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HomeMy WebLinkAbout03.09.04 Planning Packet City of Farmington 325 Oak Street Farmington, MN,55024 '. 1. CALL TO ORDER 2. APPROVAL OF MINUTES a) Febr~ary 10, 200f 3. . PUBLIC HEARINGS AGENDA PLANNING COMMISSION MEETING March 9, 2004 7:00 P.M. CITY COUNCIL CHAMBERS A Proud Past - A Promising Future Committed to Providing High QjJallty, Timely and Responsive Service to All Of Our Customers < a) Amend a Conditional Use Permit to Allow Special Events Associated with a Bed and Breakfast. 4. ADJOURN . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us FROM: Planning Commission Tina Schwanz ,1C'./' Planning Intern r TO: SUBJECT: Application to Amend a Previously Approved Conditional Use Permit to Allow Special Events Associated with a Future Bed and Breakfast. Applicants: Steve and Lisa Bolduc DATE: March 9, 2003 INTRODUCTION Steve and Lisa Bolduc have requested an amendment to their existing conditional use permit to allow special events on their property in conjunction with a . previously approved bed and breakfast. BACKGROUND The Planning Commission held a public hearing on April 8, 2003 and considered approval of a bed and breakfast with associated special events. The Planning Commission approved the conditional use permit for the bed and breakfast but denied the request for special events. The Commission believed that the request to allow special events was too broad and could have a significant impact on surrounding properties. The Commission recommended that the applicants more clearly define the parameters of the special events and submit an application to amend the conditional use permit in the future. PlanninR Division Review Applicant: Steve and Lisa Bolduc 520 Oak Street Farmington, MN 55024 Attachments: . . Letter from Applicant dated February 11,2004 . Revised Letter from Applicant dated March 5, 2004 . Location Map . . . . Parking Analysis Map . Letter from Concerned Neighbor . Excerpts from minutes of Planning Commission Meeting on April 8, 2003. 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 DISCUSSION The City Code allows the Planning Commission to modify or amend a previously granted conditional use permit. According to Section 10-6-24 (B) of the City Code: 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. The Planning Commission reserves the right to review the conditional use permit annually and either continue or modify the conditions of the permit. The Planning Commission reserves the right to terminate the conditional use permit any time the owner faUs to adhere to the standards or conditions established by this Section or contained in the conditional use permit. In this particular instance, the applicants will not be permitted to conduct "special events" on the premises in question unless the Planning Commission amends the existing conditional use permit to specifically allow such events. Previous Proposal In April 2003, Steve and Usa Bolduc requested approval of certain special events in conjunction with a bed and breakfast. They indicated that the events would not exceed 12 per year and 150 persons per event. This request raised concerns for surrounding neighbors regarding parking for the events and noise generated from the events. The Planning Commission also determined that the proposed number 2 . . . of persons in attendance per event was too large. The special events request was denied. The Commission suggested that the applicants revise their request to address its concerns. New Proposal The applicants are now requesting permission to hold small special events such as weddings, garden tea parties, and historical celebrations. As shown in the attached letter from Steve and Lisa Bolduc, the requested special events would have a maximum of 40 persons if held outside, and a maximum of 25 persons if held inside. The requested number of events per year is not listed in the letter. Trial Period Since it is difficult to predict the effect of special events on neighboring properties, it may be appropriate to limit the number of events temporarily and monitor the results. The Planning Commission could require that the applicants return after three (3) months of operation or five (5) events to assess the impact of the events on the neighborhood. Parking As shown on the attached map, on-street parking is currently permitted on both sides of 6th Street and the north side of Oak Street. According to the City's Engineering Guidelines, a standard parallel parking stall is 24 feet long with the exception of 20 feet long stalls for spaces at the beginning and end of street corners. Given the amount of available parking (excluding