HomeMy WebLinkAbout03.11.03 Planning Packet
City of Farmington
325 Oak Street
Farmington, MN 55024
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AGENDA
PLANNING COMMISSION MEETING
REGULAR
March 11, 2003
7:00P .M.
CITY COUNCIL CHAMBERS
1. CALL TO ORDER
2. APPROVAL OF MINUTES
a) February 11, 2003
3. PUBLIC HEARINGS
a)
Conditional Use Permit for a Billboard (West of Pilot Knob Road)
Applicant: Fredrickson Outdoor Advertising
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b) Conditional Use Permit for a Billboard (East of Pilot Knob Road)
Applicant: Fredrickson Outdoor Advertising
c) Conditional Use Permit - Farmington High School Addition
Applicant: A TSaR
d) Preliminary 8: Final Plat and Wetland Alteration Permit - Emmaus Grove
Applicant: Farmington Lutheran Church
e) Preliminary Plat - Meadow Creek 3rd Addition.
Applicant: Progress Land Company
f) PrelirJ1inary and Final Plat - Glenview Commercial Addition
Applicant: Tim Giles
g) Rezoning - 18 Walnut Street (Tower View Apartments) R-4 toR-5
Applicant: City of Farmington
4. 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~u
FROM:
Jim Atkinson
Assistant City PLanner
SUBJECT:
Conditional Use Permit for a Billboard (West of Pilot Knob Road)
Applicant: Fredrickson Outdoor Advertising
DATE:
March 11, 2003
INTRODUCTION
Fredrickson Outdoor Advertising is requesting approvaL of a conditional use permit
to locate a billboard along the west side of Pilot Knob Road and north of Highway
50. Billboards are aLLowed as a conditional use in aLL industrial zoning districts.
BACKGROUND
The Planning Commission discussed this request at the February 11, Z003 meeting
and continued the public hearing to the March 11, 2003 meeting. The Commission
was concerned that the billboards would immediately become nonconforming upon
adoption of a new sign ordinance that would prohibit billboards along Pilot Knob
Road.
The City Council adopted the new sign ordinance on February 18, 2003, but did not
include the prohibition of billboards adjacent to Pilot Knob Road. Therefore, this
request for a billboard complies with the location requirement established in the
recently adopted sign ordinance.
Planninl! Division Review
Applicant:
Fredrickson Outdoor Advertising
6905 Z90th Street
Northfield, MN 55057
Attachments:
1.
2.
Location Map
Sign Dimensions
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.
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Existing Zoning:
1-1 (Industrial)
Comprehensive Plan:
Industrial
Current Land Use:
Agriculture
DISCUSSION
According to the City Code, billboards must comply with the following provisions:
1. Billboards and other off-premises advertising signs shall be permitted
only in I Districts and only where adjacent street speed limit is fifty
(50) miles per hour or higher.
The proposed location along Pilot Knob Road is zoned 1-1 (Industrial)
and the speed limit is 55 miles per hour.
2. A conditional use permit is required for all billboard and other off-
premises advertising signs.
3. The maximum sign size shall be three hundred (300) square feet in sign
area. Billboards may incorporate cutouts protruding beyond the
framed perimeter of the sign face, providing the total sign area does
not exceed three hundred fifty (350) square feet.
The proposed billboard would be 300 square feet in area. No
protruding elements are proposed at this time, but could be
incorporated as long as the total square footage of the sign remains
less than 350 square feet.
4. The maximum height to the uppermost portion of any advertising
device shall be thirty feet (30'). The building setback limitation for
the zoning district in which the sign is located shall apply to setbacks
for advertising signs.
The proposed sign would be 30 feet in height and would be setback
from the property line 50 feet as required in the 1-1 Zoning District.
5. The minimum radius distance between advertising signs shall be one
thousand five hundred feet (1,500').
No other billboards currently exist in the area. The other sign
proposed in conjunction with this application would not be located
within 1,500 feet.
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6. No billboard or other off-premises advertising. sign structure shall be
constructed within five hundred feet (500') of any park or residential
zoning district.
The proposed sign would not be located within 500 feet of any park
or residential zoning district.
7. No billboard or other off-premises advertising sign shall be located
closer to any intersection than five hundred feet (500').
The proposed sign would not be located within 500 feet of any
intersection.
