HomeMy WebLinkAbout12.14.04 Planning Packet
City of Farmington
325 Oak Street
Farmington, MN 55024
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AGENDA
PLANNING COMMISSION MEETING
December 14, 2004
7:00 P.M.
CITY COUNCIL CHAMBERS
1. CALL TO ORDER
2. APPROVAL OF MINUTES
a) November 9, 2004"
3. PUBLIC HEARINGS
a)
Conditional Use Permit to allow a Home Occupation for a Hair Salon
Applicant: 5157 203rd Court West
b)
Variance from the Minimum Lot Size Requirement in the A-1 Zoning District
Applicant: Doug Malszycki, 19585 Flagstaff Avenue
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c) Variance to the Protected Areas Ordinance in Section 11-4-8 concerning Steep lopes-
Charleswood Northeast
Applicant: Centex Homes
d) Charleswood Northeast Preliminary Plat (con't)
Applicant: Centex Homes
e) Zoning Map and Comprehensive Plan Amendment - Farmington Business Park ( pn't)
Applicant: Colin Garvey " . .
f) Farmington Business Park Preliminary Plat (con't)
Applicant: Colin Garvey
4. DISCUSSION
a) Round Bank Concept Plan (Tamarack Ridge)
5. ADJOURN
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Planning Commission
\t0v
FROM:
Tina Schwanz
Planning Associate
SUBJECT:
Conditional Use/Home Occupation Permit - Salon
Applicant: Jill Miller
DATE:
December 14, 2004
INTRODUCTION
Ms. Jill Miller has applied for a Conditional Use/Home Occupation Permit to operate a hair
salon in her home.
'.
Plannina Division Review
Applicant:
Jill Miller
5157 203rd Court West
Farmington, MN 55024
Attachments:
1.
2.
Application
Location Map
Property Address:
5157 203rd Court West
Surrounding Land Uses:
Single Family Residential
Existing Zoning:
PUD (Planned Unit Development)
Comprehensive Plan:
Low Density Residential
Off-street Parking:
One parking space on driveway
BACKGROUND
.
The applicant, Jill Miller, is requesting Planning Commission approval for a Conditional
Use/Home Occupation permit to operate a hair salon in her home. The hair salon would
operate in an existing room in the house and would involve basic haircuts and colors. Ms.
Miller indicated that she would be available by appointment only. Her hours are set from 10
.
.
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a.m. to 6 p.m. two (2) days a week with intentions of working 10 hours per week. The
applicant stated that she would be the only person working in the salon. Staff has reviewed
the application and determined that Ms. Miller's request complies with the City's Home
Occupation Ordinance (section 10-6-2).
DISCUSSION
Section 10-6-2 of the City Code provides as follows:
A home occupation is permitted as an accessory use if it complies with the requirements of
this Section following all procedures outlined for approval of a conditional use.
(A) The home occupation shall be conducted solely and entirely by persons who reside
full time in the home.
As stated above, the applicant has indicated that she would be the sole person
working in the salon, and that she resides full time in the home.
(B) The home occupation shall be conducted wholly within the principal or accessory
structures.
The hair salon operation would be conducted wholly within the home.
(C) No structural alterations or enlargements shall be made for the sole purpose of
conducting a home occupation.
The applicant indicated that no structural alterations have occurred or will occur
for the purpose of the home occupation.
(0) Only one home occupation shall be permitted for each principal structure.
No additional conditional use I home occupation permits exist for this property.
(E) Exterior displays or signs other than a two-sided, two (2) square foot, nonilluminated
sign and exterior storage of materials and exterior indication of the home
occupation or variation from the residential character of the principal structure
shall not be permitted.
The applicant has indicated that she would not have any signage displayed for her
business.
(F)
The activity does not involve the manufacture, assembly or distribution of goods
and the activity does not deal with the general retail public.
The activity will not involve the manufacturing, assembly or distribution of goods
and does not deal with the general retail public.
PUBLIC INPUT
.
Notice of the public hearing was sent to property owners within 350 feet of the subject
property. As of December 9th, one (1) resident had contacted the City to express concerns
regarding the proposed hair salon. The resident was concerned with the additional amount of
traffic that would be driving through the area, the potential negative impact on property
values in the neighborhood, and the possibility that allowing a hair salon as a permitted home
business could lead to other businesses coming to the neighborhood. The resident is not in
favor of allowing a hair salon to operate in a residential area.
ACTION REQUESTED
Approve the Conditional Use/Home Occupation permit to allow Ms. Miller to operate a one (1)
chair hair salon in her home.
Respectfully Submitted,
~-J~~~
Tina Schwanz 0
Planning Associate
. cc: Jill Miller
.
NOV-15-2004 08:38
CITY OF FARMINGTON
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CITY OF FARMINGTON
CONDITIONAL USE PERMIT APPLICATION
City of Fannington, 325 Oak Street, Farmington, MN 55024
6'1-463-7111 FAX 651-463.1611 I
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Applicant Name (please print) 7 \ l ~'i \ \.Qeft.' " ..' .
ApplieantAddress ~ 61'5~ - -oiA .W. k(Urnt['l~~ Mid 66o~4
Street City tate Zip Code
Phone (~&~)~\pq/60~1 Fu_~~
Legal Description of Subject Property: (Jot, block, plat name, section, <<?wnsbip, range) .
