HomeMy WebLinkAbout05.11.04 Planning Packet
City of Farmington
325 Oak Street
Farmington, MN 55024
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AGENDA
PLANNING COMMISSION MEETING
May 11, 2004
7:00 P.M.
CITY COUNCIL CHAMBERS
1. CALL TO ORDER
2. APPROVAL OF MINUTES
a) April 13, 2004
PUBLIC HEARINGS
A Proud Past - A Promising Future
Committed to Providing High Quality,
Timely and Responsive Service to All
Of Our Customers
a) East Farmington 9th Addition Preliminary ft Final Plat (co~tinued)
4. DISCUSSION
a) Farmington Gateway Shopping Center Planned Unit Development
Applicant: Jon Einess, Schwiness, LLC.
5. ADJOURN
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmin~on.mn.us
TO:
Planning Commission
FROM:
Lee Smick, AICP
City Planner
East Farmington 9th Addition Preliminary & Final Plat
SUBJECT:
DATE:
May 11, 2004
INTRODUCTION! DISCUSSION
At the April 13th Planning Commission, the members approved a continuation of the public
hearing for the East Farmington 9th Addition Preliminary &: Final Plat to the May 11 th
Planning Commission meeting. However, the developer is continuing to address the
wetland mitigation issues that exist on the site, and therefore, staff recommends that the
Planning Commission continue the public hearing to the June 8, 2004 meeting in order for
the developer to meet Wetland Conservation Act requirements.
A letter is attached to this packet, notifying the developer of the extension period for the
60-day rule until July 15, 2004.
ACTION REQUESTED
Staff recommends that the public hearing for the East Farmington 9th Addition Preliminary
& Final Plat be continued to the June 8, 2004 Planning Commission meeting.
Respectfully submitted,
/'C' ,." (' .)~._'
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Lee Smick, AICP
City Planner
cc: Tim Giles, Giles Properties, Inc.
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.cLfarmington.mn.us
May 7, 2004
Mr. Tim Giles
Giles Properties, Inc.
P.O. Box 51
Elko, MN 55020
Re: Application for East Farmington 9th Addition Preliminary & Final Plat
Dear Mr. Giles:
The purpose of this letter is to notify you that pursuant to Minn. Stat. S 15.99, subd. 3(f) the City of
Farmington is extending the time period for review of your application for the East Farmington 9th Addition
Preliminary & Final Plat t that was submitted by you to the City on March 15. 2004.
The reason for this extension is to allow additional time for you to prepare a wetland mitigation plan for the
property.
The anticipated length of this extension is an additional 60 days from the date of expiration of the City's initial
60 days for review provided under Minn. Stat. S 15.99 (July 15, 2004). The time extension will allow the City
to meet the deadlines of the development review process that includes the review of the preliminary & final
plat at the City Council.
Please feel free to call me at (651) 463-1820 with any questions you may have regarding your application or
the City's process for review of your application.
Respec~~
a&/ ..
Lee Smick, AICP
City Planner
cc: Kevin Carroll, Community Development Director
Lee Mann, Director of Public Works/City Engineer
File
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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.fannington.mn.us
City Planning Commission
Lee Smick, AICP
City Planner
Farmington Gateway Shopping Center - Final PUD Agreement
May 11, 2004
Jon Einess, Schwiness, LLC, is seeking an approval of a Final PUD Agreement to construct 9,660
square-foot retail commercial building on Lot 1, Block 1 of the Dakota County Estates 9th Addition.
Planning Division Review
Applicant:
Attachments:
Property Location:
Legal Description:
Lot Size:
Building Area:
Schwiness, LLC
Jon Einess
708 North First Street
#423
Minneapolis, MN 55401
1 . Location Map
2. Developer's Project Description
3. Signage Plan
4. Site Plan (Sheet A-1 )
5. Elevations & Floor Plan (Sheet A-2)
6. Colored Rendering of Elevation
7. Land Survey (Sheet C-1)
8. Grading & Drainage Plan (Sheet C-2)
9. Engineering Letter
10. PUD Agreement
Property is located directly north of the Akin Hills Vet Clinic
and Anchor Bank and is situated between Pilot Knob Road and
English Ave.