8. Billboards and other off-premises advertising signs shall be a single
support, metal structure, free of supports or guy wires. The metal
shall be treated in such a manner as to prevent deterioration.
As shown on the attached sign dimension diagram, the proposed sign
would be constructed with a single support and would not include the
use of guy wires or additional supports.
9. Billboards may be illuminated provided that there are no flashing,
intermittent or moving lights; and that beams or rays of light are not
directed toward any portion of public streets.
This proposal does not address illumination but could be incorporated
in compliance with this provision.
10. Billboards and other off-premises advertising signs are permitted in
undeveloped land areas. When a plat is approved and improvements
are in place, the billboard must be removed from the site. (Ord. 090-
228, 2-5-90)
The proposed location is currently undeveloped as required in this
provision. This site, however, is zoned Industrial and is therefore a
potential site for industrial development. The applicant and property
owners are aware of this provision and understand that the sign must
be removed when the property is developed. Approval of a
conditional use permit should require that the sign be removed prior
to platting the property.
ACTION REQUESTED
Consider the Conditional Use Permit contingent upon the following:
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1. The billboard shall be removed prior to platting the property.
2. A sign permit shall be issued prior to constructing the sign.
Respectfully Submitted,
Jim Atkinson
Assistant City Planner
cc: Fredrickson Outdoor Advertising
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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
fJf (.,-
FROM: Jim Atkinson
Assistant City Planner
SUBJECT: Conditional Use Permit for a Billboard (East of Pilot Knob Road)
Applicant: Fredrickson Outdoor Advertising
DATE: March 11, 2003
INTRODUCTION
Fredrickson Outdoor Advertising is requesting approval of a conditional use permit
to locate a billboard along the east side of Pilot Knob Road and north of Highway
50. Billboards are allowed as a conditional use in all industrial zoning districts.
~ BACKGROUND
The Planning Commission discussed this request at the February 11, 2003 meeting
and continued the public hearing to the March 11, 2003 meeting. The Commission
was concerned that the billboards would immediately become nonconforming upon
adoption of a new sign ordinance that would prohibit billboards along Pilot Knob
Road.
The City Council adopted the new sign ordinance on February 18, 2003, but did not
include the prohibition of billboards adjacent to Pilot Knob Road. Therefore, this
request for a billboard complies with the location requirement established in the
recently adopted sign ordinance.
Planning Division Review
Applicant:
Fredrickson Outdoor Advertising
6905 290th Street
Northfield, MN 55057
Attachments:
1.
2.
Location Map
Sign Dimensions
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Existing Zoning:
IP (Industrial Park)
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Comprehensive Plan:
Industrial
Current land Use:
Agriculture
DISCUSSION
According to the City Code, billboards must comply with the following provisions:
1. Billboards and other off-premises advertising signs shall be permitted
only in I Districts and only where adjacent street speed limit is fifty
(50) miles per hour or higher.
The proposed location along Pilot Knob Road is zoned IP (Industrial
Park) and the speed limit is 55 miles per hour.
2. A conditional use permit is required for all billboard and other off-
premises advertising signs.
3. The maximum sign size shall be three hundred (300) square feet in sign
area. Billboards may incorporate cutouts protruding beyond the
framed perimeter of the sign face, providing the total sign area does
not exceed three hundred fifty (350) square feet.
The proposed billboard would be 300 square feet in area. No
protruding elements are proposed at this time, but could be
incorporated as long as the total square footage of the sign remains
less than 350 square feet.
4. The maximum height to the uppermost portion of any advertising
device shall be thirty feet (30'). The building setback limitation for
the zoning district in which the sign is located shall apply to setbacks
for advertising signs.
The proposed sign would be 30 feet in height and would be setback
from the property line 50 feet as required in the IP Zoning District.
5. The minimum radius distance between advertising signs shall be one
thousand five hundred feet (1,500').
No other billboards currently exist in the area. The other sign
proposed in conjunction with this application would not be located
within 1,500 feet.
2
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6. No billboard or other off-premises advertising sign structure shall be
constructed within five hundred feet (500') of any park or residential
zoning district.
The proposed sign would not be located w;tMn 500 feet of any park
or residential zoning district.
7. No bil~board or other off-premises advertising sign shall be located
closer to any intersection than five hundred feet (500').
