.
.
.
b) Class I commercial vehicles may be parked on a residential lot when
loading, unloading, rendering a temporary service benefiting the premises
or providing emergency services.
2.
Class II Commercial Vehicles:
Class II commercial vehicles may be parked on a residential lot ifused as
the resident's primary form of transportation to the resident's job or if
associated with a permitted home business.
3. A Class I or Class II school bus may be parked on a residential lot
(Monday-Friday) between the hours of8:30 a.m. and 5 p.m.
SECTION 3. Effective Date. This ordinance shall take effect immediately upon
its passage and publication.
ADOPTED this _ day of
of Farmington.
, 2004, by the City Council of the City
CITY OF FARMINGTON
(SEAL)
Gerald G. Ristow, Mayor
ATTEST:
David Urbia, City Administrator
Approved as to form the
, 2004.
day of
City Attorney
Published in the Farmington Independent the _ day of
, 2004.
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
tf(C/
City Planning Commission \
FROM:
Jim Atkinson, Assistant City Planner
SUBJECT:
Zoning Code Text Amendments Regarding Floodplain Management
DATE:
July 13, 2004
INTRODUCTION
The Minnesota Department of Natural Resources (DNR) is required by the Federal
Emergency Management Agency (FEMA) to monitor the floodplain polices and
procedures of individual cities. As part of the DNR monitoring of the City of
Farmington, a site visit was conducted in the winter of 2003-2004. Based on the site
visit and review of applicable City Codes, the DNR concluded that the City is in
substantial compliance with State Statutes and Federal regulations regarding
floodplain management. There are, however, a small number of Code revisions
necessary to become completely compliant. The specific amendments are detailed
below.
DISCUSSION
Adopt Applicable County Map Panel
The adopted Flood Insurance Rate Maps (FIRM) used by FEMA (and referenced in the
City Code) to determine floodplain boundaries were created over 20 years ago. Due to
annexations after adoption of the maps, there are now small parts of the City that are
not included on the FIRMs. The following amendment would reference applicable
maps and studies that would include all property within the existing City boundary:
10-5-25 Subd. D (1): Adoption of Flood Insurance Rate Map Floodplain Maps:
The most current Flood Insurance Study prepared by the Federal Insurance
Administration for the City of Farmington dated September 1978, the Flood
Insurance Study prepared by the Federal Emer~ency Management Agency for
Dakota County dated October 1, 1980, the fFlood -ilnsurance fRate mMap and
the Flood Boundary and Floodway Map developed by the Federal Insurance
Agency for the city of Farmington dated March 1, 1979 and Panel 150 of the
Flood Insurance Rate Map and Flood Boundary and Floodway Map developed by
the Federal Emergency Management Agency for and . unincorporated Dakota
County, Minnesota, dated April 1, 1981 developed by the federal emergency
----'~~- - --
-
.
.
manJ.gement agency is hereby adopted by reference as the official floodplain
zoning district map and made a part of this title.
Definitions
The following definitions in Section 10-2-1 need to be amended as follows:
FLOOD FRINGE: That portion of the floodplain having a flow depth less th:m
one foot (1').outside of the floodway. Flood frinoe is synonymous with the term
"floodway frinqe" used in the Flood Insurance Study for the City of Farminqton
and Dakota County, Minnesota.
FLOODPLAIN: The channel or beds proper and the areas adjoining a wetland,
lake, or watercourse which have been or hereafter may be covered by a
regional flood. Floodplain areas within Farmington shall encompass all areas
designated as unnumbered zone A, zone A3 and Zone AE on the flood
insurance rate map.
FLOODWAY: The bed of a wetland or lake and the channel of a watercourse
and those portions of the adioining floodplain which are reasonably required
to carry or store the regional flood discharge. The channel or beds proper and
the areas adjoining a wetland, lake or watercourse which have been or
hereafter may be covered by a regional flood.
Other Amendments
The following Sections also need to be amended:
10-5-25 Subd. F (3)(a). Upon receipt of an application for a permit,
manufactured home park development or subdivision approval within the
floodplain district, the planning coordinator shall require the applicant to
furnish sufficient site development plans and a hydrologic/hydraulic analysis by
a qualified engineer or hydrologist specifying the nature of the development
and whether the proposed use is located in the regional floodplain floodway or
flood fringe and the regulatory flood protection elevation for the site.
Procedures consistent with Minnesota rules 1983 parts 6120.5600 (technical
standards and requirements for floodplain evaluation) and 6120.5700 (minimum
floodplain management standards for local ordinances) shall be followed during
the technical evaluation and review of the development proposal. In a Zone A3
or Zone AE on the Flood Boundary and Floodway Map adopted in subsection
0(1), the floodway and flood fringe boundaries shall be as shown on the Flood
Boundary and Floodway Map.
10-5-25 Subd. K (5). If any structure or land lies along the south bank of the
Vermillion River betv,'een Denmark Avenue and Trunk High\vay 3 the ordinance
interprctJ.tion shall be modified due to designation in 1978 of a floodway that
.
.
.
encroaches within the regional floodplain. In this area the designated floodway
will be protected from all encroachment. The regional flood fringe will not be
protected from impacts.
ACTION REQUESTED
Recommend approval of the Code amendments as listed above.
Respectfully submitted,
q~ f};t=,
Jim Atkinson
Assistant City Planner
CITY OF FARMINGTON
DAKOTA COUNTY, MINNESOTA
.
ORDINANCE NO.
AN ORDINANCE AMENDING SECTION 10-5-25 AND
SECTION 10-2-1 RELATED TO FLOODPLAIN
MANAGEMENT.
THE CITY COUNCIL OF THE CITY OF FARMINGTON ORDAINS:
SECTION 1. Title 10, Chapter 5 of the Farmington City Code is amended as follows:
.