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Specific Nature of Request: <l-IA. hnY\^ u
. Following Attacbed: (please check) _ Proof of Ownersbip \vti.." BoundarylLot Survey
;X Application fee a.P.N-ttL/) _ 6 Copies of Site Plan
_ Abstract/Resident List *(required 350' from subject property)
_ Torrens (Owner's Dublicate Certificate of Title Required)
Property 0wD..... Signature \ ..1 ~ :vir'-- APP6<'Dt"Sign.tu~'-1I- ~ .
Date~ Dat~~
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Location Map
5157 203rd Court West
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DATE:
INTRODUCTION
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
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anmng ommlSSlon
Jim Atkinson
Assistant City Planner
Variance Request - Minimum Lot Size Requirement
Applicant: Doug Malszycki
December 14, 2004
The applicant, Doug Malszycki, is seeking a variance from the mmlmum lot size
requirement in the Agriculture Zoning District (A-1) to subdivide an existing 10-acre
parcel to create two (2) buildable parcels consisting of approximately one (1) acre
each. The remaining eight (8) acres would contain the existing home. The minimum
lot size in the A-1 zoning district is 40 acres. According to the applicant, the purpose
of the subdivision is to allow the construction of two single family houses on each of
the new one-acre parcels.
PLANNING DIVISION REVIEW
Applicant:
Property Location:
Existing Lot Size:
Proposed Lots after
Subdivision:
Existing Zoning:
Doug Malszycki
19585 Flagstaff Avenue
Farmington, MN 55024
19585 Flagstaff Avenue
10 acres
2 one-acre lots and 1 eight-acre lot
A-1 (Agriculture District)
2020 Comprehensive Plan:
Existing Land Use:
Urban Reserve
Single Family Dwelling and Agricultural Uses
Surrounding Land Uses:
Agricultural Uses
.
DISCUSSION
Nonconforming Parcel
The minimum lot size requirement for properties within the A-1 District was amended
in May of 2002. The previous minimum lot area requirement was one (1) acre, which
was changed to 40 acres. The subject property is currently 10 acres, which is 30 acres
less than required by the current Code. If the proposed subdivision were approved,
two additional nonconforming parcels would be created.
The Planning Commission has granted four (4) variances from the minimum lot size
requirement in the A-1 zoning district since the Code was amended in 2002. Those
cases, however, were slightly different than Mr. Malszycki's proposal:
. In three of the cases, the applicants were combining lots rather than
splitting lots; in the other case, the applicant did not create a
nonconforming lot for the purpose of construction, but for an existing
farmstead.
. The variances allowed lot combinations to proceed that increased the lot
size of the nonconforming parcels, thus decreasing the nonconformity.
. The subdivisions did not create nonconforming lots for the purpose of new
residential construction.
.
The Board of Adjustment may vary the regulations of this Title if the following
requirements are met:
1. Because the particular physical surroundings, or the shape, configuration,
topography, or other conditions of the specific parcel of land involved,
strict adherence to the regulations of this Title would cause undue
hardship. Economic consideration alone shall not constitute an undue
hardship if reasonable use for the property exists under the terms of this
Title.
If the Code amendment had not occurred in 2002 to increase the minimum
lot size to 40 acres, the applicant could proceed with a plat and be in
complete compliance with the Zoning Code. The amendment was adopted,
however, to prevent the creation of parcels for new construction less than
40 acres, which is what is proposed in this case. The proposed variance
would allow a subdivision that is inconsistent with the intent of the
existing zoning and Comprehensive Plan designation. It does not appear
that a hardship exists.
2. The conditions upon which a variance is based are unique to the parcel of
land for which the variance is sought and are not applicable, generally, to
other properties within the same zoning classification.
.
When the City Code was amended to increase the minimum lot size in the
A-1 District, several properties became nonconforming. That is, there is
2
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.
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nothing unique about the Malszycki parcel from a land use or zoning
perspective. "
3. The alleged difficulty or hardship is caused by this Title and has not been
created by any persons presently having an interest in the parcel of land.
The hardship, if determined by the Planning Commission to exist, was not
created by the applicant or any other person having an interest in the
property.
4. The granting of the variance will not alter the essential character of the
locality or be injurious to other property in the vicinity in which the parcel
of land is located or substantially diminish property values.
Granting the variance to create two one-acre parcels would alter the
character of the area. The intent of the A-1 zoning district and the Urban
Reserve Comprehensive Plan designation is to (1) maintain an agricultural
environment and (2) preserve large tracts of land for future development
after 2020. The variance would allow the construction of two new housing
units on lots that would be significantly smaller than allowed in the
district, thereby altering the character of the area.
5. The proposed variance will not substantially increase the congestion of the
public streets, or increase the danger of fire, or be detrimental to the
public welfare or public safety.
The proposed variance would not result in any of the above mentioned
adverse effects.
6. The requested variance is the minimum action required to eliminate the
hardship.
It appears that a hardship does not exist.