driveways, etc.), approximately 75 cars could park within a one block radius of the bed and breakfast. Even if the proposed maximum number of people for a special event drove separately generating 40 vehicles, all parking could be accommodated within the one block radius unless nearby residents had more than 35 cars parked within that area. According to the letter submitted on March 5, 2004, the applicants have requested that the Commission waive the no parking requirement on the south side of Oak Street for special events. The Planning Commission, however, does not have the authority to waive the no parking requirement. The applicants would have to pursue the request through the Public Works Department. Citizen Comment Notice of the public hearing was sent to property owners within 350 feet of the future bed and breakfast. As of March 4th, one (1) resident had contacted the City expressing concerns regarding the special events. According to the resident, the requested number of people attending the events would not be appropriate for a residential neighborhood. The resident is also concerned that parking on City 3 . . . streets would have too great an impact on the neighborhood. He is requesting that special events not be allowed on the property. ACTION REQUESTED Consider an Amendment to the existing Conditional Use Permit to allow special events in conjunction with a bed and breakfast, subject to the following conditions: 1. The Planning Commission shall review the impact of the special events after three (3) months of operation or five (5) events, whichever occurs first. 2. The applicant shall not exceed 40 persons per event held outdoors and 25 persons per event held indoors. The applicant shall maintain documentation of all guests attending, and shall provide said documentation to the City upon request. 3. All of the other conditions approved for the bed and breakfast on April 8th 2003 remain in effect. Respectfully Submitted, ~. Tina Schwanz Planning Intern cc: Steve and Lisa Bolduc 4 . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us March 10, 2004 Steve and Lisa Bolduc 520 Oak Street Farmington, MN 55024 Dear Steve and Lisa Bolduc, The Planning Commission approved your request for special events in conjunction with the bed and breakfast subject to the following conditions: · Special Events shall only be allowed between the hours of 10:00 am - 8:00 pm Sunday through Thursday and between 10:00 am and 10:00 pm on Friday and Saturday. · The Planning Commission shall review the impact of the special events after one (1) year. · The applicants shall not exceed 40 persons per event held outdoors and 25 persons per event held indoors. The applicants shall maintain documentation of all guests attending, and shall provide said documentation to the City upon request. · Musical Entertainment shall be limited to not more than four (4) performers and shall include only wind and/or string instruments. Amplification of any kind shall not be permitted. · A maximum of twelve (12) special events shall be allowed per year. · All of the other conditions approve'd for the bed and breakfast on April 8th 2003 remain in effect. If you have any questions please give me a call at (651) 463-1821. Respectfully yours, ~~ Tina Schwanz Planning Intern I . . . CITY OF FARMINGTON CONDITIONAL USE PERlVIIT APPLICATION City of Farmington, 325 Oak: Street, Farmington, MN 55024 651-463-7111 F;\'",( 651-463-1611 For office use : Pennit Number , Applicant Name (please print) S+-e.U 6 ,;" L l' ~:j CL.. eel lc\ l...1 c.... Applicant Address SAt) ()( 1. J,c ';,-t' H~" ~'l hi \'1 Street City State Phone _(~, '?\) L.llt'/) ~q ~ '3> Fax._L--J Legal Description of Subject Property: (lot, block, plat name, section, township, range) s ,So 'J.-t..f_ Zip Code Current Land Use n~ Current Zoning District Specific Nature of Request: '~O..p U aJ EU-t'AL;}-S- ~ Following Attached: (please check) _ Proof of Ownership _ BoundarylLot Survey _ Application fee _ 6 Copies of Site Plan _ Abstract/Resident List *(required 350' from subject property) _ Torrens (Owner's Dublicate Certificate of Title Required) Property Owner's Signature ';A-~/--L tf RA -I ./ Date Applicant's Signature t~~.-/ Date For office use only , Request Submitted to Planning staff on Public Hearing Set for. z.lr1/()t{ , , , ' J Advertised' fu Local Newspaper: .\ .'