10-5-25 Subd. D (1): Adoption of Flood Insurance Rate Map Floodplain Maps:
The most current Flood Insurance Study prepared by the Federal Insurance
Administration for the City of Farmington dated September 1978. the Flood
Insurance Study prepared by the Federal Emergency Management Agency for
Dakota County dated October 1. 1980. the tFlood iInsurance FRate mMap and the
Flood Boundary and Floodway Map developed by the Federal Insurance Agency
for the city of Farmington dated March 1. 1979 and Panel 150 of the Flood
Insurance Rate Map and Flood Boundary and Floodway Map developed by the
Federal Emergency Management Agency for and unincorporated Dakota County,
Minnesota, dated April 1. 1981 developed by the federal emergency management
agency is hereby adopted by reference as the official floodplain zoning district
map and made a part of this title.
10-5-25 Subd. F (3)(a). Upon receipt of an application for a permit,
manufactured home park development or subdivision approval within the
floodplain district, the planning coordinator shall require the applicant to furnish
sufficient site development plans and a hydrologic/hydraulic analysis by a
qualified engineer or hydrologist specifying the nature of the development and
whether the proposed use is located in the regional floodplain floodway or flood
fringe and the regulatory flood protection elevation for the site. Procedures
consistent with Minnesota rules 1983 parts 6120.5600 (technical standards and
requirements for floodplain evaluation) and 6120.5700 (minimum floodplain
management standards for local ordinances) shall be followed during the technical
evaluation and review of the development proposal. In a Zone A3 or Zone AE on
the Flood Boundary and Floodway Map adopted in subsection DO). the floodway
and flood fringe boundaries shall be as shown on the Flood Boundary and
Floodway Map.
.
10-5-25 Subd. K (5). If any structure or land lies along the south bank of the
Vermillion River bet':lecn Denmark Avenue and Trunk Highv'I6Y 3 the ordinance
interpretation shall be modified due to designation in 1978 of a floodway that
encroaches within the regional floodplain. In this area the designated flood....,By
will be protected from all encroachment. The regional flood fringe ':/ill not be
protected from impacts.
SECTION 2. Title to, Chapter 2, Subdivision 1 of the Farmington City Code is amended
. as follows:
FLOOD FRINGE: That portion of the floodplain ha'ling a flo':1 depth less than
one foot (l ').outside of the floodway. Flood fringe is synonymous with the term
"floodway fringe" used in the Flood Insurance Study for the City of Farmington
and Dakota County. Minnesota.
FLOODPLAIN: The channel or beds proper and the areas adjoining a wetland,
lake, or watercourse which have been or hereafter may be covered by a regional
flood. Floodplain areas within Farmington shall encompass all areas designated
as unnumbered zone A, zone A3 and Zone AE on the flood insurance rate map.
FLOODW A Y: The bed of a wetland or lake and the channel of a watercourse
and those portions of the adjoining floodplain which are reasonably required to
carry or store the regional flood discharge. The channel or beds proper and the
areas adjoining a wetland, lake or watercourse which have been or hereafter
may be coyered by a regional flood.
.
SECTION 3. Effective Date. This ordinance shall be effective upon its passage and
publication according to law.
ADOPTED this _day of
Farmington.
, 2004, by the City Council of the City of
CITY OF FARMINGTON
By:
Gerald Ristow, Mayor
ATTEST:
By:
David Urbia, City Administrator
SEAL
By:
City Attorney
.
Published in the Farmington Independent the day of
,2004.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning Commission ~ V
FROM:
Lee Smick, AICP
City Planner
SUBJECT:
Amendment to Section 10-3-6 (C) of the City Code Concerning Variances.
DATE:
July 13, 2004
INTRODUCTION
Staff recommends amending Section 10-3-6 (C) of the City Code concerning variances. The proposed
Code revision would require that all of the requirements listed under Section 10-3-6 (C) of the Code
would have to be met, rather than any of the listed requirements.
DISCUSSION
.
A variance allows the applicant to depart from the standard rules. Variances are included in the
ordinance to alleviate "unnecessary hardship", which typically refer to hardship inherent in the
physical characteristics of the land.
Since May of 2002, the Board of Adjustment has been granting variances if any of the listed
requirements were met. As shown in the attached ordinances from Blaine, St. Paul, Plymouth, and
Savage, city codes typically require that a variance request meet all of the criteria listed rather than
any of the criteria.
RECOMMENDED ACTION
Recommend approval of the attached Ordinance amending Section 10-3-6 (C) of the City Code
regarding variances.
Lee Smick, AICP
City Planner
.
.
.
.
CITY OF FARMINGTON
DAKOTA COUNTY, MINNESOTA
ORDINANCE NO.
AN ORDINANCE AMENDING TITLE 10 CHAPTER 3 OF THE FARMINGTON
CITY CODE CONCERNING
VARIANCES
THE CITY COUNCIL OF THE CITY OF FARMINGTON ORDAINS:
SECTION 1. Section 10-3-6 ofthe Farmington City Code is amended to the following:
(C) The board of adjustment may vary the regulations of this title if ftftY all of the
following requirements are met:
SECTION 2. Effective Date. This ordinance shall be effective upon its passage and
publication according to law.
ADOPTED this _day of _,2004, by the City Council ofthe City of Farmington.
CITY OF FARMINGTON
By:
Gerald Ristow, Mayor
ATTEST:
By:
City Administrator
SEAL
By:
City Attorney
Published in the Farmington Independent the _ day of
,2004.