Lot 1, Block 1, Dakota County Estates 9th Addition
Lot 1 ::: 48,005 square feet
The building is proposed to contain 9,660 square feet of
tenant space.
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Off-Street Parking:
59 Standard parking stalls + 2 Handicap parking stalls. The
developer is requesting approval through the PUD agreement
process to deviate from the required 10-foot parking lot
setback to an 8-foot parking lot setback as measured from the
right-of-way easement.
Existing Zoning:
PUD - Planned Unit Development, B-1 Zoning Requirements
Existing Conditions:
The property is currently vacant.
Surrounding land Uses:
Townhomes and Single-family residential to the east, existing
commercial to the north and south, multi-family (Cameron
Woods) to the west.
Topography:
The site is slightly below the grade of Pilot Knob Road and
slightly above the grade of English Ave.
Streets and Accesses:
English Ave and Upper 183rd Street will serve as accesses to
the site. The developer is proposing one (1) shared access
with the Akin Hills Vet Clinic and the Anchor Bank building.
The access off of Upper 183rd Street will be the northerly
access.
Sidewalks:
A sidewalk is proposed along the west side of English Avenue
completing the sidewalk connection from Super America to
the Upper 183rd Street.
A trail currently exists along the both sides of Pilot Knob
Road. Parkland has already been dedicated as part of the
Dakota County Estates development.
Parkland and Trails:
Pilot Knob Road Right-of-
Way Easement:
A fifteen (15) foot right-of-way easement exists on the west
side of the lot that resulted from the Pilot Knob Road project.
As indicated in previous commercial developments, all
measurements must be taken from the right-of-way easement
instead of the property line in anticipation of any future road
projects. An eight (8) foot wide bikepath encroaches 1.14
feet into the easement.
Pylon Signage:
One (1) pylon sign at 150 square feet in area is proposed for
the northwest corner of the lot. The sign will be 26 feet in
height. The tenant copy area is 50 square feet.
The pylon signs are proposed to be placed 10 feet from the
right-of-way easement (or 25 feet from the west property
line); this is an encroachment of forty (40) feet from the
required fifty (50) foot front yard setback for pylon signs.
Wall Signage:
Permitted wall signage is 10% for properties that contain wall
and pylon signage. A maximum of 200 square feet for each
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building, divided proportionately among the tenants of each
building.
DISCUSSION
The developer, Jon Einess of Schwiness, LLC, is seeking approval of a PUD Agreement for a
proposed retail center located on Lot 1, Block 1, Dakota County Estates 9th Addition. The proposed
building would contain a total of 9,660 square feet of tenant space (4,758 square feet for the
City's Liquor Store and 4,902 square feet for other tenants).
Allowable Uses/ CondWonal Uses
Under the PUD agreement the below listed land uses would be permitted within the commercial
development. Any other land uses not specified within the PUD Agreement but are listed within
the B-1 (Limited Business) Zoning District must seek a Conditional Use Permit to be approved by
the Planning Commission and the City Council. Any other uses not currently listed in either the
PUD Agreement or within the B-1 zoning district must seek either a PUD Agreement amendment
and/or amendment to the B-1 zoning district.
a. Retail Facilities
b. Restaurants and fast food restaurants so long as the fast food restaurants are not free
standing, are tenants in the shopping center on the Subject Property, and do not have a
drive through lane.
. c. Liquor Store
d. Coffee Shops
e. Health Club
f. Offices
g. Personal and Professional Services, including financial services
h. Personal Health & Beauty Services
1. Animal Clinics
j. Convenience Store, without gas
k. Automobile service and repair
l. Clinics
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Site Design
The proposed building will face north along Upper 183rd Street. The rear of the building will
adjoin an existing road easement with the Akin Hills/Anchor Bank building. The maximum of lot
coverage is 25%; the developer proposes a 20% lot coverage. The building is set back 50 feet
along all the 3 road frontages. The trash enclosure is proposed for the rear of the building.
BuUding Des;gn
The developer is proposing architectural treatments including a predominantly brick exterior with
large glass storefronts and windows, three complimentary colors of brick, two complementary
colors of stucco, a sill under the windows, capped brick columns, roof line coping, decorative
lighting fixtures, and colored awnings.