The proposed sign would not be located witMn 500 feet of any
intersection.
8. Billboards and other off-premises advertising signs shall be a single
support, metal structure, free of supports or guy wires. The metal
shall be treated in such a manner as to prevent deterioration.
As shown on the attached sign dimension diagram, the proposed sign
would be constructed with a single support and would not include the
use of guy wires or additional supports.
.
9. Billboards may be illuminated provided that there are no flashing,
intermittent or moving lights; and that beams or rays of light are not
directed toward any portion of public streets.
This proposal does not address Hlumination but could be incorporated
in compliance with this provision.
10. Billboards and other off-premises advertising signs are permitted in
undeveloped land areas. When a plat is approved and improvements
are in place, the billboard must be removed from the site. (Ord. 090-
228, 2-5-90)
The proposed location is currently undeveloped as required in this
provision. This site, however, may be developed as an addition to the
Farmington Industrial Park in the future. Given the geographical
proximity to the existing industrial park, several companies and
individuals have expressed interest in securing land in the expansion
area. The City, based on the amount of interest, believes that the
industrial park expansion could occur in the very near future. A
preliminary design of the possible business park expansion is included
w;th this memo.
.
The applicant and property owners are aware of this provision and
understand that the sign must be removed when the property is
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developed. Approval of a conditional use permit should require that
the sign be removed prior to platting the property.
ACTION REQUESTED
Consider the Conditional Use Permit contingent upon the following:
1. The billboard shall be removed prior to platting the property.
2. A sign permit shall be issued prior to constructing the sign.
Respectfully Submitted,
4~ tlL-.
Jim Atkinson
Assistant City Planner
cc:
Fredrickson Outdoor Advertising
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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~v
FROM: Jim Atkinson
Assistant City Planner
SUBJECT: Conditional Use Permit - Construct an Addition to Farmington High School
located within an R-2 (Low/Medium Density) Zoning District
Applicant: Farmington Independent School District #192
DATE: March 11, 2003
INTRODUCTION
Farmington Independent School District #192 has submitted a conditional use permit
application to construct additions to Farmington High School totaling 6,000 square feet.
The additions includes adding cafeteria space to accommodate an additional 160 seats, a
new grill serving area, and a 40 seat staff dining area. The existing loading dock would
also be expanded to allow additional truck docking locations and create a larger recycling
area. Renovation of 21,000 square feet would also occur in conjunction with the
expansion.
Planning Division Review
Applicant:
Farmington Independent School District #192
510 Walnut Street
Farmington, MN 55024
Attachments:
1. Existing Conditions
2. Site and Landscape Plan
3. Grading and Utility Plan
4. Reference Plan
5. Exterior Elevations
Location of Property:
800 Denmark Avenue
Existing Zoning:
R-2 (Low/Medium Density)
Comprehensive Plan:
Public/Semi-Public
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DISCUSSION
According to the Zoning Code, schools are conditionally permitted in R-2 zoning districts.
The high school currently operates with a conditional use permit, issued when the school
was originally constructed. The City requires an updated conditional use permit when an
existing conditional use is expanded or modified.
The Code also provides criteria that must be satisfied for the Planning Commission to
grant a conditional use permit:
1. The proposed use conforms to the district permitted and conditional use
provisions and all general regulations of this title.
2. The proposed use shall not involve any element or cause any conditions that
may be dangerous, injurious or noxious to any other property or persons and
shall comply with the performance standards listed below.
3. The proposed use shall be constructed, designed, sited, oriented and
landscaped to produce harmonious relationship of buildings and grounds to
adjacent buildings and properties.
4. The proposed use shall produce a total visual impression and environment
which is consistent with the environment of the neighborhood.
5. The proposed use shall organize vehicular access and parking to minimize
traffic congestion in the neighborhood.
6. The proposed use shall preserve the objectives of this title and shall be
consistent with the comprehensive plan.
City staff has reviewed the conditional use permit application and has determined that
the request meets all applicable City requirements.
RECOMMENDATION
Approve the Conditional Use Permit to allow for a 6,000 square-foot addition to
Farmington High School as depicted in the attached plans, contingent upon the following:
. The applicant must secure building permits prior to construction.