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning Commission ItfC/
FROM:
Tina Schwanz
Planning Intern
SUBJECT:
Amend Section 10-5-7 of the Zoning Code to Delete the Rear Yard Setback
for Multi-Family
DATE:
July 13, 2004
DISCUSSION
Section 10-5-7 of the City Code lists a rear yard setback for multi-family under the R-2
Zoning District. Multi-family is not an allowable use in the R-2 Zoning District. The
specification of a rear yard setback for multi-family in the R-2 Zoning District is therefore
a typographical error that needs to be corrected.
RECOMMENDATION
Recommend approval of an Ordinance (to be provided at meeting on 7/13/04) amending
Section 10-5-7 to delete the rear yard setback for multi-family.
Respectfully Submitted,
r
Tina Schwanz
Planning Intern
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning Commission
\ tJf c./
FROM: Jim Atkinson
Assistant City Planner
SUBJECT: Amend Section 10-2-1 of the Zoning Code to Include a Definition of Mixed-Use
Building and Amend Section 10-5-14 (c) Subdivision 2 of the Zoning Code to
Include Mixed-Use Building as a Conditional Use in the B-2 (Downtown Business)
Zoning District
DATE: July 13, 2004
INTRODUCTION / BACKGROUND
.
The City of Farmington is proposing to add Mixed-Use buildings as a conditional use in the B-2
(Downtown Business) zoning district. Mixed-use buildings are those that have commercial uses
on the lower level and residential uses on upper levels. These types of buildings are common
in traditional downtowns.
The Farmington Housing and Redevelopment Authority (HRA) recently published a Request for
Proposals for the vacant McVicker lot. The request gave priority to those projects that would
construct a mixed-use building on the site. City staff and the HRA also envision mixed-use
buildings in the future when other redevelopment opportunities arise downtown. The City
Code, however, does not currently include any provisions for mixed-use buildings in the B-2
zoning district. Staff is proposing to add such provisions.
DISCUSSION
The following Code amendments are proposed:
10-2-1 - Zoning Definitions
MIXED-USE BUILDING: A single building that includes office, retail, or commercial uses
on at least one (1) floor and residential apartments or condominiums on upper floors.
.
10-5-14 (c) 2 - B-2 Zoning District - Conditional Uses
Mixed-Use Building
ACTION REQUESTED
.
Recommend approval of the proposed Code amendments.
Respectfully Submitted,
q---~
Jim Atkinson
Assistant City Planner
.
.
CITY OF FARMINGTON
DAKOTA COUNTY, MINNESOTA
.
ORDINANCE NO.
AN ORDINANCE AMENDING SECTION 10-2-1 AND
SECTION 10-5-14 ADDING MIXED-USE BUILDINGS AS A
CONDITIONAL USE IN THE B-2 DOWNTOWN BUSINESS
ZONING DISTRICT
THE CITY COUNCIL OF THE CITY OF FARMINGTON ORDAINS:
SECTION 1. Title 10, Chapter 2, Subdivision 1 of the Farmington City Code is amended
by adding a definition for mixed use buildings:
MIXED-USE BUILDING: A single building that includes office. retail. or
commercial uses on at least one (I) floor and residential apartments or
condominiums on upper floors.
SECTION 2. Title to, Chapter 5, Subdivision 14(c)2 of the Farmington City Code is
amended by adding mixed-use buildings as a conditional use in the B-2 zoning district:
.
Conditional:
Mixed-Use Building
SECTION 3. Effective Date. This ordinance shall be effective upon its passage and
publication according to law.
ADOPTED this _day of
Farmington.
, 2004, by the City Council of the City of
CITY OF FARMINGTON
By:
Gerald Ristow, Mayor
ATTEST:
By:
David Urbia, City Administrator
SEAL
By:
City Attorney
.
Published in the Farmington Independent the _ day of
, 2004.
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
{tC/
City Planning Commission \
FROM:
Jim Atkinson, Assistant City Planner
SUBJECT:
Amend Section 10-5-12 of the Zoning Code Related
to Rear Yard Setbacks in the R-D (Downtown
Residential) Zoning District
DATE:
July 13, 2004
INTRODUCTION
The City of Farmington adopted a new Zoning Code in May of 2002 that included many
changes from the previous Code. While drafting the new Code, however, some errors
were made by the consultants that weren't noticed until after adoption of the new
Code. Since adoption of the new Code in 2002, the City has adopted amendments to
correct several of the errors. At this time, staff is requesting an amendment to the
rear yard setback requirement in the R-D (Downtown Residential) zoning district. The
Code currently requires a rear yard setback of 20 feet, but should be only six (6) feet.
DISCUSSION
Staff is requesting the following Code amendment:
10-5-12 (b)(1) - R-D Zoning District
Rear Yard Setback: 10 Q feet
ACTION REQUESTED
Recommend approval of the requested Code amendment.
Respectfully submitted,
q---fJL-
Jim Atkinson
Assistant City Planner
CITY OF FARMINGTON
DAKOTA COUNTY, MINNESOTA
.
ORDINANCE NO.
AN ORDINANCE AMENDING SECTION 10-5-12 OF THE ZONING
CODE RELATED TO REAR YARD SETBACKS IN THE R-D
(DOWNTOWN RESIDENTIAL) ZONING DISTRICT
THE CITY COUNCIL OF THE CITY OF FARMINGTON ORDAINS:
SECTION 1. Title 10, Chapter 5, Subdivision 12 of the Farmington City Code is amended
as follows:
10-5-12 (b)(I)
Rear Yard Setback: ~ Q feet
SECTION 2. Effective Date. This ordinance shall be effective upon its passage and
publication according to law.
ADOPTED this _day of
Farmington.
, 2004, by the City Council of the City of
.
CITY OF FARMINGTON
By:
Gerald Ristow, Mayor
ATTEST:
By:
David Urbia, City Administrator
SEAL
By:
City Attorney
Published in the Farmington Independent the _ day of
, 2004.