Floor Plan
Two (2) tenant spaces are currently proposed. The Liquor Store space includes 4,758 square feet
and the remaining space includes 4,902 square feet.
Parking Lot/Access
The City Code requires 48 standard parking spaces equaling 1 space per 200 square feet of retail
use. The developer proposes a total of 59 standard parking stalls and 2 handicap stalls are
proposed to accommodate the needed parking. However, per the requirements of the Building
Official, the developer is required to provide an additional handicap parking space to meet the
MN. Accessibility Code 1341.0403 Item E Sub item (1) ADAAG 4.1.2(5)(a).
The developer has requested a minor modification in the requirement for parking lot setback as
allowed under the PUD Agreement process. City Code requires a minimum setback of ten (10)
feet from the property line for parking lots to allow for a landscaped yard. The developer is
proposing an eight (8) foot setback as measured from the right-of-way easement or twenty-three
(23) feet from the west property line. This would be a modification of two (2) feet in the
required setback if approved.
Vehicular access for the development will be from Upper 183rd Street and a shared entrance off of
English Avenue.
Lighting
The developer is proposing four (4) light standards positioned around the parking lot. Two (2) of
the standards are located along the parking lot perimeter adjacent to Upper 183rd Street, one (1)
along the parking lot perimeter adjacent to Pilot Knob Road and the final standard along the
parking lot perimeter adjacent to English Avenue. The standards will be "shoe box" design with
the lighting directed downward to minimize spill.
The developer is also proposing wall pack lighting fixtures as shown on the elevation. The wall
pack lighting on the east side of the building will be a cut off design to minimize light spill to the
residence along English Avenue.
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Landscaping
City Code requires a minimum of 10% landscape area within the B-1 zoning district (Section 10-6-
14 (E) 5). The developer is proposing a total landscaped area of 15% of the site.
The developer is proposing a three (3) foot landscaped berm on the east side of the development
that will provide screening for the residents living on the east side of English Ave. The berm will
contain eight (8) Colorado Spruce to provide screening from the parking area (this is similar to
what was provided on both the Vet Clinic and the Farmington Marketplace sites).
The west perimeter of the parking area will contain two varieties of crab trees (4 total), and two
(2) Norway Maple are proposed along the north property line. A variety of shrubs is proposed
within the landscaped parking islands.
The developer proposes to sod the perimeter of the parking lot. Wood chips will be installed
surrounding all planting beds. All landscaped areas and planting beds will be installed with an
automatic sprinkler system.
Trash Enclosure
A trash enclosure 14' wide x 10' deep is proposed along the rear of the building. The Solid Waste
Division has reviewed the proposed locations of the enclosure and has found no issues with the
location of the structure.
Signage
The developer is proposing both wall and pylon signage as part of the project. One (1) 150 square
foot pylon sign is proposed to be located at the northwest corner of the lot. The height of the
proposed sign will be twenty-six (26) feet, the maximum permitted within a 50-mile hour speed
zone.
The developer is seeking a modification to the minimum fifty (50) foot front yard setback
requirement by placing the pylon sign ten (10) feet as measured from the right-of-way easement,
this would be a deviation of forty (40) feet. The Planning Commission approved the same
requirements with the Farmington Marketplace PUD.
The City Sign Ordinance allows a maximum 10% of wall signage when both wall and pylon signage
is proposed. Based on this formula a maximum of 200 square feet of wall signage would be
permitted for each building. This area would be allotted among the number of tenants in each
building.
See the attached elevation drawing for the proposed placement of the wall signage and the site
plan for the proposed location of the pylon signage.
Engineering Comments
The Engineering Department has forwarded comments to the developer concerning engineering
issues that need to be addressed at the construction phase of the project. The Engineering
Department recommends approval of the site plan.
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ACTION REQUESTED
Forward a recommendation of approval to the City Council regarding the Planned Unit
Development Agreement for Lot 1, Block 1, Dakota County Estates 9th Addition with the following
noted modifications to the minimum requirements of the City Code:
Noted Modifications:
1. The parking lot setback of eight (8) feet is acceptable as measured from the Pilot Knob Road
right-of-way easement, instead of the minimum ten (10) foot required setback; this is a
deviation of two (2) feet.