. , Planning Commission Action: _ Approved _ Denied , City Council Action (if necessary): _Approved _ Denied , Comments: : Conditions Set: Date: . . . f-u bv-vucr'j \) ,2J]fJ. TC DAVIS MANOR BED AND BREAKFAST To Whom It May Concern: We as owners of520 Oak Street, Farmington, MN would like a special event permit to have in conjunction with our future Bed and Breakfast. We are asking for a permit to be able to hold small special events like private weddings, garden tea parties, historical events, or other significant occasions. If an event were held in our back pond area, we would have a maximum of 45-50 persons in attendance and if an event were held inside, we would house 25-30 persons in attendance. We are still in the process of preparing our home to become a bed and breakfast but would like to be able to start having special events here by the summer of 2004. If alcohol is desired by a potential guest we will comply with the city's ordinance for this. Parking will be designated only on permitted streets. We as owners take into consideration OUf neighbors needs and would not allow "loud, disrespectful or disorderly behavior from our guests and would comply with appropriate time lines during week and weekend events. Thank you for your consideration. Sincerely, Steve and Lisa Bolduc 651-460-3923 ,~ . . . m GU2Ch 5 I lODLj TC Davis Manor Special Event Clause Submitted by Steven & Lisa Bolduc owners. Reason: To use Special Events as a way to promote future business and exposure before the house opens as a Bed & Breakfast Inn. Event Types Proposed: Small indoor weddings of not more then 25 Persons. Small indoor Company Parties of not more then 25 Persons. Catering will be serviced in from outside at the expense of the Company holding event. Alcoholic Beverage will not be aloud, only Champagne and Wine by permit assigned through the City of Farmington. Music will be a small 1 to 4 String and/or Fluted Instrumental Group, Small outdoor Weddings, Receptions and Garden Parties of not more then 40 Persons. Indoor Tea Parties of not more than 25 persons. Open House Historical events (Checker Championships, Historical Tours ext). TC Davis Manor Grand Opening. Open house with a small 1 to 4 String and/or Fluted Instrumental Group. Along with theatrical actors representing the era of the late 1800's All Events will be focused around the era of when the house was built. Proposed times: 10-12 events for the year but not limited to1 per month for the year, and limited to one event per week. The house will be available for Special Events Monday through Thursday between the hours of 10:00am - 9:00pm. Friday and Saturday between the hours of lO:OOam- 11:00pm. Proposed Parking: Public Parking is available on the Public Street running on the West side North to South from Oak Street along 6th Street 50 feet and on the North side running East to West from 6th Street along Oak Street 50 feet. We would like to propose a question to the board about a special allowance for public parking on the no parking area running West to East on Oak Street to 6th Street 50 feet. ~ ";';.x.,"';";;;:':;;"/ / ~1 I I ! I I ILd 1..5 H1..L I .., II) ta \to- ~ - ta Q) , L- ee 1..5 H1..9 '"C c: Itttilf , ta '"C C. ta /-. 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R,'Jf V I, ~/C.~~.~,.~A' ~ ~V~~~o-:::v, <- .~ r<13cL~ ~U2#~cf!--;: 1]) . 't'A!tR7h OIrK S"'-- . ISo ~';Je ~111 J< -rh: j' 6" ,dt' ::; ff\ ua <sf; . ff'4 / (/{J - . . . Planning Commission .Minutes Regular Meeting April 8, 2003 1. Call to Order Chair Rotty called the meeting to order at 7:00 p.m. Members Present: Rotty, Barker, Heman, Johnson, Larson Members Absent: None Also Present: Kevin Carroll, Community Development Director; Jim Atkinson, Assistant City Planner 2. Approval of Minutes a) March 11,2003 MOTION by Larson, second by Heman to approve the March 11,2003 minutes. APIF, MOTION CARRIED. 3. Public Hearings a) Conditional Use Permit to Operate a Bed and Breakfast and Hold Special Events at 520 Oak Street Applicant: Steve and Lisa Bolduc There are several conditions that must be met for a bed and breakfast. A few are: -The structure must be listed on the national historical register, or designated on the list of Farmington heritage landmarks, or identified as a historically significant property by the Heritage Preservation Commission. This property has met this requirement. -Parking requirement for a 3-unit bed and breakfast is 5 spaces. They are close to complying now with the driveway and have discussed expanding the driveway on the 6th Street side. Parking cannot be located between the street and the front face of the building. This requirement would be met. -Regarding signage, they are allowed a 4 sq. ft. sign identifying the bed and breakfast. They will need to apply for a sign permit later. -They need to be licensed by the state for food, and would only be able to serve registered guests ofthe bed and breakfast. The applicants are requesting permission to hold special events. They would like to hold 12 events per year with up to 150 