ACTION REQUESTED
Consider the variance from the mInImum lot size requirement in the A-1 zoning
district. Staff recommends denial of the variance for the reasons described above. If
the Planning Commission agrees with the Staff recommendation, the Commission may
direct staff to draft a "findings of fact" document that could be reviewed at the next
regular meeting.
Respectfully Salted,
c;];;;;'on
Assistant City Planner
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Following Attached: (please check) v;.roof of Ownership ~OUndary/Lot Survey
~PPlication fee ($200) _ Copies of Site Plan
AbstractlResident List (adjoining property owners only)
_ -Torffns (Owner's Dublicate Certificate of Title Required)
Property Owner's Signature ~~ ~-\.,~.~ ~
. Date IA~ 7 - oLf
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Subject Pro erty
(10 acre)
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Planning Commission
i<R0
FROM:
Lee Smick, AICP
City Planner
SUBJECT:
Variance to Allow a Roadway in Protected Areas (Section 11-4-8)
Charleswood Northeast
DATE:
December 14, 2004
INTRODUCTION
Centex Homes is seeking a variance from the Protected Areas requirement (as
described below in Section 11-4-8 of the City Code) to allow the construction of a
roadway on slopes over 20% in the Charleswood Northeast subdivision.
11-4-8: PROTECTED AREAS:
Where land proposed for subdivision is deemed environmentally sensitive by
the city, due to the existence of wetlands, drainageways, watercourses,
floodable areas, steep slopes, or tree stands, the design of said subdivision
shall clearly reflect all necessary measures of protection to ensure against
adverse environmental impact.
Based upon the necessity to control and maintain certain sensitive areas, the
city shall determine whether said protection will be accomplished through lot
enlargement and redesign or dedication of those sensitive areas in the form of
out lots.
In general, measures of protection shall include design solutions which allow
for construction and grading involving a minimum of alternative to sensitive
areas. Where these areas are to be incorporated into lots within the proposed
subdivision, the subdivider shall be required to demonstrate that the proposed
design will not require construction on slopes over twenty percent (20%), or
result in significant alteration to the natural drainage system such that adverse
impacts cannot be contained within the plat boundary. (Ord. 002-470, 2-19-
2002 )
. DISCUSSION
Centex Homes proposes to construct a 24-foot wide roadway that will terminate with
a cul-de-sac near Pilot Knob Road. The proposed cul-de-sac roadway length is
approximately 450 feet to the nearest intersection at Street C, which is well under
the maximum cul-de-sac length of 600 feet. Approximately 230 feet of the proposed
cul-de-sac roadway would require a variance to the "Protected Areas" ordinance to
allow the construction of the roadway (see Exhibit A). This portion of roadway would
be constructed on slopes over 20%.
The Developer has chosen to eliminate the access onto Pilot Knob that was shown on
its original concept (see Exhibit B), due to concerns expressed by the City and Dakota
County concerning the right-in/right-out turning requirement. The City and County
were concerned about the need for a median at the entrance to the cul-de-sac and
the potential u-turns that might have resulted from vehicles wanting to travel north
from the cul-de-sac. The Developer alleviated the concern by internally connecting
the cul-de-sac to Street B.
The Developer has also relocated the cul-de-sac further to the east and north than
was originally proposed, in order to retain as many trees as possible in the cul-de-sac
area (see Exhibit C).
. City staff believes that the internal roadway access provides a safer traffic alternative
than accessing directly onto Pilot Knob Road. Therefore, staff supports the variance
to the protected area ordinance to allow the construction of a roadway on slopes over
20%.
Additional Tree Retention
Staff has informed the developer of the City's desire to retain as many trees as
possible in the cul-de-sac area due to the diversity and age of the species in this
location. Staff has suggested that the developer shift the cul-de-sac closer to Pilot
Knob Road and reconfigure the lots to the south and west of the cul-de-sac. The
developer has already made significant progress in relocating the cul-de-sac to allow
for the retention of additional trees (compare Exhibit B to Exhibit C). However, staff
feels that moving the cul-de-sac even closer to Pilot Knob Road may retain even more
trees.
ACTION REQUESTED
.
Recommend approval of the variance to the Protected Area ordinance (Section 11-4-
8) to allow roadway construction on slopes over 20% in the Charleswood Northeast
subdivision. The issue involving the possibility of redesigning the south end of the cul-
de-sac to retain additional trees can be addressed as part of the review process for
the preliminary and/or final plat.
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.
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.
TO:
FROM:
SUBJECT:
DATE:
INTRODUCTION
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
Planning Commission
ICfG
Lee Smick, AICP
City Planner
Charleswood Northeast Preliminary Plat
December 14, 2004
Centex Homes is seeking approval of the Charleswood Northeast Preliminary Plat
(Exhibit A). The plat consists of 43 single-family lots and 108 multi-family unit~ on
62.98 acres creating a gross density of 2.4 dwelling units/acre.
Plannina Division Review
Applicant:
Attachments:
Area Bounded By:
Existing Zoning:
Comprehensive Plan:
Existing Conditions:
Centex Homes
Matt Anfang, Land Project Manager
12400 Whitewater Drive, Suite 120
Minnetonka, MN 55343
952-936-7833
1. Preliminary Plat
2. Memo from Parks and Recreation Director
Single-family residential to the north and west,
multi-family to the east and south.