Respectfully Submitted,
4~~
Jim Atkinson
Assistant City Planner
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TO:
FROM:
SUBJECT:
DATE:
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
Clty Plannlng Commlsslon
lVfC/
Jim Atkinson
Assistant Clty Planner
Appl1catlon for Prel1mlnary and Flnal Plat Approval of Emmaus
Grove Addltlon and Wetland Alteratlon Permlt- Farmlngton
Lutheran Church Slte
Applicant: Farmlngton Lutheran Church, 501 Walnut Street
March 11, 2003
PLANNING DIVISION REVIEW
Applicant:
Attachments:
Property location:
Plat Size:
Existing Zoning:
Farmlngton Lutheran Church
501 Walnut Street
Farmlngton, MN 55024
1. Prel1mlnary and Flnal Plat
2. Site Plan Packet
3. Memo from John Smyth, dated December 20,
2002
East of Akin Road, north of the Riverside
Neighborhood
18.07 acres
R-1 (Low Density Residential)
2020 Comprehensive Plan:
Existing land Use:
Low Density
Agricultural
Single-family residential is located to the south and
west, Bongard Trucking is located to the north and
agriculture is located to the east.
Surrounding land Uses:
.
Proposed Land Use:
Streets and Accesses:
Future Church Facility (CUP approved on June 11,
2002)
The principal access will be provided off the future
public street located along the south property line.
A secondary driveway access will be provided on the
north side of the property.
Utilities (Water, Sewer & Gas): Sanitary sewer, water and gas are all located on the
west side of Akin Road. The utilities will be jacked
under the road to service the property.
DISCUSSION
The applicant, Farmington Lutheran Church, is seeking approval of the Preliminary &:
Final Plat for the Emmaus Grove Addition for the construction of the future
Farmington Lutheran Church facility. The applicant is also seeking approval of a
Wetland Alteration Permit. The applicant received conditional use permit approval
on June 11, 2002 to construct a church within an R-1 Zoning District. On September
9, 2002, the CUP was extended to June 11, 2003 to allow the applicant to plat the
property within this timeframe.
. The proposed plat consists of one platted lot and five outlots. The lot and outlots
consist of the following:
Block 1 Lot 1
Outlot A
Outlot B
Outlot C
Outlot D
Outlot E
Akin Road R/W
Proposed R/W
Total
Development of Church
Future Development
Future Development
Wetland/Stormwater Pond
Wetland/Stormwater Pond
Future Development
9.16 acres
0.36 acres
0.32 acres
3.57 acres
0.45 acres
2.19 acres
1.27 acres
0.75 acres
18.07 acres
As presently proposed, Outlot C and D will be platted for future storm water retention
ponds and later deeded over to the City. Outlots A (future church addition), B (future
gazebo), and E (future expanded parking lot) will be required to be platted when it
develops.
Existing Site Condition
The property is currently being used as agriculture. A number of out buildings
currently exist on the site and are located to the east and southeast of the property.
A portion of the site is heavily wooded in the west and northern portion of the
property.
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The property also contains three electrical transmission towers that are located
within an existing 50-foot easement. The power lines, owned by Excel Energy, bound
the property along the east property line and jog northwest toward the central
portion of the site.
Site Plan
The site contains two wetlands near the northwest corner of the property (shown as
Outlot C and D). The applicant is proposing to place the church on the south central
portion of the site (shown in Lot 1, Block 1), avoiding the wetlands. The wetlands are
classified as utilize on the City's Wetland Classification system and will be graded for
storm water retention purposes (see comments under Wetland Review).
Building Details
Phase I
Total Building Space =
Number of Seats =
21,014 sq. ft.
450
Phase II Expansion =
6,496 sq. ft.
Total Building Area =
27,510 sq. ft.
Parkingl Access
Based on 450 seat sanctuary
Phase I Parking
Parking = 231
Handicap = 7
Alternative Parking = 11
Handicap = 4
Total Parking Stalls
Parking = 242
Handicap = 11
Total Phase 1 = 253
Phase" Parking
Master Plan - 900 Seat Sanctuary
Future Parking = 223
+
Phase I Parking = 253
Master Plan Total Parking = 476
The future phase" parking area is shown just north of the main parking lot and would
service the future expansion of the church facility.
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The applicant proposes two entrances to the site. The main entrance to the site
would be located on Devonport Drive. Devonport Drive would be extended from Akin
Road to the eastern property line, where a temporary hammerhead would be
constructed to provide a turnaround for emergency vehicles.