.
.
.
.
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 \~ V
Lee Smick, AICP
City Planner
Middle Creek East 2nd Addition Final Plat
/
July 13, 2004
D. R. Horton proposes to plat 53 townhouse lots in the second phase of Middle Creek East.
The platting is proposed for 10 lots east of Eastview Avenue and 43 lots at the southwest
corner of 206th Street and Eastview Avenue. The City Council approved the preliminary
plat on July 17, 2002.
Planning Division Review
Applicants:
Attachments:
Location of Property:
Area Bounded By:
Existing Zoning:
Surrounding Zoning:
Existing Conditions:
D.R. Horton
Colin Roetman
20860 Kenbridge Court, Suite 100
Lakeville, MN 55044
952-985-7827
1. Plat Application
3. Final Plat
2. Landscape Plan
4. Utility and Street Construction Plans
Located in the central portion of the City of Farmington,
west of Pine Knoll Subdivision.
Single-family residential to the east, proposed
town homes to the south, wetlands and town homes to
the west, and town homes to the north.
R-3 - Medium Density Residential PUD
R-1 to the east, and R-3 PUD to north, south, and west.
The property surrounding the proposed plat is under
construction for town home uses.
.
.
.
Topography:
The property is relatively flat.
DISCUSSION
The applicant proposes to plat 53 townhome lots in the second phase of Middle Creek
East. The City Council approved the preliminary plat on July 15, 2002. The plat proposes
buildings similar to the first phase with two, three, and four-unit buildings that are single-
level with a basement.
Plat Area Summary
Multi-Family Residential
Total ROW
Total Lot Area
Total Common Area
Block 1 Area
Block 2 Area
Total Area
53 Lots
1.6050 ac
4.5418 ac
4.5271 ac
8.1691 ac
2.5048 ac
10.6739 ac
Transpotation Analysis
The final plat shows two accesses from the project with a third access to the south in the
future. The first access is 203rd Street. 203rs Street intersects with Pilot Knob Road to
the west and Akin Road to the east, providing an east/west corridor meeting the
requirements of the 2020 Thoroughfare Plan.
203rd Street is considered a minor collector street and is built wit a 70-foot right-of-way
width with a 38-foot wide roadway measured from the front of the curb to the front of
the curb.
The second access is 206th Street, which connects with Pilot Knob Road to the west. This
access is considered a local street and is built with a 60-foot right-of-way width with a 28-
foot wide roadway measured from the front of the curb to the front of the curb. A
sidewalk has been constructed on the south side of 206th Street.
Eastview Avenue connects with 203rd Street on the north and is proposed to connect in
the future with 208th Street on the south. The roadway is considered a minor collector
and is proposed with a 70-foot right-of-way width and 38-foot wide roadway measured
from the front of the curb to the front of the curb. The connection to the south will
eventually allow access through the Farmington Industrial Park to CSAH 50. A sidewalk is
built on the west side of Eastview Avenue and a trail is located on the east side of the
street.
.
.
.
Roadways associated with the multi-family areas will be private streets shown at 22 feet
front to front and will be maintained by a homeowners association. Parking will not be
allowed on private streets.
Landscaping Requirements
Boulevard trees proposed along the east side of Eastview Avenue are required to be
located on the east side of the existing trail. There is not adequate room for the
installation of trees between the curb and the trail in this location.
Engineering Requirements
The Engineering Division recommends the approval of the final plat contingent upon the
resolution of minor engineering issues.
ACTION REQUESTED
Recommend Approval of the Middle Creek East 2nd Addition Final Plat contingent upon the
following items:
1 Boulevard trees be located on the east side of the trail along Eastview Avenue, not
between the curb and trail area.
2. Execution of a Development Contract between the Developer and the City of
Farmington and submission of security, payment of all fees and costs and
submission of all other documents required under the Development Contract.
Lee Smick, AICP
City Planner
Cc: D. R. Horton
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning Commission
FROM:
Kevin Carroll, Community Development Director
SUBJECT:
Concept Plan - Knutsen Property
DATE:
July 13, 2004
INTRODUCTION
New Century, Inc., acting on behalf of property owners Bob and Stan Knutsen, has
submitted portions of an eventual preliminary plat application package, and would
like the Planning Commission to review and comment on this partial submittal.
DISCUSSION
. Note: This agenda item is related to another item ("Conditional Use Permit -
Excavating/Grading - Knutsen Property") that appears on the agenda for the Planning
Commission's meeting on July 13, 2004.
The Knutsen property, which consists of approximately 60 acres, is located at the
southwest corner of the intersection of CSAH 50 and Denmark Avenue. This property
was one of several that the Spruce Street Area Master Plan (adopted by the City
Council on or about September 2, 2003) identified as sites for future
commercial! retail development. Copies of relevant portions of the Master Plan have
been attached hereto.
New Century, Inc. is the company that is assisting the Knutsens with the creation and
implementation of a development plan for their property. New Century recently
submitted (on July 6, 2004) a completed preliminary plat application form and several
drawings that are apparently intended to fulfill some of the requirements for a
complete preliminary plat application package. Copies of two of the aforementioned
drawings have been attached hereto.
.
New Century has indicated a desire to get the Planning Commission's input prior to
the public hearing that will be scheduled when New Century completes its preliminary
plat application package. Staff has therefore agreed to characterize (for purposes of
the July 13th Planning Commission meeting) the drawings submitted by New Century
.
.
.
'\
as an updated !!concept plan" that is available for review and comment by the
Planning Commission.
Due to the short span (two business days) between the submission of the drawings in
question and the deadline for finalizing the 17-item Planning Commission packet for
the July 13th meeting, the Planning Division has not had sufficient time to prepare a
separate written analysis of the updated concept plan. A few preliminary comments
appear below. City staff will provide the Planning Commission with additional verbal
comments at the meeting on July 13th.