The property is part of the Charleswood PUD that
was approved on November 3, 1997.
The PUD was recently amended on November 22,
2004 to allow low/medium density residential along
with the previously approved medium and high
density residential.
The property is currently being used for agriculture.
The property is relatively flat; falling quickly to the
south and west into an existing wetland. The
wetland directly to the south of the property is
.
.
.
classified as utilize and the wetland to the
southwest of the property is classified as a Manage 2
wetland.
Parkland and Trails:
Trails will be required throughout the property and
will connect with the existing Meadowview Park
located southwest of the proposed development.
DISCUSSION
The City Council recently approved a PUD (Planned Unit Development) amendment
that would allow the developer to include 56-foot wide single-family lots on the
western and southern portions of the proposed plat. The property is therefqre
currently designated for low/medium, medium, and high density residential.
The Developer proposes to construct 43 single-family lots with 33 of the lots located
on the west side of the site and the remaining 10 single-family lots proposed for the
southern portion of the property. The single-family lot sizes range from 6,720 square
feet to 13,758 square feet. The single-family lots will have a front yard setback of 25
feet and alternating side yard setbacks of 5 and 10 feet for a total of 15 feet between
homes.
The Developer is also proposing 108 multi-family units in 12 buildings ranging from 8-
10 units per building. The Developer proposes coach homes along Pilot Knob Road and
carriage homes between the coach home and single-family lots to the west. The
buildings will have a front yard setback of 25 feet from a public street and 21 feet
from a private street. The driveway length in front of the buildings is 22 feet. The
Developer has provided 20 additional parking spaces throughout the multi-family area
for guest parking.
Land Use
Outlots A, H, J, and K
Outlot B
Outlots D, E, F, I
Outlots C, G
Open Space/Park
Future Commercial Area (by others)
Open Space
Private Streets
32.7 acres
4.89 acres
2.39 acres
1 .65 acres
Transportation
The Developer proposes one access from the development onto 195th Street and two
accesses onto Pilot Knob Road. Street A is proposed at a 60-foot right-of-way with a
roadway width of 38-feet from face of curb to face of curb. Street A will provide
connections to both 195th Street and Pilot Knob Road, and both connections will be
right-in/right-out turning movements. Street B is proposed at a 60-foot right-of-way
with a roadway width of 32.feet from face of curb to face of curb. Street B will
connect to Street A and Pilot Knob Road. The intersection of Street B and Pilot Knob
Road is a full intersection. The remaining roadways are proposed as private streets at
.
.
.
22 feet in width through the multi-family area and 24 feet to the cul-de-sac in the
single-family area. The Fire Marshal has required hammerheads for the private
streets in the multi-family area because they exceed the maximum 150-foot driveway
length standard. Additionally, "No Parking" signs are required on both sides of the
private streets. The radius for the cul-de-sac is proposed at 45 feet; the City
standard is 50 feet. The radius needs to be revised to reflect that standard. The cul-
de-sac roadway length is approximately 450 feet to the nearest intersection at Street
C, which is well under the maximum cul-de-sac length of 600 feet per the City Code.
The Developer chose to eliminate the access onto Pilot Knob that was shown in. its
original concept, due to concerns expressed by the City and Dakota County concerning
the right-in/right-out turning requirement. The City and County were concerned
about the need for a median at the entrance to the cul-de-sac, and the potential u-
turns that might have resulted from vehicles wanting to travel north from the cul-de-
sac. The Developer alleviated the concern by internally connecting the cul-de-sac
and requiring access from Street B for those residing on the cul-de-sac.
The Developer has also relocated the cul-de-sac further to the east and north than
was originally proposed, in order to retain as many trees as possible in the cul-de-sac
area. Whether the cul-de-sac could be further redesigned to preserve even more trees
is presently undetermined.
Parks and Trails
Randy Distad, Parks and Recreation Director, has submitted comments to the
Developer (see Exhibit B). Additionally, the trail located in Outlot H needs to be
relocated to directly behind the single-family lots in the cul-de-sac. This will make
the wetland boundary location clear for new homeowners and provide a distinctive
line between the platted lots and City-owned property. A 21-space parking lot has
been provided by the Developer to allow off-street parking for visitors to Meadowview
Park.
Engineering Comments
The Engineering Division has submitted comments for the Developer to address.
Engineering has recommended approval of the Charleswood Northeast Preliminary
Plat.
ACTION REQUESTED
If the Planning Commission believes that the developer has done all that it could be
reasonably expected to do with regard to the preservation of trees on the site, the
recommended action is to recommend approval of the Charleswood Northeast
Preliminary Plat and forward the recommendation to the City Council contingent upon
the following:
.
.
.
1.
The plat needs to include turnarounds (hammerheads) at the end of private
streets within the multi-family areas if the private street is over 150 feet in
length.
The 22.foot wide roadways need be signed "No Parking" on both sides of
the roadway.
The trail in Outlot H needs to be relocated to the rear of the lots on the
cul-de-sac.
Outlot H should not encroach into Lot 11 on the cul-de-sac; the Developer
needs to address this revision.
The Preliminary Plat approval is contingent upon meeting the requirements
stipulated in Parks &. Recreation Director Randy Distad's letter dated
December 10, 2004.