The applicant also proposes a northerly access to the site that will be built at a later
date. The roadway will act as a secondary driveway and is proposed at 24 feet in
width.
Landscaping/Boulevard Trees
The applicant is proposing to preserve a majority of the existing mature trees to serve
as a buffer from Akin Road. The church building has been shifted in order to preserve
the trees. The landscape plan meets the standards of the City.
Wetland Review
A Notice of Wetland Conservation Act (WCA) Application for the Farmington Lutheran
Church project was mailed on November 19, 2002 and initial comments on the
application were due by December 12, 2002. The proposed impact involves fill within
0.63 acres of seasonally flooded wetland for the construction of a secondary driveway
access off Akin Road. The applicant proposes to replace the impacts of 0.63 acres by
purchasing 1.26 acres of wetland banking credits in Rice County.
The attached memo from John Smyth (dated 12/20/03) outlines recommendations
that must be addressed prior to final approval. As of March 7, 2003, the applicant has
complied with the majority of the necessary improvements to implement the
recommendations. The applicant should continue to work with Mr. Smyth to correct
any unresolved issues prior to City Council approval.
Engineering Comments
The last issue to be resolved is the proposed storm sewer. Engineering staff has
determined that the proposed system is significantly under capacity for the design
flow. It does, however, appear that this issue is nearing resolution, but will require a
plat revision to add easements over the new location of the storm sewer system. The
attached plat does not depict the modified storm sewer system.
ACTION REQUESTED
Recommend approval of the Preliminary and Final Plat contingent upon the following
items:
1. The applicant shall comply with the recommendations made by John Smyth in his
memo dated 12/20/02
2. The applicant shall revise the plat to show a City approved easement over the
location of the modified storm sewer system.
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Respectfully submitted,
qo-- ~.
Jim Atkinson
Assistant City Planner
cc: Farmington Lutheran Church, 501 Walnut Street, Farmington, MN 55024
Ann Kuntz, Station Nineteen Architects, Inc. 2001 University Ave, Suite 100,
Minneapol1s, MN 55414
City of Farmington
325 Oak Street, Farmington, MN 55024
(651)463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
,dl,
City Planning Commission
FROM:
Jim Atkinson
Assistant City Planner
Meadow Creek 3rd Addition Preliminary Plat
SUBJECT:
DATE:
March 11, 2003
INTRODUCTION
Warren Israelson of Progress land Company proposes to plat 68 single-family residential
lots on 31.37 acres in the third phase of Meadow Creek. The proposed subdivision is
located east of Prairie Creek and north of Autumn Glen in the northeast corner of the City
of Farmington.
PlanninR Division Review
.
Applicants:
Warren Israelson
Progress land Company
6001 Egan Drive, Suite 100
Savage. MN 55378
952 - 226- 3200
Attachments:
Memo dated 12/20/02 from lee Mann
Preliminary Plat
Location of Property:
located in the northeastern portion of the City of
Farmington.
Area Bounded By:
Single-family residential to the west, proposed single-
family residential to the north, open space to the east
and Single-family residential to the south.
Existing Zoning:
R-1 Single-Family Residential
Surrounding Zoning:
R-1 Single-Family Residential to the north and south, R-1
PUD to the west and Empire Township to the east.
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Existing Conditions:
The property consists of vacant farmland and includes a
man-made drainage ditch that is utilized as an outlet for
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lake Julia and runs southwesterly along the northern
boundary of the Third Addition.
lot Coverage and Sizes:
The maximum lot coverage for an R-1 single-family zone
is 30%. The minimum lot size for the development is
10,000 sq. ft. The minimum lot width is 75 feet
measured at the front yard setback.
Topography:
The property is relatively flat.
DISCUSSION
The applicant proposes to plat 68 single-family lots on 31.37 acres in the third phase of
Meadow Creek. A total of three outlots make up the remainder of the plat. Outlot A
consists of a stormwater management pond, Outlot C consists of a stormwater
management pond and wetland areas, and Outlot B consists of wetland areas.
Lot Width Requirement
The zoning code requires lots in an R-1 district to have at least 75 feet of street frontage
as measured from the front yard setback line. As shown on the plat, only the lot widths at
the property line are labeled. Because of this, compliance with the lot width
requirement for nine (9) lots is difficult to determine. The applicant should verify that the
following lots are at least 75 feet wide at the front yard setback line:
Block 1, Lots 5,6, and 7.