Randy Distad, Parks and Recreation Director, has provided comments in the form of a
Memo dated July 8, 2004 (attached).
The primary unresolved issue regarding the updated New Century concept plan is that
it is based upon an alignment of Spruce Street that no longer appears to be feasible.
Members of the City's Engineering Division, along with traffic and environmental
consultants, have been working for several months to develop alignment options for
the portion of Spruce Street between Denmark Avenue (on the east) and the planned
Town Square (on the west). While the "final" option has not yet been determined, all
of the options place the !t"fown Square portion" of Spruce Street further to the north
than New Century has indicated on its concept plan.
I have attached a black-and white copy of a portion of drawing that the Engineering
Division generated during its Spruce Street alignment studies. (This particular
drawing represents one of several potential alignment options.) Portions of the
Knutsen concept plan have been superimposed on this drawing. To illustrate the
existing conflict between the required roadway alignment and the concept plan, the
Town Square area from the Knutsen plan has been shifted to the north to keep it out
of the Spruce Street right-of-way. As you will note, this shifting of the Town Square
causes the Town Square (and the roads around the Town Square) to overlap the two
mixed-use buildings that are part of the Knutsen concept plan. The shifting of the
Town Square, and the alignment of Spruce Street just east of the Town Square, also
impact parking areas that are shown on the Knutsen concept plan.
It is anticipated that City staff and New Century representatives will continue to
discuss this issue and work toward identifying required modifications. City staff's
position is that (a) the Town Square is one of the most critical elements of the Spruce
Street Master Plan, and that (b) the size of the Town Square should not be reduced,
and that (c) the Town Square should remain at the intersection of Spruce Street and
the primary north/south road within the Knutsen development, and that (d) the
concept plan should be modified by moving the Town Square to the north and by
moving or re-orienting the mixed-use buildings so that they remain adjacent to the
re-located Town Square. It is understood that these modifications might necessitate
alterations to other portions of the concept plan. The Planning Commission's
comments on these issues will be useful to all concerned.
2
.
.
.
The Planning Commission is, of course, also encouraged to comment on any other
aspects of the concept plan that may need further discussion or research. New
Century representatives will then be able to take those comments under advisement
as they proceed with the finalization of their preliminary plat application package.
ACTION REQUESTED
Provide comments to City staff and to New Century regarding the updated concept
plan for the development of the Knutsen property.
3
.
.
.
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 Vermillion River Crossing Preliminary Plat
July 8, 2004
INTRODUCTION
The area identified on the Vermillion River Crossing Preliminary Plat was part of an overall master planned
development titled Spruce Street Corridor Master Plan that the City initiated and completed in 2003.
DATE:
DISCUSSION
The following concerns are being raised in regards to the Vermillion River Crossing Preliminary Plat:
1. The Master Plan identified a bituminous trail that was to be constructed on the east side of the commercial
development and along the west side of the most westerly located pond. The preliminary plat submitted shows
no bituminous trail in this location. The Parks and Recreation Director would like to request that the developer
show a bituminous trail in this location on the preliminary plat, which should ensure that the bituminous trail is
constructed in this location. This trail location was also identified on the City's Trail Master Plan.
2. The location of the Town Square shown on the preliminary plat seems to be in conflict with the location of
the future Spruce Street extension alignment. The projected extension of Spruce Street shows that it will cut
through the Town Square if it is left in the current location shown on the preliminary plat. The Parks and
Recreation Director would like to request that the developer move the Town Square north so that the future
Spruce Street extension does not cut through the Town Square. The Parks and Recreation Director would also
like to request that the Town Square remain the size (175 feet by 175 feet) that was identified in the Master Plan.
The Town Square was identified as an important element of the Master Plan and in consideration of the
considerable planning that went into selecting the size and location (always shown as being just north of the
future Spruce Street extension), the Town Square should not be compromised.
3. The Trail Master Plan also identifies a bituminous trail being constructed on the south side ofCSAH 50.
This trail is not shown on the preliminary plat. The Parks and Recreation Director would like to request that the
developer show a bituminous trail in this location on the preliminary plat.
ACTION REQUESTED
There are three actions being requested. First, require the developer to show a bituminous trail on the east side
of the development and along the west side of the most westerly located pond. Second, require the developer to
move the Town Square more north so as to avoid the future Spruce Street extension alignment. Third require the
developer to show a bituminous trail on the north side of the development along the south side ofCSAH 50.
Respectfully Submitted,
~~~
Randy Distad
Parks and Recreation Director
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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:
City Planning Commission
FROM:
Kevin Carroll, Community Development Director
SUBJECT:
Conditional Use Permit - Excavating/Grading - Knutsen Property
DATE:
July 13, 2004
INTRODUCTION
New Century Inc., acting on behalf of property owners Bob and Stan Knutsen, has
applied for a conditional use permit (CUP) that would allow excavating and grading to
begin on the Knutsen property prior to the approval of a preliminary plat for the
commercial development that is expected to occur on that property.
DISCUSSION
The Knutsen property, which consists of approximately 60 acres, is located at the
southwest corner of the intersection of CSAH 50 and Denmark Avenue. This property
was one of several that the Spruce Street Area Master Plan (adopted by the City
Council on or about September 2, 2003) identified as sites for future
commercial/ retail development.