The Preliminary Plat approval is contingent on the approval of the
construction plans for grading, storm water and utilities by the Engineering
Division.
2.
3.
4.
5.
6.
Respectfully submitted,
c;;<:::
~
Lee Smick, AICP
City Planner
cc: Matt Anfang, Centex Homes
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmin.gton.mn.us
TO:
Lee Smick, City Planner
FROM:
Randy Distad, Parks and Recreation Director
RE:
Comments on Charleswood Northeast Preliminary Plat
DATE:
December 9, 2004
INTRODUCTION
Centex Homes (the Developer) has submitted the Charleswood Northeast Preliminary Plat (Preliminary Plat) for
a new residential and commercial development consisting of just under 63 acres of land. The City's Existing
and Proposed Park, Trails and Open Space Plan Map (plan Map) identifies trails in the area that is covered by
the Preliminary Plat. While the developer has shown on the Preliminary Plat the location of many of the trails
that were identified on the Plan Map, there are two additional trail connections that should be shown.
DISCUSSION
.
The Park and Recreation Advisory Commission (PRAC) and staff have reviewed the Preliminary Plat and are
recommending that two new trail connections be shown on the Preliminary Plat. Exhibit #1 shows the locations
of the additional trails. Both the PRAC and staffbelieve that these additional trails are important to connecting
a proposed parking lot to the existing playground, basketball court and picnic shelter. Ifthese trails are not
constructed, it is felt by both the PRAC and staff that people who drive and park their vehicle in the parking lot
will take a shortcut across the park and over time wear down the vegetation, which will eventually allow the soil
to erode away. It is believed that people will not take the longer loop to the south from the parking lot in order
to access the park amenities.
ACTION REQUESTED
A request is being made of the Planning Commission members to approve the Charleswood Northeast
Preliminary Plat on the condition that the additional trail connections that are shown in Exhibit #1 be shown on
the Preliminary Plat.
~., tfu11y stf. i'::/itte , I .~i
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Parks and Recreation Director
cc: Park and Recreation Advisory Commission Members
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Planning Commission \~ C/
FROM:
Jim Atkinson
Assistant City Planner
SUBJECT:
Zoning Map and Comprehensive Plan Amendment -
Farmington Business Park
DATE:
December 14, 2004
INTRODUCTION
Colin Garvey is proposing to rezone the area adjacent to Canton Court from A-1
(Agriculture District) to a commercial PUD (Planned Unit Development). Mr.
Garvey is also proposing to designate the property as "business" on the
. Comprehensive Plan Land Use Map. A location map is attached as Exhibit "A".
DISCUSSION
Zoning
According to the City Code, properties are automatically zoned A-1
(Agriculture) upon annexation into the City. The applicant is proposing to
rezone the property from A-1 to PUD (Planned Unit Development). The PUD
would be similar to the B-3 (Heavy Business) zoning district with minor
modifications:
. Permitted Uses to be Added: Restaurants, Class /I
. Minimum Lot Size would Change from 5,000 Square Feet to 1 Acre
. The minimum setback requirement would change from 0 feet to 20 feet
This type of zoning appears to be appropriate for the subject properties given
the proximity of existing businesses located along Canton Court, Highway 50,
and Highway 3. A copy of the proposed standards for the PUD is attached to
this memo as Exhibit "B".
.
Comprehensive Plan
There is currently no provision in the City Code or Comprehensive Plan that
establishes a default land use designation upon annexation. Therefore, once
the property is officially part of the City, the subject properties will have no
designation until the proposed amendment is approved. Mr. Garvey has
requested that the property be designated "business". This is an appropriate
designation for the property and is consistent with the proposed PUD zoning
classification previously discussed.
.
Design Standards
The applicant has expressed a willingness to incorporate design standards into
the PUD that is proposed for the subject properties. Given the type of
businesses allowed in the proposed PUD, it would be appropriate to simply
adopt the Industrial Park design standards. It may be necessary, however, to
clarify the allowed exterior building materials to avoid a situation similar to
what occurred with the daycare project in the Industrial Park. Planning
Commission comments would be welcomed regarding this issue.
ACTION REQUESTED
Consider the requested Zoning Map Amendment (A-1 to PUD) and
Comprehensive Plan amendment (non-designated to Business) for the
properties depicted on the attached location map contingent on the following:
. A PUD agreement shall be executed between the City and the Developer
that contains the provisions described above.
.
Respectfully Submitted,
q~~,
Jim Atkinson
Assistant City Planner
cc: Colin Garvey
.
Exhibit "A"
Location Map
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.
.
.
Exhibit "B" - PUD Standards for Farmington Business Park
(A) Bulk And Density Standards:
1. Minimum Standards:
Lot area 1 Acre
Lot width 50 feet
Front yard setback 20 feet
Side yard setback 10 feet
Rear yard setback 10 feet
Minimum side and rear yard abutting
any residential district
Off street parking and access drives 10 feet
Public and semipublic buildings 35 feet
Recreational, entertainment, commercial and industrial uses 50 feet
Height (maximum) 45 feet
Maximum lot coverage of all structures 35 percent
All standards are minimum requirements unless noted.
