HomeMy WebLinkAbout08.13.02 Planning Packet
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City of Farmington
325 Oak Street
Fannington, MN 55024
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AGENDA
PLANNING COMMISSION MEETING
August 13, 2002
7:00 P.M.
CITY COUNCIL CHAMBERS
1.
CALL TO ORDER
APPROVAL OF MINUTES
2.
a)
July 9,2002
July 23,2002
PUBLIC HEARINGS
b)
3.
a)
Application to Amend the 2020 Comprehensive Plan from Institutional to Medium Density Residential
Applicant: Farmington Development Corporation
b)
Conditional Use Permit - Construct 12 Townhome Units within the R-T (Downtown Transitional Mixed se
District) (Continued Public Hearing)
Applicant: Farmington Development Corporation
Variance Request - Exclude the Off-Street Parking Requirement (Continued Public Hearing)
Applicant: Fannington Development Corporation
d)
Variance Request - Maximum Lot Coverage of 35% (Continued Public Hearing)
Applicant: Farmington Development Corporation
e)
St. Michael's Place Preliminary and Final Plat (Continued Public Hearing)
Applicant: Farmington Development Corporation
Special Exception/Conditional Use Pennit Application - Move Residential House from 1020 81b Street to 12
Main Street
Applicant: Ivan Jarissen, 1024 81h Street
t)
g)
Application for Preliminary and Final Plat - Emmaus Grove Addition
Applicant: Farmington Lutheran Church
4.
DISCUSSION
Planning Issues Associated with the Metropolitan Council's Opportunity Grant
s. ADJOURN
Dirk Rotty, Todd Larson, Chaz Johnson, Ben Barker, Bob Heman
..manning Commissioners:
~ity Staff:
Kevin Carroll. Community Development Director
Lee Smick,. Planning. Coordinator
Michael Schultz, Associate Planner
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning Commission
\~
FROM:
Lee Smick, AICP
Planning Coordinator
SUBJECT:
Conditional Use Permit - Construct 12 Townhome Units within the R-T (Downtown
Transitional Mixed Use District)
Applicant: Farmington Development Corporation
DATE:
August 13,2002
INTRODUCTION
Farmington Development Corporation has submitted a Conditional Use Permit application to construct
twelve (12) townhome units on property bounded by Spruce Street on the north, 5th Street on the east,
the School District's Alternative Learning Center on the south, and 4th Street on the west. The
property was formerly owned by St. Michael's Church. The property is zoned R-T (Downtown
Transitional Mixed Use District).
Planninl! Division Review
Applicant:
Farmington Development Corporation
22098 Canton Court
Farmington, MN 55024
Attachments:
Application
Location Map
Zoning Map
2020 Comprehensive Plan Map
Section 10-5-4: Zoning Districts - Permitted and
Conditional Uses, R-T (Downtown Transitional
Mixed Use District)
Section 10-3-5: Conditional Uses
Site Plan! Landscape Plan
Building Floor Plan
Building Elevations
1.
2.
3.
4.
5.
6.
7.
8.
9.
Location of Property:
Property bounded by Spruce Street on the north, 5th Street on
the east, the School District's Alternative Learning Center on
the south, and 4th Street on the west.
Surrounding Land Uses:
Single-family to the north and east, multi-family development
to the west, school to the south.
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Existing Zoning:
R- T (Downtown Transitional Mixed Use District)
Comprehensive Plan:
Pub lie/Semi - Pub lie
Current Land Use:
Vacant church
Proposed Land Use:
3 townhome buildings (12 total units)
Lot Size:
61 ,200 square feet (1.4 acres)
Minimum Lot Size:
15,000 square feet
Minimum Lot Width:
100 feet (per building)
Proposed Lot Width:
128 feet
Maximum Density under R- T:
Townhouse:
8.5 units per acre
Proposed Density:
8.5 units per acre
Streets and Accesses:
Vehicular access would be permitted along any of the street
frontages (4th, 5th, and Spruce), vehicular access would also
be permitted along the rear alley.
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Utilities (Water, Sewer & Gas):
Sanitary sewer exists along Spruce and 5th Street, water exists
along Spruce Street.
Sidewalks:
Sidewalks currently exist along Spruce and 5th Streets.
DISCUSSION
The Planning Commission continued this public hearing from the July 23, 2002 meeting. At the
meeting, there was testimony was taken concerning the Conditional Use Permit.
The Planning Commission and Heritage Preservation Commission met on July 30, 2002 to further
discuss historic districts designated in Farmington.
The applicant, Farmington Development Corporation, has submitted a conditional use permit
application to construct 3 single-level townhome buildings (12 units) on a 1.4 acre site, zoned R-T
(Downtown Transitional Mixed Use District). Townhomes are identified as a conditional use within
the R - T zoning district.