New Century, Inc. is the company that is assisting the Knutsens with the creation and
implementation of a development plan for their property. New Century recently
submitted (on July 6, 2004) a completed preliminary plat application form and several
drawings that are apparently intended to fulfill some of the requirements for a
complete preliminary plat application package. During the week of July 12, City staff
will be providing New Century with a letter or memo specifying the additional items
and information that will have to be submitted in order to complete New Century's
plat application. A full and comprehensive review of the plat application cannot be
commenced until the plat application requirements have been fulfilled. When they
have been fulfilled, decisions can be made regarding (a) the date of the required
public hearing on the plat application and (b) the earliest date on which the City
Council would be able to review the Planning Commission's recommendations
regarding the proposed plat.
Normally no excavation or grading would occur on the Knutsen property until after
the City Council approved a preliminary plat. However, New Century representatives
have indicated a strong desire to begin grading prior to the approval (and perhaps
even prior to the submission) of a completed preliminary plat application package.
.
There is a mechanism by which an applicant can potentially do so. Section 3-22-5 (A)
of the City Code provides, in part, that:
An application for a mine or excavation permit shall be processed in accordance with
the same procedures and requirements...relating to conditional use permits.
However, the hearing shall be held by the city council following a review and
recommendation from the planning commission.
On June 30, 2004, New Century, Inc. submitted an application (see attached) seeking
a Conditional Use Permit for grading the Knutsen property. A few days later, a rough
grading plan was submitted by the applicant's engineer. This plan has been reviewed
by the City's Engineering Division (see attached letter dated July 8, 2004 from Lee
Mann, Director of Public Works/City Engineer). A number of routine additions or
revisions will be required.
If the Planning Commission is inclined to recommend that the City Council approve
the CUP application in this instance, City staff strongly suggests that the CUP include
a condition or provision that explicitly refers to the risks inherent in grading an area
before the development plan for that area has received all required final approvals.
ACTION REQUESTED
.
Recommend approval of a Conditional Use Permit that would allow
excavating/grading to begin on the Knutsen property, subject to the following
conditions:
1. The applicant must obtain final City approval of the rough grading plan
(i.e., after the issues addressed in the attached letter dated July 8, 2004,
and any issues that may subsequently arise, have been properly addressed).
2. The applicant must paid any applicable fees, provide adequate surety in an
amount and form approved by the Director of Public Works, and comply
with any other reasonable conditions imposed by the Director of Public
Works.
3. All excavation and grading activities must be consistent with plans
submitted to and approved by the Director of Public Works.
4. The applicant assumes all risk involved with grading a site before final plat
and street and utility plan approval. Any changes to the grading of a site,
including any corresponding costs necessitated by the resolution of any
design issues identified during the approval process for the final plat and
street and utility construction plans, are the sole responsibility of the
applicant.
.
2
~
..
~~@~n\Yl~ "~
'J JUN 3 0 2004
; l\ 'l
CITY OF FARMINGTON
CONDITIONAL USE PERl\1IT APPLICATION
City of Farmington, 325 Oak Street, Farmington, MN 55024
651-463-7111 F A.X 651-463-l611
For office use
. . PenmtNumber
Applicant Name (please print) ,u€"(..a..) ~~...~ .-s:..., c- ,
Applicant Address G:. C( \ ~ J itlo 'l-t\ :; T:' u....'). Ap.p2E:UrJ)/" @A/. ...s~7a ~
Street CIty 0 State Zip Code
Phone _~ ...yJ',a - ~ ~'-/.s- Fax _(?S;:;it) 4. ~ a - e 80e:J
Lel.al Description of Subject .~roperty: (lot, block, plat name, section, township, range)
~) W <J) C ,,S'C) · Au€- ,-
.
Current Land Use A~
"'
,/
Aroo.t:.of Ownership ~ndarylLot Survey
lication fee Copies of Site Plan
_ Abstract/Resident List *(required 350' from sub'e~-prope
_ Torrens (Owner's Dublicate Certificate of . e uir
/"
For office use only
.0 Requesr Submitted to Planning staff on
Public. Hearing Set for.
Advertised in Local Newspaper:
o. Planning. Commission Action: _ Approved. _ Denied
. City Council Action (if necessary): _Approved _ Denied
. Comments:
.
Conditions Set
Planning Coordinator:
Date:
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
July 8, 2004
Mr. Bob Wiegert
Paramount Engineering & Design
1440 Arcade Street - Suite 200
S1. Paul, MN. 55106
RE: Knutson Property (Rough Grading Plan)
Dear Mr. Wiegert,
Engineering staff has reviewed the rough grading plan that was submitted for the above
referenced project. The following comments need to be addressed with the next submittal.
. Sheet C-l (Rough Grading Plan)
1. Include street names (C.S.A.H 50, etc.).
2. Show and identify property lines.
3. Include contours and topography 150' beyond property lines.
4. Place silt fence around entire perimeter of site.
5. Delaying the excavation of the infiltration basin until the rest of the site has been developed
and pennanently re-vegetated is recommended to minimize sediment accumulation within
the basin. This could be written into the NPDES permit SWPPP.
6. Submit a copy of your Storm Water Pollution Prevention Plan (SWPPP).
Sheet C-2 (Erosion Control Details)
1.
2.
3.
4.
5.
6.
. 7.
Correct note #1 for construction entrance(s) location.
Delete reference to storm sewer construction on note #4 and #15.
Note #9 - Update MnDOT seed mixes to conform to the 2003 Seeding manual (Mix 50B has
been replaced with mix 250. Mix 25B and 26B still exist, but have been modified.).
Delete reference to sod along back of curb in note #11.
The entire site needs to be seeded with a temporary cover crop after grading.
Delaying permanent seeding of the ponds and infiltration basin may be a good idea as their
shape and size may change. A temporary cover crop could be used instead.
Reference and include current City detail Plates (Rock Construction Entrance - City Plate
#ERO-08, Silt fence - City Plate #ERO-O 1).
.
.
.
If you have any questions or Comments regarding these review comments please do not hesitate
to contact me at (651) 463-1600.