(C)Uses:
1. Permitted:
Animal clinics.
Auto repair, minor.
Auto sales.
.
Commercial services.
Convenience store without gas.
Mechanical sales, service and repair.
Offices.
Public buildings.
Restaurants, class I, traditional.
Restaurants, class II, fast food
Retail facilities, greater than 3,000 square feet.
Sexually oriented businesses - accessory.
Supply yards.
Truck terminals.
Wholesale businesses.
2. Conditional:
Auto repair, major.
Car washes.
Convenience store with gas.
Greenhouses and nurseries, commercial.
Group daycare center, commercial.
Home and trailer sales/display.
.
.
.
Manufacturing facilities.
Ministorage units.
Outdoor sales.
Petroleum bulk storage.
Public utility buildings.
Solar energy systems.
3. Accessory:
Parking lots. (Ord. 002-469, 2-19-2002; amd. per fax dated 8-6-2002)
.
.
.
.
.
PROPOSED FARMINGTON BUSINESS PARK DESIGN STANDARDS
(A)Building Material And Design:
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 pre-engineered 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.
3. Alterations To Buildings: Any alterations to buildings shall meet all requirements of this
chapter.
4. Canopies: Canopies with visible wall hangers shall not be permitted. Design of
canopies shall be in keeping with the design of the building and shall be approved by the
city prior to construction or alteration.
5. Roof Mounted Equipment: All rooftop equipment shall be set back a minimum of
twenty feet (20') from the edge of the roof and shall be screened. Screening shall consist
of either a parapet wall along the roof edge or an opaque screen constructed of the
.
.
.
same material as the building's primary vertical exposed exterior finish. Equipment shall
be painted a neutral color. The site plan shall indicate all mechanical rooftop equipment
and shall include elevations.
6. Loading Docks: The design of the loading docks shall be incorporated into the overall
design theme of the building and constructed of materials equal to or the same as the
principal building. The loading dock areas shall be landscaped and/or screened so that
the visual and acoustic impacts of their function is fully contained and out of view of
adjacent properties and public streets. The required width for a landscaped yard along a
local collector/industrial or local street is ten feet (10'). The architectural design shall be
continuous and uninterrupted by ladders, towers, fences, and equipment. Businesses
that abut County Highway 50 and/or County Highway 31 shall not construct loading
docks that front these roadways.
7. Trash Containers: Trash containers or trash compactors shall not be located within
twenty feet (20') of any street, sidewalk or internal pedestrianway and shall be screened
by a six foot (6') masonry wall on three (3) sides of the trash unit.
8. Coverage: Unless otherwise approved by the city, the ratio of building square footage
and parking area shall not exceed sixty five percent (65%) of the total square footage of
any building site within the affected property.
(B)Utilities: All buildings and structures shall be served by underground utility distribution
facilities. The installation of such utilities shall not change the grade or contour of the city
approved grading plan for the site.
(C)Building Setbacks: No building or other structure shall be erected within fifty feet (50') of
the front property line; or twenty five feet (25') of the side and rear property lines. If two
(2) or more lots are developed as one site, the interior common lot line shall be ignored.
(D)Parking Areas:
1. Surfacing: Prior to issuance of a certificate of occupancy, all parking areas, driveways
and loading areas shall be surfaced with asphalt or concrete pavement following the
city's engineering standard plates. In the event said surfacing cannot be completed due
to weather or seasonal restrictions, a temporary certificate of occupancy may be issued
contingent upon the extension of the security or letter of credit required under this
chapter. All parking lots located in the front of buildings or adjacent to street rights of way
shall be curbed.
2. Off Street Parking Spaces Required: Off street parking shall be provided to serve
each site. The minimum number of parking spaces shall be the greater of:
(a) One space for every six hundred (600) square feet of industrial space; and
One space for every two hundred (200) square feet of office space; and
.
.
.
One space for each two thousand (2,000) square feet of storage area
or
(b) One space per projected employee per shift.
3. Screening: All parking areas shall be screened as required in subsection (F) of this
section.
4. Location: Parking shall not be permitted within ten feet (10') of the front property line
(those facing any dedicated street), or within ten feet (10') of any side or rear property
line unless otherwise approved by the city.
(E)Landscaping: All open spaces shall be dustproofed, surfaced, landscaped, rockscaped or
devoted to lawns. Not less than two-thirds (2/3) of the required building setback area
from any dedicated street shall be landscaped with lawns, trees, shrubs and walkways of
a design approved by the city planning division. Landscaping shall be installed within
ninety (90) days of occupancy or substantial completion of building, whichever occurs
first, weather permitting.
The following landscape standards shall apply to all proposed projects within the overlay
zones:
1. Street Trees: Street trees shall be planted at one canopy tree per forty feet (40') of
street frontage.
2. Perimeter Parking Lots: One tree and three (3) shrubs per forty feet (40') of parking
lot perimeter frontage. Plants are to be installed within ten feet (10') of the parking lot
frontage area.
3. Interior Parking Lots: One planting island per twenty (20) parking spaces. One tree
and three (3) shrubs are required within each planting island. The planting island shall
be curbed with concrete.