people per event. After public notice two parties responded. Both were in favor of the bed and breakfast, one was in favor of the special events, and one was opposed to the special events due to the parking. The last issue is timing. The code calls for a one-year period after granting a conditional use permit before it expires. If improvements to the property in order to open the bed and breakfast are not completed, they would have to reapply. Given the amount of renovation required, the applicants are requesting an extension to give them 1-2 years to complete the remodeling. As a condition of Planning Commission Minutes April 8, 2003 Page 2 . . . approval, the conditional use permit will become null and void if significant progress is not made by April 8, 2005. Mr. Steve Bolduc, stated they want to maintain the historical significance of the house. Ms. Lisa Bolduc will actually be running the bed and breakfast. The commission asked what type of special events were planned. Mr. Bolduc stated small groups, weddings, and graduations. Mr. Tim Dougherty, 517 Spruce Street, stated he does not have a problem with the bed and breakfast It is a good utilization of the house. He is concerned with the events issue and parking, and how late the events will go. He would be opposed to late night events. He is not sure how the parking would be handled with 100 people. Chair Rotty stated there are 16 requirements the applicants have to follow before it is approved. On a conditional use there is a lot of room for attaching certain conditions. If special events are considered, certain conditions can be set as far as timing and parking. Mr. Dougherty asked ifthere will be alcohol, wine, or beer. Also music and how would that work? Security could be a concern, and also parking. Mr. Bolduc stated the main purpose is to be a bed and breakfast. Ifsomeone asks ifthey can have a special event, he would like to have that opportunity. There would not be long evening hours, no later than 10:00 and weekends only. Music could be kept down to a certain level. This could be included in the agreement with the guests. He has not thought too much about parking, right now it is on 6th Street. Chair Rotty asked as far as security, how would Mr. Bolduc prevent guests who park 2-3 blocks away from crossing through neighbor's yards and dropping litter, etc. Mr. Bolduc stated that could also be placed in the agreement to have respect for the neighbor's property. Chair Rotty asked how they would control the guests that are leaving. Mr. Bolduc stated they could have someone standing out there, monitoring the guests. Chair Rotty asked if the bed and breakfast is contingent upon having special events or could the two be separated? Mr. Bolduc replied the two would be separate, but he doesn't want to be limited to just a bed and breakfast. The number of people allowed could be lowered. Ms. Mary Kay Haas, 601 Oak Street, stated she does not have any problem, even with the special events. Last year she had a birthday party for her husband, with 100 people and they were parking everywhere. There was no problem. She would have no problem with four events a year. To be able to make a historical home look better, is worth it. Mr. Ray Juvland, 420 Sixth Street, stated he is ok with the bed and breakfast, but the document for special events says 12 times a year. How can 100 people be controlled? He does not want to live next to it. He is against the special events. Ms. Sharon Olszewski, 419 Sixth Street, asked about how they are going to expand the parking area? Mr. Bolduc stated there is a gravel area that has been Planning Commission Minutes April 8, 2003 Page 3 . added. That would be expanded and angled to 16 ft. It will be concrete. She does not have a problem with the bed and breakfast, but would like a better understanding of the size of the special events. Under 50 people would be ok, but she has a concern with 100 people and if there is alcohol. Mr. Earl Teporten, 521 Oak Street, stated he thinks this is a wonderful opportunity to enhance one ofthe historically significant properties in town. A lot of people are concerned about the 150 figure. This will be reviewed after one year. No one knows how many events will be there or the size. It would be good to give the applicant the benefit of the doubt and try it for a year. If it does not work out, it can be brought up again. As far as security, some cities have ordinances where if there is a certain number of people gathered for an event they have to have an officer there. He is very much in support of this request. . Commissioner Heman stated his main concern is the parking and the number of people. He has no problem