A vacant church currently exists on the property. The convent was demolished and the garage was
moved on July 12, 2002. Single-family residential exists north and east of the site, institutional
(school) to the south, and multi-family (apartments) to the west.
The following criteria are utilized when evaluating a proposed Conditional Use as outlined in Section
. 10-3-5 (C):
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1). The proposed use conforms to the district permitted and conditional use provisions and all
general regulations of this title.
2). The proposed use shall not involve any element or cause any conditions that may be
dangerous, injurious, or noxious to any other property or persons and shall comply with the
performance standards listed below.
3). The proposed use shall be constructed, designed, sited, oriented and landscaped to produce
harmonious relationship of buildings and grounds to adjacent buildings and properties.
4). The proposed use shall produce a total visual impression and environment which is
consistent with the environment of the neighborhood.
5). The proposed use shall organize vehicular access and parking to minimize traffic
congestion in the neighborhood.
6). The proposed use shall preserve the objectives of this Title and shall be consistent with the
Comprehensive Plan.
2020 Comprehensive Plan and Zoning
The property is identified as Public/Semi-Public on the 2020 Comprehensive Plan. The approval of
the conditional use is contingent upon the approval of the 2020 Comprehensive Plan amendment.
Building Elevation and Floor Plan
The townhomes are proposed to be constructed similar to the Oak Place townhomes constructed by the
developer in 2000. The townhomes are proposed as single-level, slab-on-grade construction. The
exterior is proposed with a light tan vinyl siding on the exterior of the unit and garage. The side of the
units facing the street will be constructed with a rock facade. The roofing material is asphalt.
Each floor plan consists of two bedrooms, two baths and a 20' x 20' garage. A covered porch is
located in the rear of the unit and may be converted into a 4-season porch or additional enclosed room.
Transportation
Public streets including 4th, 5th and Spruce are adjacent to the property. The street widths are 80 feet.
Parking is allowed on both sides of the streets. A public alley exists on the south side of the property
and is 40 feet in width. Parking is not allowed in the alley except for loading and unloading of
vehicles.
Off-Street Parking
A total of 2 parking spaces are required for each unit. An additional 0.25 spaces per unit is also
required within the common area. Therefore, 3 parking spaces (0.25 x 12) are required within the
common area. The developer is seeking a variance to this requirement.
Lot Coverage
The density for a development within the R-T zoning district is 8.5 dwelling units/acre. Therefore, a
maximum of 12 dwelling units may be located on the 6l,200-square foot (1.4 acre) site. Each
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dwelling unit is proposed at 1,960 square feet for a total of23,520 square feet for the three townhome
buildings. The maximum allowable lot coverage in the R-T zoning district is 35%. Calculating the
dwelling units per acre, the proposed lot coverage is 38.43%, 3.43% over the allowable lot coverage.
The proposed development is 2,099 square feet over the required lot coverage maximum. This
amount is roughly equivalent to the square footage for one dwelling unit. The developer is seeking a
variance to the maximum lot coverage requirement.
Utilities
Utilities are readily accessible to the site. Sanitary sewer exists within the right-of-way on Spruce
Street and 5th Street. An l8-inch water line exists along Spruce Street. Storm sewer exists along 41\
5th and Spruce Streets. Easements will be required for all utilities on private property.
Parks, Sidewalks
The developer is required to submit park fees for the project. The developer proposes to remove the
existing sidewalk and replace it during construction. A sidewalk is proposed along 4th Street.
Landscaping
Eighteen deciduous trees line the boulevard on 4th, 5th, and Spruce Streets. Eighteen deciduous trees
are required to be located within the boulevard. The landscape plan currently shows thirteen
boulevard trees, four along 4th Street and nine along Spruce Street. No boulevard trees are proposed
along 5th Street. Comments have been submitted to the developer requiring additional trees along the
boulevard to meet the street tree requirement.
The developer has also proposed that twelve existing boulevard trees be relocated within the interior of
the site. The City has informed the developer that this would not be allowed. Any boulevard trees
that require removal will be relocated to other boulevards in the City. A revised landscape plan
showing the location of existing and proposed trees needs to be submitted by the developer.
Demolition Permit
The construction of the proposed townhomes would require the demolition of (the former) St.
Michael's Church. The CUP applicant has applied for a demolition permit. The demolition permit
will be provided to the applicant when certain information requested by the City has been received,
reviewed, and approved (see attached letters dated March 27, 2002 and July 16, 2002). Staff is not
recommending that the approval of the Conditional Use Permit be contingent upon the final release of
the demolition permit. Staff merely wishes clarify the fact that even if the CUP is approved, the
proposed townhomes cannot be constructed unless or until the demolition permit has been released
and the church has been demolished.