4. Buffer Area: When the industrial district is adjacent to a residential district, a twenty
five foot (25') buffer is required and shall include a six foot (6') high wooden fence and
landscaping to screen the adjacent property.
(F)Screening:
1. Storage Areas: Without prior approval of the city, no outside storage areas shall be
allowed nor shall any articles, goods, materials, incinerators, storage tanks, refuse
containers or like equipment be kept in the open or exposed to public view or view from
adjacent buildings. If outside storage is given city approval, all materials and/or
containers and equipment shall be screened from view. Required screening shall
include: a) a six (6) to eight foot (8') high opaque wooden fence and landscaping; b)
landscaping and berms; or c) a combination of both to fully screen the outdoor storage.
.
.
.
2. Structure: No accessory structures (including, but not limited to, water towers, storage
tanks, processing equipment, cooling towers) or outside equipment shall be constructed,
erected or placed on the affected property without prior approval of the city. If such!
approval is granted, such structures shall be screened from public view and the visw of
adjacent buildings in a manner approved by the city planning division.
(G)Signs: All signs shall be of a design and material approved by the city planning division.
Unless otherwise approved, wall signs must be attached to the building, and be parallel
to and contiguous with its walls and not projecting above its roofline. No sign of a
flashing or moving character shall be installed and no sign shall be painted on any
building wall. Pole signs will not be allowed. Advertising billboards are not allowed within
the overlay zone. (General guidelines for signage available through the city planner.)
(H)Maintenance:
1. Owners and occupants of any or all of a site have the duty and responsibility, at their
sole cost and expense, to keep the site, including buildings, improvements and grounds,
well maintained, safe, clean and aesthetically pleasing. Such maintenance includes, but
is not limited to, the following:
(a) Prompt removal of all litter, trash, refuse and wastes.
(b) Provide such care as required to maintain all vegetation in a healthy and
aesthetically pleasing appearance.
(c) Maintain exterior lighting and mechanical facilities in good working order.
(d) Maintain parking areas, driveways and roads in good repair.
(e) Prompt repair of any exterior damage to any buildings and improvements.
.
.
.
TO:
FROM:
SUBJECT:
DATE:
INTRODUCTION
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farminlrton.mn.us
City Planning Commission
\ tfC/
Jim Atkinson
Assistant City Planner
Farmington Business Park Preliminary and Final Plat
December 14, 2004
Colin Garvey has submitted a plat that would create seven (7) new commercial lots. The
proposed lots would be located to the west of Canton Court adjacent to a proposed road
that would extend to the west from Canton Court. One (1) existing commercial lot is also
included on the plat and is located to the southeast of Canton Court.
Plannina Division Review
Applicant:
Location of Property:
Area Bounded By:
Existing Zoning:
Surrounding Zoning:
Existing Conditions:
Topography:
Colin Garvey
Located south of Highway 50 and adjacent to Canton
Court.
Agricultural land to the south, Fountain Valley Golf
Course to the east, and commercial businesses to the
west and north.
A-1 - Agriculture. There is a pending proposal to rezone
the property to a commercial PUD - Planned Unit
Development
R-4 (medium/high density residential) to the southwest,
Castle Rock Township to the south and east.
The majority of the property is used for agriculture.
There are existing businesses located on the east side of
Canton Court.
The property is relatively flat.
.
.
.
DISCUSSION
Annexation
The Garvey property is located in an orderly annexation area established by a joint
powers agreement between the City of Farmington and Castle Rock Township regarding
the Ash Street improvement project. Properties in the orderly annexation area are
required to petition for annexation by joint resolution. The City Council approved the
joint resolution for the Garvey property on September 7, 2004. The Township approved
the joint resolution on October 12, 2004. The municipal boundary was officially changed
by the State Office of Boundary Adjustments to include the subject properties on
November 10, 2004.
Zoning and Comprehensive Plan
In conjunction with the plat application, the applicant has requested a rezoning and
Comprehensive Plan Amendment. Upon annexation, the property automatically received
an A-1 (Agriculture) zoning designation, but was not given a Comprehensive Plan
designation. The applicant is proposing a commercial PUD zoning and a 'Business'
designation in the Comprehensive Plan. The zoning amendment and the Comprehensive
Plan amendment must be approved prior to final plat approval.
Transportation
The Farmington Business Park will be adjacent to Canton Court, which is an existing street
with an existing access to Highway 50. No new access points to adjacent roads are
proposed. A new interior road is proposed that would extend to the west from the
southern portion of Canton Court.
Parks and Trails
The Parks and Recreation Director has reviewed the proposed plat and has provided a
memo with comments regarding parks and trails (see attached).
Engineering
The City Engineer has reviewed the plat and has provided comments. Two outstanding
issues remain that must be addressed prior to final plat approval:
. An easement agreement shall be obtained from the property owner located on the
north side of the proposed road between Lot 1 Block 2 and Lot 2 Block 1 to
accommodate the storm water facility shown on the plat.
. The right-of-way for the proposed road shall be increased from 66 feet to 70 feet
to accommodate a 38-foot wide roadway width.
The applicant's engineer is working to resolve these issues prior to the Planning
Commission meeting on December 14, 2004. Staff will update the Commission on the
status of these issues at the Commission meeting.
ACTION REQUESTED
.