with the bed and breakfast portion. Commissioner Larson also did not have a problem with the bed and breakfast or the special events. He suggested to start small and keep a close eye on them. Commissioner Johnson agreed and was concerned with cars blocking driveways and children running out. He noted there was a condition of a right to terminate. Commissioner Barker was also in favor of the bed and breakfast. He asked if the building official or fire marshal had inspected the house in terms of maximum occupancy. Staff replied the building official is creating a punchlist. Commissioner Barker asked if the city or residents will be notified when these special events will be occurring. Staff stated that provision could be included in the conditional use permit. He also liked the provision of reviewing it again in a year. Mr. Bolduc stated he is looking at special events as being ,a wedding, or something small. Chair Rotty stated the residents are in agreement with a bed and breakfast, but he would like a more defined proposal of a special event. As the bed and breakfast will not be in operation for 1-2years, the Commission offered to separate the bed and breakfast portion from the special events and act on the bed and breakfast. Contingencies include: 1. Comply with the zoning code 2. Obtain the proper licenses 3. Apply for signage at a later date 4. Improvements should comply with the requests of the building official and fire marshal 5. Driveway needs to be modified for additional parking 6. As the conditional use permit expires after one year if nothing is done, the Commission will extend it to two years. . Special events are not included in the Conditional Use Permit. The process is a permit would be issued, conditions would be specified, and the applicant would . . . Planning Commission Minutes April 8f 2003 Page 4 bring the permit back to the Planning Commission for approval to modify it to allow for special events. Residents would be re-notified of this public hearing. Staff noted a re-use study is being done for the Church of the Advent and suggested weddings could be held there, and have the reception at the house as they are a short distance apart. MOTION by Heman, second by Barker to close the public hearing. APIF, MOTION CARRIED. MOTION by Larson, second by Johnson approving the Conditional Use Permit for a bed and breakfast at 520 Oak Street. APIF, MOTION CARRIED. 1>.) Preliminary and Final Plat - Riverside West Applicant: John Benedict and Brian Budenski is proposed development is located on the comer of Akin Road a 20Sth Street and ould contain 5 lots. The current cul-de-sac would be remo~ cr, and the street tended to form a new cul-de-sac. This would involve ee properties and would r uire removing pavement and would require a re-p to bring the property Ii down to the right-of-way line. Each lot doe eet the size requirement. here is a gas line easement along the ea side and an electrical easement along e west side ofthe properties. The ood plain runs along the back of the homes. In order to protect the flood in, staff requested it be designated as an eas ent. Connected to Out! A, there is a 30-ft. strip that staff would like to have inc ded with lot 5. This O-ft. piece was planned to be used for a trail to a future parI(. If this is incIu Q in lot 5, the city will still have a 10- 15 ft easement. Mr. Scott Molitor, 4440 207th S e , asked who pays for extending the driveway and sod to the street? Ifworkn to be done on the easements requiring the driveway to be tom up by the as co any, is there a cost to the owners and will they be notified in advance f this poss' ility? He felt the owners of these 5 lots should be made aware 0 e ramification of easements on both sides of the house. Staff stated th limination of the c -de-sac was not initiated by the adjacent property 0 ers. Therefore, they sh ld not be subjected to any expense. Full res ration should be at the deve ers expense. Mr. Ernie D inger, Attorney, felt extending the ro d to a new cul-de-sac would -" not work a there would have to be a re-plat. The roa 0 these five lots should come in om the north and south and a portion of the cu de-sac would be vacat . air Rotty asked if the developer is willing to pick up the cos Mr. Brian udinski asked why take out the current cul-de-sac? He would p fer to leave it in and extend the street to a new cul-de-sac. The Commission and ff felt that would not look appropriate and may present problems with turning tra IC. . ...... (/) co ~ co ~ co "'0 a. CL ffi~ "'O(/) OJ.- co~ - u co .~ oon coe co32 (/) ~ .- co -Jo.. '"0 e co ~ OJ ...... Vl . w Z+- ~ ...... ~ ~ 8 ..- o I i8 ..- VI co ~~ :2 on '- c co .- o...~ '- ~&. III I I