HomeMy WebLinkAbout04.08.03 Planning Packet
Conditional Use Permit to Operate a Bed and Breakfast and Hold Special Event$;
at 520 Oak Street
Applicant: Steve and Lisa Bolduc
City of Farmington
315 Oak Street
. Farmington, MN 55024
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AGENDA
'PLANNING COMMISSION MEETING
REGULAR
April 8, 2003
7:00 P.M.
CITY COUNCIL CHAMBERS
,
1. CALL TO ORDER
2. APPROVAL OF MINUTES
a) March 1 t, 2003
3. PUBLIC HEARINGS
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a)
b) Preliminary and Final Plat - Riverside West
Applicant: John Benedict and Brian Budenski
4. DISCUSSION
A Proud Past - A promisllll Future
Committed to ProvfdlngHfgh Quality,
Timely and Responsive SeMte to Alt
Of Our CustQtne;,
. a) Discussion Regarding Operating a Daycare in the Industrial Park
Applicant: Jan Karrmann
b) Sketch Plan Review - Knutsen Property
Applicant: Matt Alexander - New Century
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
FROM: Jim Atkinson
Assistant City Planner
SUBJECT: Conditional Use Permit - Operate a Bed and Breakfast in an R-D
(Downtown Residential) Zoning District
Applicant: Steve and Lisa Bolduc
DATE: April 8, 2003
INTRODUCTION
Steve and Lisa Bolduc have requested approval of a Conditional Use Permit to
operate a bed and breakfast and hold special events on the property located at 520
Oak Street. The property is zoned R-D, Downtown Residential.
Planning Division Review
Applicant:
Steve and Lisa Bolduc
520 Oak Street
Farmington, MN 55024
Attachments:
Letter from Applicant
Location Map
1.
2.
location of Property:
520 Oak Street
Surrounding land Uses:
Single-family residential surrounds the property.
Existing Zoning:
R-D (Downtown Residential District)
Comprehensive Plan:
Low / Medium Density Residential
Current land Use:
Single Family Home
Proposed land Use:
Bed and Breakfast
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DISCUSSION
According to the Zoning Ordinance, the following conditions must be met regarding
the operation of a bed and breakfast:
1. The structure is listed on the National Historic Register, designated on
the City's list as a Farmington Heritage landmark or identified as a
historically significant property by the Heritage Preservation Commission.
The Heritage Preservation Commission has determined that the property
is historically significant.
2. The bed and breakfast shall be occupied by the owner or an agent of the
owner.
The owners will occupy the facility.
3. At least two off-street parking spaces shall be provided onsite for the
owner or manager and one additional parking space per rental unit.
Parking spaces shall be hard surfaced with concrete or asphalt and shall
be well-drained. The parking shall not be located between the front face
of the principal structure and the street.
The facility would have three (3) rental units resulting in a parking
requirement of five (5) spaces. The applicants are proposing to expand
the existing driveway adjacent to 6th Street to accommodate the
required number of parking spaces.
4. The dining facilities shall not be open to the public and shall be used
exclusively by the registered guests unless allowed as a separate
permitted or special use.
The dining facilities would be used strictly by registered guests.
5. An identification sign not exceeding four square feet may be located on
the site. The sign must match the architectural features of the
structure. The sign may be located on the house or five feet from the
property line. The sign may not be illuminated.
A sign permit must be issued prior to placing a sign on the property. Sign
permits are issued by the Community Development Department.
6. A maximum of five bed and breakfast units may be established in a
structure and at least one bedroom must be reserved by the property
owner(s).
2
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The facility will consist of three (3) rental units and one (1)
owner/manager occupied unit.
7. The owner of the bed and breakfast shall maintain a guest register
showing the name, address, motor vehicle license number, and inclusive
dates of visits of all guests. No guest shall be permitted to rent
accommodations or remain in occupancy for a period in excess of
fourteen (14) calendar days during any consecutive ninety-day (90) day
period.
8. The structure and performance of the operation of the bed and breakfast
and residence shall comply with all local, county, and state regulations.
9. The facility shall obtain all applicable local, county, and state licenses as
required for food service, lodging, and other services provided at, or in
conjunction with, the facility.
10. The property shall comply with all bulk and density standards required in
the applicable zoning district.
The property currently complies with this requirement.
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11. The property shall comply with applicable screening and landscaping
standards required by the Zoning Ordinance.
The property currently complies with this requirement.