Block 3, Lots 9, 10, 11, 12, 23, and 31.
Transportation Analysis
Dunbury Avenue exists along the western border of the Third Addition and would serve as
a collector for this addition. Eaglewood Trail has been changed to 189th Street and should
be labeled as such on the plat. This segment would end at the east border of the Third
Addition, but would eventually extend to the east as development occu~s in that area.
Lake Julia Ditch
Meadow Creek Third Addition is bordered on the north by the lake Julia Ditch. The City
has been working with the applicant to determine what improvements to the ditch would
be required and what impact those improvements would have on the Third Addition. The
extent of necessary improvements to the ditch was recently agreed upon by City staff and
the applicant. Given the necessary improvements, it was determined that the lot
configuration of the Third Addition would NOT be impacted and therefore the preliminary
plat could proceed to the Planning Commission.
.
.
.
ACTION REQUESTED
Recommend Approval of the Meadow Creek Third Addition preliminary plat contingent
upon the following items:
1. The applicant shall verify that all lots meet the minimum lot width requirement of 75
feet, as measured from the front yard setback line.
2. The applicant shall comply with comments provided by Lee Mann, City Engineer, in a
memo dated 12/20/02 (see attached).
3. No building permits shall be issued for Lots 1-5, Block 1 until construction of the ditch
is complete.
Respectfully submitted,
tJv- at-.
Jim Atkinson
Assistant City Planner
cc: Warren Israelson, Progress Land Company
File
.
1.
2.
3.
. 4.
5.
6.
7.
8.
9.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.d.farminlrton.mn.us
TO:
Lee Smick. Planning Coordinator
FROM:
Lee M. Mann, Director of Public Works/City Engineer
SUBJECT:
Meadow Creek 3rd Addition Preliminary Plat Review
DATE:
December 20, 2002
Engineering staff has reviewed the preliminary plat information that was submitted for the above
referenced project and forwards the following comments:
General Comments
Eaglewood Trail has been renamed 189th Street West.
Show easements over all utilities, which are not within the right-of-way (Minimum of 20', 10' on
each side of centerline of pipe).
Eliminate the outlot areas between lots 1 to 3 and 18 block 2, lots 3 and 4 block 3 and lots 10 and 11
block 3. Maintain a wide easement area but include these areas within the adjacent properties.
The watermain from 190th Street will need to be looped into l89th Street (Provide a minimum of a
twenty foot easement for the proposed watermain). It is recommended that the water main run east
from 1901h Street parallel to the sanitary sewer to the point where the water can ron north, parallel to
the sanitary sewer.
Address all comments stated in Erik Peters memo dated 12/2/02.
Address all comments on the attached worksheet dated 12/2/02.
Include the NWL and HWL for the wetland area between 189th and 190th Streets. All ponds and
wetland must be outloted to the HWL (Entirely contained within the outlot).
Show contours and topography for a minimum of 150' of the project boundaries (East and south sides
of project). Confme drainage to the proposed development. Drainage from one lot may not flow onto
another without a drainage easement.
Show and label with dimensions the existing sanitary easement east of proposed 1980th Street.
Further review will not commence until all requested information has been submitted. Please feel free to
discuss these preliminary plat comments with me if you have any questions.
Sincerely,
~~~
Lee M. Mann, P.E.
Director of Public Works/City Engineer
cc:
File
Warren Israelson, Progress Engineering, Inc.
Ben Ford, Rehder & Associates
Kevin Carroll, Community Development Director
.
.
.
Memo
Project Name: Meadow Creek 3rd Addition
Client: City of Farmington
To: Lee Mann
File No: 141-02-182
From: Erik Peters
Date: December 2, 2002
Re: Review of preliminary grading and drainage
plan dated 11/11/02.
Remarks: The design for the ditch improvements needs to be completed before the review of the
preliminary plat and construction plans can be accomplished. Without the ditch improvement plan, the
issues that have delayed the platting of lots along the ditch with the 1 st and 2nd additions can not be
resolved.