Sincerely,
~111 n~
Lee M. Mann, P .E.
Director of Public Works/City Engineer
cc:
.1:vin Carroll, Community Development Director
Lee Smick, City Planner
New Century Development
.
.
.
.3-22-5: APPLICATIONS FOR PERMITS; PROCEDURES, CONTENTS OF APPLICA... Page 1 of2
3-22-5: APPLICATIONS FOR PERMITS; PROCEDURES, CONTENTS OF
APPLlCA TIONS:
(A) An application for a mine or excavation permit shall be processed in accordance with the
same procedures and requirements specified in this code relating to conditional use
permits. However, the hearing shall be held by the city council following a review and
recommendation from the planning commission. All applications dealing with land in
floodplains shall also comply with requirements listed in section 10-5-23 of this code. (Ord.
096-375,7-1-1996; amd. Ord. 002-469, 2-19-2002)
(8) An application for a mine or excavation permit shall contain:
1. The name and address of the operator and owner of the land.
2. The correct legal description of the property where the activity is proposed to occur.
3. A certified abstract listing the names of all landowners owning property within three
hundred fifty feet (350') of the boundary of the property described above.
4. Specifications of the following, using appropriate maps, photographs and surveys:
(a) The physical relationship of the proposed designated site to the community and
existing development;
(b) Site topography and natural features including location of watercourses and water
bodies;
(c) The description and quantity of material to be excavated;
(d) The depth of water tables throughout the area.
5. The purpose of the operation.
6. The estimated time required to complete the operation.
7. The plan of operation, including processing, nature of the processing and equipment,
location of the plant, source of water, disposal of water and reuse of water.
8. Desired haul routes to and from the site.
9. The plans for drainage, water erosion control, sedimentation and dust control.
10. A rehabilitation plan provided for the orderly and continuing rehabilitation of all
disturbed land. Such plan shall illustrate, using photograph maps and surveys where
appropriate, the following:
(a) The contour of land prior to excavation, if available, after completion of excavation
and after completion of rehabilitation;
http://66.113.195.234/MN/Farmington/06023000000005000.htm
7/9/2004
.
.
.
.3-22-5: APPLICATIONS FOR PERMITS; PROCEDURES, CONTENTS OF APPLICA... Page 2 of2
(b) Those areas of the site to be used for storage of topsoil and overburden;
(c) A schedule setting forth the timetable for excavation of land lying within the extraction
facility;
(d) A timetable for the rehabilitation of land lying within the excavation facility shall be
submitted to the City well in advance of the completion of excavation activities;
(e) The slope of all slopes after rehabilitation, based upon proposed land uses, and
description of the type and quantity of plantings where revegetation is to be conducted;
and
(f) The criteria and standards to be used to achieve final rehabilitation as well as
intermittent stabilization.
11. A statement identifying the applicant's program to ensure compliance with the permit
conditions, method of response to complaints and resolving conflicts that may arise as a
result of complaints. (Ord. 092-278, 8-3-1992)
http://66.113.195.234/MNlFarmingtonl06023000000005000.htm
7/9/2004
.
.
.
,
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning Commission
FROM:
Kevin Carroll, Community Development Director
SUBJECT:
MUSA Review Committee Recommendation
(Manley Land Development)
DATE:
July 13, 2004
INTRODUCTION
The MUSA Review Committee has recommended that the City Council grant MUSA to
two parcels of property owned by Manley Land Development, Inc. The Planning
Commission's comments on this recommendation are desired.
DISCUSSION
land cannot be developed within the City of Farmington unless it lies within the
Metropolitan Urban Service Area [MUSA]. Municipal sewer services cannot be
extended to any area that is outside of the MUSA.
Subject to subsequent approval by the Metropolitan Council, the Farmington City
Council decides which parcels of land in Farmington will or will not be tfMUSA
properties." To assist the City Council in making such decisions, initial research and
screening has (in Farmington) traditionally been conducted by a Council-appointed
MUSA Review Committee.
Late last year, the City Council implemented some modifications regarding the
composition of the MUSA Review Committee. The Council then appointed 10
individuals to serve on the Committee. The Committee began meeting in December
of 2003. The Committee conducted its seventh meeting on June 23, 2004.
At their June 23rd meeting, the Committee members unanimously recommended that
two parcels of land (a total of 87.5 aces) owned by Manley land Development, Inc. be
immediately included within the Metropolitan Urban Service Area. The Committee
did so for reasons that included the following:
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1.
The western portion of the Manley property can be accessed from the
existing portion of 195th Street.
The Manley property is adjacent to and immediately south of the alignment
of the future easterly extension of 195th Street. The proximity of the
Manley property to this critical transportation corridor will promote or
facilitate its construction, thereby satisfying Priority #1 of the MUSA
Expansion Criteria (see attached).
The uses proposed for the Manley property (low-density residential) are
consistent with the City's 2020 Comprehensive Plan, and the property is
located near existing infrastructure (sanitary sewer, storm sewer, water,
etc.), thereby satisfying Priority #3 of the MUSA Expansion Criteria.
The Manley property is located in or near the central portion of the City, it
is within the existing City boundaries, and municipal services can be easily
provided to the property, thereby satisfying Priority #4 of the MUSA
Expansion Criteria
The owner/developer of the Manley property has convincing demonstrated
its willingness and ability to initiate residential development immediately
upon the granting of MUSA, thereby satisfying Priority #6 of the MUSA
Expansion Criteria.
2.
3.
4.
5.
Manley Land Development has already submitted a concept plan for review by City
staff and by the Planning Commission. Staff comments on the concept plan will be
conveyed to the Planning Commission at its meeting on July 13th as part of an agenda
item C'Parkview Ponds Concept Plan") that is separate from (but still related to) this
particular MUSA agenda topic.