12. All rental units shall be established within the principal structure. This
requirement may be waived if the Planning Commission determines that
an existing accessory structure is suitable for use as a bed and breakfast
unit. The waiver shall be included with the conditional use permit.
All three (3) units would be located in the principal structure.
13. The Planning Commission may modify standards or require additional
standards that are site specific in order to assure the compatibility of the
bed and breakfast activities with the neighborhood in which it is located.
14. The Planning Commission reserves the right to review the conditional use
permit annually and either continue or modify the conditions of the
permit.
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15. The Planning Commission reserves the right to terminate the conditional
use permit any time the owner fails to adhere to the standards or
conditions established by this Section or contained in the conditional use
permit.
3
. 16. All Bed and Breakfasts shall obtain a Bed and Breakfast License from the
City of Farmington prior to commencing operation. Licenses shall be
renewed annually to ensure that all provisions of initial approval are
satisfied.
Special Events
In addition to operating a bed and breakfast, the applicants are requesting
approval to hold special events on the property. Special events would include
weddings, receptions, etc. Specifically, the applicants are requesting a maximum
of 12 events per year with a maximum of 150 people allowed per event. The
Planning Commission has the authority to include such a provision in the
conditional use permit and may regulate the number of events allowed and the size
of the events. The Planning Commission also has the authority to not allow such
events.
Notice of the public hearing was sent to property owners within 350 feet of the
proposed bed and breakfast. At the time of this memo, one (1) resident has
contacted the City expressing concerns regarding the special events. According to
the resident, parking on City streets would be too great an impact on the
neighborhood and is requesting that special events not be allowed on the property.
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Timing
According to the City Code, conditional use permits expire in one (1) year after
approval if progress has not been made to implement the purpose of the permit.
According to the applicant, the bed and breakfast is not likely to open within one
(1) year given the amount of renovation that is planned for the house. They would,
however, wish to proceed with securing the permit prior to investing a large
amount of money into the renovation. Staff believes this reason warrants extending
the expiration date of the permit and is included as a condition of approval below.
ACTION REQUESTED
Approve the Conditional Use Permit contingent upon the following:
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1. The applicant shall comply with all requirements provided in the Zoning Code
(and listed in this memo) for bed and breakfast facilities. This includes securing
approval from outside agencies regarding food, lodging, and other necessary
agencies.
2. The applicant shall apply for a bed and breakfast license.
3. A sign permit shall be required for any signage on the site.
4. The applicant shall complete all improvements required by the Building Official
and Fire Marshal prior to opening for business.
5. The existing driveway adjacent to 6th Street shall comply with driveway
standards found in the Zoning Code if it is expanded.
4
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6. The conditional use permit shall expire on April 8, 2005 if substantial progress
has not been made to open the bed and breakfast.
Respectfully Submitted,
q~ ()J;=,
Jim Atkinson
Assistant City Planner
cc: Steve and Lisa Bolduc
5
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March 20, 2003
Dear Members of the Board
Let us introduce ourselves. We are Steven and Lisa Bolduc. We are the new
homeowners of Farmington historic TC Davis home on 520 Oak St. Our intentions are
to open this house as a Bed and Breakfast business, and we will to continue to have
permanent residence in the home. Parking is available on the property. The driveway will
be widened to allow 3 guest vehicles to park which will be 1 parking space per rental unit.
Private dining will be furnished for guests of each rental unit. We will provide a posted
sign within the cities ordinance regulations. There will be 3 available rental units and one
additionaIliving quarters for the innkeepers. All guests will provide names, addresses, and
vehicle identifications upon arrival. Each rental unit will be priced per 24 hour period, not
to exceed the 14 day limitation as stated in the ordinance. We would request a special
use permit for large special events such as Weddings, Family reunions, Company and/or
Corporate functions as well as The City of Farmington community events. The special use
permit will be under the condition of allowing only 3 room rentals of not more then 4
persons per room per 24 hour period and not to exceed the 14 consecutive days as stated
in the City of Farmington Dakota County Ordinance No. 002-483 section 7b paragraph
#7. The requested special use permit will be limited to and not more the 12 events per year
and not to exceed 150 persons per event. Any special events requiring the serving of
food and beverages will be catered by a licensed food handler provided by a designated
attendee of the event as agreed upon by both innkeepers and attendees. The stated special
use permit will be reviewed and evaluated for changing conditions annually by both the
City of Farmington and the Innkeepers. All state, county and city inspections will be
completed before opening for business, as well as obtaining the appropriate licenses to
conduct the bed and breakfast. All rental units are within the home structure. It is
understood that the Planning Commission reserves the right to review the conditional use
permit annually and terminate the permit any time the owner fails to adhere to the standards or
conditions established by this Section. Thank you for your attention to our request of the Special Use
Permit.