Ditch issues that need to be addressed and resolved to review the 3rd Addition include the following:
1. The locations of the back lot lines along the ditch/wetland edge will likely shift due to allow for
widening and deepening of the ditch bottom for reasons stated previously (July 19th, 2001 memo
and an April 9th, 2002 meeting at the City).
2. The trail location along the south side of the ditch and a need to maintain a slope meeting ADA
standards will impact the layout of lots.
To generate plans for the needed ditch improvements, additional survey information is needed from the
developer's engineer. On the attached drawing below, given to Mr, Ford of Rehder and Assoc. on August
5th, 2002 is listed what information is needed before the City can complete a preliminary design. The
preliminary design will then be presented to agency staff in charge of reviewing wetland issues. We wish
to design the city ditch drainage improvements with the least amount of impact to adjacent wetlands and
hope to pursue a no-net-impact determination.
None of the previous preliminary grading recommendations for Outlot Pond C (memo dated Oct. 9th, 2002)
have been addressed with the submitted plan.
Additional Plan Grading and Drainage Recommendations: The comments from the memo dated Oct.
9th, 2002 have been repeated below and additional comments for this submittal are added.
Outlot A Pond: The pond and its outlet will have a 100-year HWL of 907.2' with a peak discharge of 4.5
cfs. Backwater effects due to the downstream pond limit the peak discharge through the 24-inch outlet
pipe. Due to these backwater effects, street drainage should continue to be routed away from the outlet
pipe to prevent sediment buildup in the pipe.
1. The 908' contour between backlots of lots 2 and 18 should be pushed toward the pond to reduce
the extent where the HWL of Pond A will creep along the backlots.
Bonestroo, Rosene, Anderlik and Associates, Inc.
2335 West Highway 36 + 51. Paul, MN 55113 + Phone: 651-636-4600 + Fax: 651-636-1311
Page 1 of3
. Memo
Outlot C Pond (1st Cell):
1. Revise pond bottom note to read 896' (versus 895'). This will bring the pond into conformance with
the city's maximum depth design criteria (<= 8 feet).
2. Move the overflow spillway away from the top of the equalizer pipe. The minimum bottom width of
the armored spillway should be 10 feet. Lower the spillway elevation to 907.5' to ensure a
functional design given the berm top elevation of 908'+.
In most cases, I would recommend that the spillway elevation be 1 foot above the 100-year HWL
and 1.5 - 2 feet below the top of berm to ensure the spillway and berm will be constructed to
function as intended. However, with a pond on the other side of the berm, I don't feel we need to
apply typical guidelines in this case.
3. The equalizer pipe should be a 30" culvert (versus 24") in order to better serve its intended purpose.
With a 30" diameter outlet pipe, the pond 100-year HWL will be 907.2'.
Outlot C Pond/wetland (2nd Cell):
1. Mr. Ford should provide comment on the intended pond slopes below the NWL (904'). A typical 10-
safety/aquatic bench has not been provided. Due to wetland excavation and regulatory issues. 5:1
slopes may be the intent.
. 2. A typical skimmer in front of the 24" outlet pipe is recommended over a flared end section to
minimize the potential for obstruction to the outlet.
3. The wetland grading near the outlet should allow for the installation of a skimmer meeting the city's
standard design. The current wetland is too narrow to allow for the necessary depths and should
be widened and deepened accordingly.
Other Issues with the 3rd Addition:
1. The grading plans should show existing ground contours for 150' beyond the southern property line
per city policy. The contours will allow for the design and review of backlot grading and drainage.
2. See the storm sewer design worksheet prepared by Matt Stordahl to review the current storm sewer
design layout for design recommendations.
3. The emergency overflow (EOFs) locations should be labeled along with their elevations at each of
the street low points to the downstream pond or ditch.
.
Bonestroo, Rosene, Ander/ik and Associates, Inc.
2335 West Highway 36 + 51. Paul, MN 55113 + Phone: 651-636-4600 + Fax: 651-636-1311
Page 2 0'3
. Memo
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Bonestroo, Rosene, Anderlik and Associates, Inc.
2335 West Highway 36 + St. Paul, MN 55113 + Phone: 651-636-4600 + Fax: 651-636-1311
Page 3 of3
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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
lftl v
FROM:
Jim Atkinson
Assistant City Planner
SUBJECT:
Glenview Commercial Addition Preliminary and Final Plat
DATE:
March 11, 2003
INTRODUCTION
.