.
The MUSA Review Committee's recommendation regarding the Manley property is
essentially an interim step in the overall MUSA Review process. Further consideration
will be given to other properties at the Committee's upcoming meetings on July 15,
2004 and July 22, 2004.
ACTION REQUESTED
Motion to forward to the City Council, with the Planning Commission's approval, the
MUSA Review Committee's recommendation that the 87.5 acres owned by Manley
Land Development, Inc. (identified as r'H" on the 2004 MUSA Map) be immediately
included within Farmington's Metropolitan Urban Service Area [MUSA].
.
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Priority #1
Priority #2
Priority #3
Priority #4
MUSA EXPANSION CRITERIA
Revised 4-29-04
Proximity of property to transportation corridors (Le. 195th Street
between Akin Road and TH 3, 20ath Street between CSAH 31 and
TH 3, 220th Street west of Denmark Avenue, etc.) to promote
construction of transportation corridors as identified in the City's
2020 Comprehensive Plan..
Preference will be given to MUSA applications that could
reasonably be expected to expedite or facilitate retail and
commercial growth.
Proposed land uses (i.e. Low, Low/Medium, Medium and High
Density Residential, Business, Industrial, Parks/Open Space, etc.)
that supports and are consistent with the City's 2020
Comprehensive Plan and/or are consistent with the City's current
Zoning Map.
Ancillary to Priority - Proximity to existing infrastructure
(including an analysis of whether it is economically feasible to
connect to existing and/or planned infrastructure identified in the
2020 Comprehensive Plan).
Proximity to the central area of City (east of Pilot Knob Road,
south of the 195th Street alignment, and within existing City
boundaries) to promote the connection of the northern and
southern portions of the City.
Ancillary to Priority - Feasibility of providing municipal services
(police, fire, or public works) to the proposed property.
Priority #5 MUSA expansion areas should generally follow section lines,
natural drainage ways and sanitary sewer districts.
Priority #6 Other criteria that may be determined by the Planning
Commission and City Council, including a' requirement that
development must occur within five (5) years of the granting of
MUSA.
- Location/ Acreage Requirements for Schools
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.
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning Commission \~(/
FROM:
Jim Atkinson
Assistant City Planner
SUBJECT:
Parkview Ponds Concept Plan
DATE:
July 13, 2004
INTRODUCTION
Frank Blundetto of Manley Land Development, Inc., has submitted a concept ~lan for
the proposed Parkview Ponds residential development located south of 195t Street
and east of Akin Road. 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 subject property is zoned A-1 (Agriculture) and is designated Restricted
Development in the Comprehensive Plan. The property is NOT currently located
within the existing MUSA boundary. These issues are outlined below.
Zoning
Prior to plat approval, a rezoning will be necessary. Based on the concept plan, the R-
1 (Single Family Residential) zoning district would be appropriate. The R-1 district
requires a minimum of 10,000 square feet per lot and at least 75 feet of street
frontage. The rezoning could be applied for and acted on by the City Council prior to
preliminary plat submittal or simultaneously with the platting process.
Comprehensive Plan
The property is designated Restricted Development in the Comprehensive Plan.
Restricted Development is considered to have higher amenities within the
development, such as a chain of lakes, lower density, etc. Given the number and size
of the ponds shown on the concept plan, the low density, and that most of the lots
have rear property lines abutting ponds rather than other lots, the concept plan is
consistent with the Restricted Development designation in the Comprehensive Plan.
Therefore, a Comprehensive Plan amendment is not necessary.
. MUSA
The property is NOT currently within the existing MUSA boundary, but the property
owner has applied for MUSA. The MUSA Review Committee recently recommended
that this property receive MUSA immediately. The Planning Commission will review
the recommendation of the MUSA Review Committee at its meeting on July 13, 2004.
If the Planning Commission concurs with the MUSA Review Committee, the
Commission will recommend MUSA allocation to the property. The City Council would
review the Commission's recommendation at its meeting on July 19, 2004 and has the
authority to grant MUSA to the property at that time.
Parks and Trails
As shown on the concept plan, a 4.3 acre park is proposed on the southeast corner of
the property. There are also trails shown on the two (2) proposed collector roads.
Randy Distad, Parks and Recreation Director, has provided comments regarding the
proposed park and trails. His comments are included in a separate memo attached to
this report.
.
Transportation
The concept plan shows a connection to 195th Street at Embers Avenue. A second
potential access to the development would connect to Akin Road at 198th Street. This
access point may be difficult given wetlands in the area, but is shown on the map.
Delineation of the wetlands would be necessary to determine whether the connection
is feasible.
The City is in the process of amending the Thoroughfare Plan to include future
collectors in the area east of Akin Road and south of 195th Street. The proposed plan
shows two (2) minor collectors present on the subject property (see attached
thoroughfare plan map). As shown on the concept plan, the road design is consistent
with the proposed thoroughfare plan amendment.
Timing of the development has raised some concerns regarding the road system. If
Parkview Ponds is developed independently (prior to the Murphy property to the
east), all traffic would be routed through the intersection of the future Embers
Avenue extension and the 198th Street extension. The City does not typically allow
one (1) access point to a large development such as this. However, if the Murphy
property were to develop soon after Parkview Ponds, the period of time that the
traffic would be routed through the single intersection may be short enough to
minimize potential problems associated with a single access point. The future
connections located on the Murphy property could possibly be constructed prior to
build-out of Parkview Ponds, further minimizing the need for additional immediate
connections. The City will further discuss this issue to determine what other options
may be available.
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.
ACTION REQUESTED
Provide comments to the applicant regarding the concept plan.
Respectfully submitted,
Cl '-- at:-- ~ '
Jim Atkinson
Assistant City Planner
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