(~/
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Lisa R. Bolduc.
Innkeepers.
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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 \?pv
FROM:
Kevin Carroll, Community Development Director
Jim Atkinson, Assistant City Planner
SUBJECT:
Discussion Regarding Daycare in the Industrial Park
DATE:
April 8, 2003
INTRODUCTION
Ms. Jan Karrmann is working with the Housing and Redevelopment Authority (HRA) to
purchase land in the Farmington Industrial Park to construct a commercial daycare
facility. Ms. Karrmann is seeking general comments from the Planning Commission in
order to determine whether the proposed daycare and certain elements of the
daycare would be appropriate in this location.
DISCUSSION
The following approvals would be necessary to operate a daycare at this location:
1. Preliminary and Final Plat - As shown on the attached subdivision plan, the existing
property would be divided into three (3) separate parcels. Ms. Karrmann would
purchase Lot 2 for the daycare facility and the remaining lots would be sold
separately. Lot 3 would have temporary access from 208th Street until a road is
constructed adjacent to the east property line. The temporary access would
remain part of Lot 3 after a permanent access is provided.
2. Conditional Use Permit - Commercial Daycare is allowed as a conditional use in the
IP (Industrial Park) Zoning District.
3. Variance from the lot width requirement - According to the Zoning Code,
properties in the Industrial Park must have at least 150 feet of street frontage. If
the property were platted as depicted on the attached subdivision plan, Lot 3
would have 100 feet of frontage on 208th Street, 50 feet less than required. Staff
believes that the configuration depicted on the attached subdivision plan is the
best option and would support a variance.
4. Variance from the building material requirements - The Zoning Code regulates the
type of construction materials allowed in the Industrial Park. Although commercial
daycare facilities are allowed as a conditional use in the Industrial Park, design
standards for daycare facilities were not distinguished from industrial uses. The
Industrial Park design standards are as follows:
/
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1. Exterior Walls: Exterior walls of buildings to be constructed shall consist of one or
more of the following materials and shall receive prior approval of the city:
(a) Brick: Size, type, texture, color and placement shall be approved.
(b) Stone: Stone shall have a weathered face or shall be polished, fluted or broken
face.
(c) Concrete Masonry Block: Concrete masonry block shall be those generally
described as "customized architectural concrete masonry units" or shall be
broken faced brick type units with marble aggregate. All concrete masonry
units shall be coated with a city approved coating. There shall be no exposed
concrete block on the exterior of any building unless approved by the city.
(d) Concrete: Concrete may be poured in place, tilt up or precast; and shall be
finished in stone, textured or coated, with a minimum life expectancy of ten
(10) years.
.
2. Alternate Materials: Alternate exterior surface materials of preengineered metal
may be substituted in an amount not to exceed six percent (6%) of the exterior
wall surface area of each building if the following conditions apply:
(a) Used for housing or screening equipment necessary to the manufacturing
operations;
(b) Architecturally compatible with the building as a whole as determined by the
city planning division;
(c) Compliance with any additional screening and/ or landscaping requirements of
the city; and
(d) Modifications are made with prior written approval of the city planning
division.
Ms. Karrmann's contractor has indicated that she does not intend to have him
construct a building that consists of brick, stone, concrete masonry block, concrete,
or pre-engineered metal, which are the only allowable building materials identified in
the Industrial Park design standards. The elevation drawings submitted by Ms.
Karrmann indicate that the proposed building will have a partial brick fac;:ade on the
front (south) side, consisting of nine courses of brick (from the ground to the bottom
of the windows), plus two narrow brick columns from the ground to the eaves at the
southwest and southeast corners of the building.
A material commonly referred to as ffHardiplank" has been proposed for the east,
west and north sides of the daycare building, and for approximately 75% of the front
(south) side. Hardiplank is lap siding that is composed of Portland cement, ground
sand, cellulose fiber and certain additives (see attached specifications). The Planning
Commission should determine whether this product satisfies the requirements of the
Industrial Park design standards. Staff has solicited opinions on this subject from the
City's Building Official and from the City Attorney, and their comments will be
conveyed to the Commission at Tuesday night's meeting. If Hardiplank is determined
to be ffconcrete," no variance will be required.
.