The applicant, Tim Giles, is seeking approval of the Glenview Commercial Addition
Preliminary and Final Plat. The plat consists of 4.71 acres of land located at the
northeast corner of Trunk Highway 3 and 213th Street. Ninth Street was recently
realigned from the west side of the proposed commercial addition (directly adjacent
to Trunk Highway 3) to the east side. The new alignment of Ninth Street separates the
Glenview Townhomes from the proposed commercial addition.
Planning Division Review
Area Bounded By:
Dakota Storage to the north, Trunk Highway 3 to the
west, the Glenview Townhomes to the east, and the
Allina medical clinic to the south.
Existing Zoning:
B-1 (Highway Business) District
Comprehensive Plan:
Business
Existing Conditions:
Ninth Street was recently realigned and is now
located on the east portion of the proposed plat.
The remaining area currently consists of three (3)
separate parcels.
Topography:
The site is relatively flat.
Parkland and Trails:
The parkland dedication requirement is currently
under review.
. DISCUSSION
As shown on the plat, the site currently consists of three (3) parcels as designated by
dashed lines. The proposed plat would consolidate the three (3) parcels and the
.
.
.
abandoned Trunk Highway 3 right of way to create one (1) parcel on the west side of
ninth street (Lot 1 Block 1). The realignment of Ninth Street created two additional
parcels located to the east of Ninth Street: Lot 1 Block 1, and Outlot "A".
It is unknown at this time what specific use would be present on the property. It is
zoned B-1, highway business, and therefore could accommodate any business allowed
in that district. Access to the site would be reviewed when a specific use is proposed.
If more than one business is proposed requiring more than one lot, a replat would be
required depicting the new lot configuration.
Easements
The former alignment of Ninth Street included a connection to Trunk Highway 3 along
the north side of the proposed plat (shown as Outlot A). This was a private street and
did not have any right of way associated with it. There is, however, a drainage and
utility easement present along the former roadway. In addition, a drainage and utility
easement currently exists along the former edge of the Trunk Highway 3 right-of-way
that was recently vacated by the State. In order for the plat to proceed, this
easement must be vacated. As shown on the attached plat, new drainage and utility
easements would be created.
Area Summary
Lot 1, Block 1 =
Lot 1, Block 2 =
Outlot A =
Total Area =
3.59 acres
.24 acres
.15 acres
4.71 acres
ACTION REQUESTED
Recommend approval of the preliminary and final plat for the Glenview Commercial
Addition contingent upon the following conditions:
. Existing drainage and utility easements (as shown on Exhibit "A") shall be vacated
prior to final approval.
. 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.
Respectfully submitted,
Jim Atkinson
Assistant City Planner
Attachments:
1. Easements to be vacated
2. Glenview Commercial Addition Plat
.
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213TH
STREET
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City of Farmington
325 Oak Street, FarmingtonfMN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning Commission life....-
FROM:
Jim Atkinson
Assistant City Planner
SUBJECT:
Consider Zoning Map Amendment for the Tower View Apartments
DATE:
March 11, 2003
INTRODUCTION
The City of Farmington is seeking approval to amend the Zoning Map for the Tower View
Apartments located at the southeast corner of Division Street and Walnut Street from R-4
(Medium/High Density Residential) to R-5 (High Density Residential).
DISCUSSION
.
In the spring of 2002, the City initiated a rezoning of the property from R-2 (Low/Medium
Density Residential) to R-4 (Medium/High Density Residential) in order to bring the apartment
building into compliance with the density requirements established in the Zoning Code. The
number of units existing in the building was greater than the maximum allowed in the R-2
District, making the apartments nonconforming. The R-4 designation was determined to be
appropriate to bring the property into compliance with the Code.
After further review of the property, it has been determined that the property remains
nonconforming in the R-4 zoning district. The maximum density allowed in the R-4 District is
12 units per acre. The property consists of 1.31 acres and includes 27 units, which equals
approximately 21 units per acre. The proposed R-5 district requires at least 14 units per acre
and therefore would be the correct zoning classification for this property.
ACTION REQUESTED
Recommend Approval of a Zoning Map Amendment for the Tower View Apartments from R-4
(Medium/High Density Residential) to R-5 (High Density Residential).
Respectfully Submitted,
. ?Z;;in~.
Assistant City Planner
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