.
.
Consider the preliminary and final plat for the Farmington Business Park contingent upon
the following:
. The property shall be rezoned to the appropriate classification prior to final plat
approval.
. An appropriate Comprehensive Plan designation shall be established on the
property prior to final plat approval.
. Trails shall be provided as required by the Parks and Recreation Director as
described in the attached memo from Randy Distad.
. Fire Hydrants shall be installed in accordance with Minnesota State Fire Code
Appendix "C."
. The applicant shall comply with all engineering comments provided by the City
Engineer.
. A Development Contract between the Developer and the City of Farmington shall
be executed and security, fees, and costs shall be paid. Submission of all other
documents required under the Development Contract shall be required.
. The right-of-way for the proposed road shall be increased from 66 feet to 70 feet.
. An easement agreement shall be obtained from the property owner located on the
north side of the proposed road between Lot 1 Block 2 and Lot 2 Block 1 to
accommodate a storm water facility.
. An easement shall be obtained to accommodate the proposed utilities that would
extend across the south portion of Canton Court.
Respectfully s~
Sl;;son
Assistant City Planner
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ciJarmington.mn.us
TO:
Jim Atkinson, Assistant City Planner
FROM:
Randy Distad, Parks and Recreation Director
RE:
Comments on Farmington Business Park Preliminary Plat
DATE:
December 9,2004
INTRODUCTION
The City's Existing and Proposed Park, Trails and Open Space Plan Map (Plan Map) identifies trails in the area that
is covered by the Farmington Business Park Preliminary Plat (Preliminary Plat). However, no trails have been
shown on the Preliminary Plat submitted.
DISCUSSION
.
Previously the Parks and Recreation Advisory Commission (pRAC) had recommended trail locations that were to
be identified on the Preliminary Plat that were different from where the trails had been identified on the Plan Map.
Exhibit #1 shows the alignment of trails as identified on the Plan Map. Exhibit #2 shows the trail locations that
were initially recommended by the PRAC. Since this reconnnendation, City staff members have discussed new
locations of trails as shown in Exhibit #3. The PRAC at their December 8th meeting reviewed the new trail
locations as proposed by staff and added an additional trail connection from Canton Court to the south to connect to
the future Empey property residential development. Staff and the PRAC differ on a recommendation for a trail
connection from the cuI de sac street north to T.R. 50 along the back of a lot. Staff feels that it would provide an
important connection to the trail system in the Prairie Waterway. PRAC members felt that it was an unsafe
connection due to the trail leading to an intersection that was not controlled on T.H. 50. There is a stop sign on 12th
Street but no stop signs on T.H. 50. In this location, the site lines are good for crossing T.H 50. With some
appropriate trail crossing signs along with perhaps a cross walk painted on T .H. 50, motorists can be warned of the
trail crossing Staff feels that if this trail connection is not completed as part of this Preliminary Plat then the
opportunity to connect the existing trails in the Prairie Waterway to the new trails in this development will be lost.
ACTION REQUESTED
A request is being made of the Planning Commission members to approve the Farmington Business Park
Preliminary Plat on the condition that the trails locations shown in Exhibit #3 should be shown on the Preliminary
Plat.
ResPfct&u..I S;Et{;u. 'tt.., -;
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Rand; Dist
Parks and Recreation Director
. cc: Park and Recreation Advisory Commission Members
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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
,&pC-
FROM:
Jim Atkinson
Assistant City Planner
SUBJECT:
Round Bank Concept Plan
DATE:
December 14, 2004
INTRODUCTION
Representatives of Round Bank located in Waseca, MN have submitted a concept plan
for a proposed bank branch that would be located at the southeast corner of County
Road 66 and Trunk Highway 3 in the Tamarack Ridge development. The process for
submitting a concept plan is outlined in the City's Subdivision Ordinance and allows
. the Planning Commission to provide comments prior to preliminary plat submittal.
DISCUSSION
The subject property is zoned B-1 (Highway Business) and is designated 'Business' in
the Comprehensive Plan. The lot was platted in the Tamarack Ridge First Addition as
an outlot that was designated for future development. The bank would require only a
portion of the outlot, leaving the remaining area for other commercial development.
The plat that will be submitted will include the entire outlot. The portion of the
outlot that is not utilized by the bank will likely be platted as an outlot(s) until such
time as additional development is proposed.
Site Plan Review
According to the City Code, site plan review and approval by the Planning Commission
is required for all commercial development. The Commission would review general
site design, including setbacks, access, parking, landscaping, and other potential
impacts to surrounding properties. The applicant could choose to have the site plan
reviewed concurrently with the plat or at a future meeting after the plat has been
approved.
.
Transportation
As shown on the concept plan, the main access would be from Cascade Drive, which
currently terminates at the east edge of the subject property. A second access is
shown from Trunk Highway 3, which is proposed as a 'right-in only'. This access would
require approval by the Minnesota Department of Transportation.
.
.
.
ACTION REQUESTED
Provide comments to the applicant regarding the concept plan.
Respectfully submitted,
Q~~
Jim Atkinson
Assistant City Planner
F:\Adt2proj\2644\dwg\2644sp1 p.dwg, 12/8/20042:42:01 PM, Letter
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