2. The front yard setback for the pylon sign to be located ten (10) feet from the Pilot Knob Road
right-of-way easement, instead of the minimum fifty (50) foot required setback; this is a
deviation of forty (40) feet.
3. A third handicap parking space is required for the shopping center in order to meet the MN.
Accessibility Code 1341.0403 Item E Sub item (1) ADAAG 4.1.2(5)(a).
Respectfully Submitt
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Lee Smick, AIC
City Planner
Cc:
Jon Einess, Schwiness, LLC
Larry White, Grand Projects, Inc.
File
6
Proposed Farmington Gateway
Shopping Center
UP. 182ND ST
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UP. 183RD ST
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Gateway
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Anchor Bank
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FARMINGTON GATEWAY SHOPPING CENTER
PROJECT DESCRIPTION
General Proiect Description
Our goal for this project is to create an attractive shopping center at the northern gateway
to the City of Farmington featuring small to medium sized businesses.
Subiect Property
The proposed project is located in Farmington, Minnesota at the southeast comer of Pilot
Knob Road and Upper 183rd Street on land legally described as Lot 1, Block 1, Dakota
County Estates 9th Addition ("Subject Property"). The Subject Property is 48,005 square
feet, approximately 230 feet by 210 feet (see enclosed survey). The Subject Property
exceeds the Farmington Code requirements for minimum lot size and lot width. The
property is zoned as Planned Unit Development pursuant to Ordinance 086-176, adopted
February 18, 1986. We propose to enter into a Planned Unit Development Agreement
("PUD Agreement") with the City of Farmington for the project.
Developer
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The developer, Schwiness LLC ("Developer"), is a Minnesota Limited Liability
Corporation. The owner of the Subject Property is Eagle Trace, LLC ("Owner"), a
Minnesota Limited Liability Corporation. Owner has approved the submission of this
site plan review request by Developer (see enclosed approval). The Owner and
Developer are under common control and the Owner plans to transfer ownership of the
Subject Property to Developer prior to the beginning of construction. The principals in
the Developer are commercial real estate developers and managers in the Twin Cities
area. A representative sample of the principal's previous projects include the following:
1. Farmington Marketplace Center, Farmington, Minnesota
2. Eagle Trace Center, Burnsville, Minnesota
3. Aspen Child Care, Burnsville, Minnesota
4. Dakota Center, Eagan, Minnesota
5. Prairie Village Mall, Eden Prairie, Minnesota
6. Valley Creek Mall, Woodbury, Minnesota
7. Centennial Lakes Medical Building, Edina, Minnesota
8. Lakeville Medical Building, Lakeville, Minnesota
9. Ridge Pointe Medical Buildings I and II, Burnsville, Minnesota
10. Perkins Restaurants (10 units in Midwest)
Buildim?;
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We are proposing a single building with a total of 9,660 square feet (9,524 leaseable)
constructed with high quality materials. Architectural elements include a predominately
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brick exterior with large glass storefronts and windows, three complementary colors of
brick, two complementary colors of stucco, a sill under the windows, capped brick
columns, roof line coping, decorative lighting fixtures, and colored awnings (see enclosed
Elevation Drawings). The building includes a trash enclosure and a cardboard recycling
container at the rear of the building.
Site Plan
The proposed Site Plan (see Site Plan enclosed) orientates the building front to the north
and is intended to provide high visibility to the shopping center from Pilot Knob Road
and easy access to parking. This layout also has the benefit of avoiding having the front
signage project directly into the residences to the east of the Subject Property.
The Site Plan provides for two entrances to the Subject Property, one off of Upper 183rd
Street and one along the south property line as part of the shared easement with the
adjoining property to the south.
The lot coverage ratio is 20 % (allowed lot coverage ratio is 25 %). The Site Plan meets
or exceeds the Code requirements for front, side, and rear yard setbacks.