However, if it is determined that Hardiplank is NOT an approved building material
under the Industrial Park design standards, Ms. Karrmann will presumably be
interested in determining whether the Planning Commission would be willing to grant
a variance in this instance (if she applied for one). The options available to the
Commission would seem to include:
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.
.
1.
A determination that the Planning Commission would probably not grant any
kind of variance.
A determination that the Planning Commission would probably grant a
variance and approve the building materials as proposed by the applicant.
A determination that the Planning Commission would probably grant a
variance IF the applicant modified her construction plans so that they
deviated less from the Industrial Park design standards. (For example:
revising the plans to include more brick, such as 100% brick on the front and
partial brick facades or brick architectural elements on the east and west
sides. )
2.
3.
As shown on the attached elevation drawings, the proposed daycare would have a
residential appearance, which is much different than the appearance of a typical
industrial building. A cogent argument could be made that some flexibility should be
exercised with regard to the usual design elements, given the proposed use. On the
other hand, if the daycare operation ceased for any reason, the building might be
difficult to resell for an industrial use. The Planning Commission should consider and
discuss all of the aforementioned factors in determining whether the proposed design
and the proposed building materials are appropriate for this location.
ACTION REQUESTED
Provide comments and guidance for the applicant and for City staff regarding the
proposed commercial daycare facility.
itted,
(j ~-,
Jim Atkinson
Assistant City Planner
Attachments:
1. Proposed Subdivision Plan
2. Proposed Site Plan
3. Description of Proposed Building Materials
4. Elevation Drawings
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LAP SIDING
SHINGLE SIDING
Dislrihllted hv:
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71111 rllll'rald Slrl'l'I' Sf. 1':1lI1. ,\1:" 5511-1-IOC.l
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Thickness:
Weight:
Length:
Widths:
Smooth
5/16"
2.3 Ibs./sq.ft.
12' planks
5 1/4" (4" exposure)
6 1/4" (5" exposure)
7 1/4" (6" exposure)
8 1/4" (7" exposure)
9 1/4" (8" exposure)
12" (103/4" exposure)
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Beade" Cedarmill<!:l and
Beaded Smooth lnot shown)
Thickness:
Weight:
Length:
Widths:
Beaded Cedarmill~
5/16"
2.3 Ibs./sq.ft.
12' planks
8 1/4" (7" exposure)
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Colonial Smooth lnot shown)
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Fuel Contribution 0
Smoke Developed 5
THERMAL RESISTANCE
(Approximate values)
5/16" thick:
1/4" thick:
R=0.15
R=O,13
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1-866-4-HARDIE
www.jameshardie.com
26300 La Alameda, Suite 250
Mission Viejo, CA 92691
@2002 James Hardie Building Products, Inc. Printed in the U.S.A.
TM, @ and @ denote trademarks owned by James Hardie Research Pty Limited ACN 066 114092.
JH90016TBNO 4/02
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Home >> Siding Products >> Builder >> Products & Home Styles >> ColorPlus'.' Collection ?> Warranty
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ColorPlus™ Collection Warranty
50-Year Express Limited Transferable Product Warranty
1. LIMITED WARRANTY COVERAGE: James Hardie Building Products, Inc. ("Hardie") warr.
(for installation within the U.S. and Puerto Rico) to the purchaser and all transferees prior
including the first owner of the structure to which the Product is applied, and the first trar
of such structure (each a "covered person") that when manufactured, the Hardie Fiber-C€
Plank or Panel Product (HARDIPLANK @ or HARDIPANEL @ , the "Product") complies with
Cl186, as Grade II, Type A and was free from defects in material and manufacture. Wher
for its intended purpose, properly installed and maintained according to Hardie's publishe
installation instructions, the Product for a period of 50 years from the date of purchase wi
remain non-combustible, (b) resist damage caused by hail or termite attacks, and (c) will
crack, rot or delaminate.
If during the Warranty period, any Product proves to be defective, Hardie, in its sole ctiscr
shall replace the defective Product before it is installed, or, during the first year, reimburs
covered person for resulting losses up to twice the retail cost of the defective portion of tl
Product. During the 2nd through the 50th year, the warranty payment shall be reduced b
each year such that after the 50th year no warranty shall be applicable. If the original ret
cannot be established by the covered person, the cost shall be determined by Hardie in it
and reasonable discretion.
About James Hardie I Contact Us I Site Map I Search I Disclaimer I Privacy Policy
http://www.jameshardie.comlbuilder/prodhome/colorplus _warranty. php
3/31/2003
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