Land Uses
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We propose that the Subject Property be used for those land uses generally permitted in
the B-1 Zoning District as described in the Farmington Code. These uses include small
and medium sized retail, restaurant, service and related commercial businesses. The
Developer specifically proposes the following uses:
1. Retail Facilities
2. Restaurants and Fast Food Restaurants (so long as the fast food restaurants are not
free standing, are tenants in the shopping center on the Subject Property, and do
not have a drive through lane)
3. Liquor Store
4. Coffee Shops
5. Health Clubs
6. Offices
7. Personal and Professional Services (including financial services)
8. Personal Health and Beauty Services
9. Animal Clinics
10. Convenience Store
11. Automobile Service and Repair
12. Clinics
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We also propose that other uses be allowed as follows: 1. Uses allowed by the B-1
Zoning Classification with a conditional use permit, subject to obtaining a conditional use
permit from the Board of Adjustment; and 2. Additional uses approved by the City
Council via future amendments to the PUD Agreement.
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Parkin!!:
The Site Plan provides for a total of 61 parking stalls (59 standard stalls, 2 handicap
accessible stalls), a ratio of 6.4 stalls per 1,000 square feet. The parking stalls are
distributed in the front of the building, and on the east and west sides of the building. In
the rear of the building there is a loading area and two parking spaces that will be used
predominately for tenant employee parking. Parking lot lighting will be on standards
with a shoebox fixture design (see Site Plan). Wall pack lighting will be installed on the
building as indicated on the Elevation Drawing. The wall pack lighting on the east side
of the building will be of a cut off design to minimize light spill to the residences on
English Avenue.
Si!!:na!!:e
The building will provide for a sign band above the storefronts and a smaller sign band
along the west side of the building. The sign band will be constructed of stucco. The
total permitted sign area for the building (200 square feet) will be divided between the
tenants in proportion to the size of each tenant's leased premises. The Owner plans to
require raceway sign designs to minimize damage to the stucco upon installation or
removal of signs.
This proposal provides for one pylon sign (150 square feet maximum size and not
exceeding 26 feet in height) located at the northwest comer of the site (see enclosed sign
design illustration). The sign will be illuminated. The Developer plans to keep the top
of the sign no higher than the pylon signs at Farmington Marketplace.
It is our understanding that the Code calls for the pylon sign setbacks to be the same as
the building (50 feet from the property line). It is also our understanding that this has
generally not been considered practical on small lots and that neighboring properties have
been granted variances to place pylons in the landscaped yards along Pilot Knob road.
We request that we be allowed to locate our pylon sign no closer than 10 feet from the
west right of way line at the northwest comer ofthe property.
LandscaDine:
The landscape plan (included on enclosed Site Plan) was designed to meet the various
plant number, species and spacing requirements, and the landscaped perimeter
requirements of the Code. The total landscaped area of the Subject Property, including
yards and islands with plantings, represents approximately 15% square feet of the total
Subject Property. This is substantially greater than the Code requirement of 10%.
The landscaped yards located along the perimeter of the site include landscaped islands
that provide traffic control and break up the paved expanses. Coniferous trees and
shrubs set on a small berm along English Avenue are designed to screen the Subject
Property from the residences to the east. We will also complete the sidewalk along the
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east side of the Subject Property by connecting the existing sidewalk to the south with
Upper 183rd Street. The Pilot Knob Road side of the Subject Property includes
ornamental trees and other low-growing plantings to avoid obscuring storefront visibility
from Pilot Knob Road. We also plan a grouping of planting around the pylon sign to
serve as a decorative entrance to the City and the intersection.
Finally, we propose a planter and flag pole on the island at the northwest side of the
building.
Construction Timeframe
Subject to obtaining the necessary approvals, we plan to begin construction in early June,
2004, and complete construction in October, 2004.
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24'-8"
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TENANT COpy
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PROPOSED PYLON SIGN
SCHWINESS RETAIL BUILDING - 2004
18350 PILOT KNOB ROAD
FARMINGTON, MN
SCALE: 1/4" = 1'-0"
DATE 04/19/04
8"
SIGN AREA 150 SF
WHITE FACES WI 3M
TRANSLUCENT ALM - roLORS
DffiRMINED BY TENANlS
3" RETAINER & DMDER BARS
ALL SIGN COMPONENTS PAINTED
TO COMPUMENT BUILDING COLORS
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