Historic Preservation Commission's Recommendations
The Historic Preservation Commission met on May 16,2002 in compliance with Section 2-l1-5 (D) to
discuss the project proposal. The Commission stated that "the concept plan as presented is
inappropriate for this neighborhood".
4
. ACTION REOUESTED
Recommend approval of the Conditional Use Permit contingent upon the following and forward the
recommendation to the City Council.
1. Approval of a Comprehensive Plan Amendment for St. Michael's Place from Public/Semi-Public
to Medium Density Residential.
Respect~y rit~
pe. c/H<dd2'
Lee Smick, AICP
Planning Coordinator
cc: Farmington Development Corporation
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning Commission
FROM:
Lee Smick, AICP
Planning Coordinator
SUBJECT: Comprehensive Plan Amendment - Property South of Spruce Street between 4th and 5th
Streets at the address of 408 and 412 Spruce Street
\ti'V
DATE: August 13,2002
INTRODUCTION
The applicant, Farmington Development Corporation is seeking to amend the Comprehensive Plan fr<\>m
Public/Semi-Public to Medium Density for the property south of Spruce Street between 4th and 5th Streets
at the address of 408 and 412 Spruce Street.
. DISCUSSION
The property was zoned from R-2 (Low/Medium Density Residential) to R- T (Downtown Transitional
Mixed Use) on May 6,2002. Therefore, the Comprehensive Plan needs to be amended from Public/Semi-
Public to Downtown Transitional Mixed Use to comply with the Zoning Map.
The surrounding area is shown as Low/Medium Density on the north and east, public/semi-public on the
south, and High Density on the west.
ACTION REQUESTED
Recommend approval of the Comprehensive Plan Amendment from Public/Semi-Public to Downtown
Transitional Mixed Use for the property south of Spruce Street between 4th and 5th Streets at the address
of 408 and 412 Spruce Street and forward the recommendation to the City Council.
R;Z~
Lee Smick, AICP
Planning Coordinator
.
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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
City Planning Commission
\vfC/
Lee Smick, AICP
Planning Coordinator
Variance Request - Exclude the Off-Street Parking Requirement
Applicant: Farmington Development Corporation
August 13,2002
The applicant, Farmington Development Corporation, is seeking variance approval to exclude the off-
street parking requirement to construct an additional 0.25 parking stalls for every 1 townhome unit for a
total of3 off-street parking stalls (Section 10-6-4 of the Farmington City Code).
Flannin2 Division Review
Applicant:
Attachments:
Property Location:
Legal Description:
Lot Size:
Existing Zoning:
Farmington Development Corporation
22098 Canton Court
Farmington, MN 55024
1. Variance Application
2. Location Map
3. St. Michael's Place Preliminary & Final Plat
South of Spruce Street between 4th and 5th Streets
Lots 1,2,3,4,5 & 6, Block 12, Town of Farmington (north half
block of former St. Michael's Church property)
1.4 acres
R-T (Downtown Transitional Mixed Use District)
2020 Comprehensive Plan:
Public/Semi-Public
Existing Land Use:
Surrounding Land Uses:
Vacant
Single-family residential is located to the north and east, School
District building to south, multi-family to the west.
. DISCUSSION
The Planning Commission continued this public hearing from the July 23, 2002 meeting
The parking requirement was instituted to provide additional overflow parking for visitors to townhome
developments. The code requires 2 parking spaces for each dwelling unit be supplied plus 0.25 parking
spaces per unit for off-street parking in the common area. The applicant proposes that on-street parking is
sufficient to accommodate additional cars visiting the property. The applicant wants to maintain the
common area north of the alley as open space. Vehicle parking would encroach into this space if the off-
street parking requirements were met.
The Board of Adjustment may vary the regulations of this Title if anv of 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.
The open space within the common area would be reduced if the regulations were strictly
adhered to as required by the City Code.
.
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. I
The lot coverage is at a maximum and because of the lot size, the off-street parking
requirements would create undue hardship by reducing the amount of open space in the
development.
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 amount of open space would be reduced due to the requirements of the off-street parking
provision.
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.
Public parking is allowed on the public streets surrounding the development. No alteration
of the essential character of the locality will occur due to existing parking conditions within
the neighborhood.
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.
.
Parking on the public streets surrounding the development has been planned for and no
increase of congestion of the public streets is envisioned.
2
. ACTION REQUESTED
Recommend approval of the variance to Section 10-6-4 of the Farmington Code to exclude the off-street
parking requirement to construct an additional 0.25 parking stalls for every 1 townhome unit for a total of
3 off-street parking stalls contingent upon the following:
1. Approval ofa Comprehensive Plan Amendment for St. Michael's Place from Public/Semi-Public to
Medium Density Residential.
Respectfully submitted,
tk.~
Lee Smick, AICP
Planning Coordinator
cc: Farmington Development Corporation
.
.
3
:.
.
CITY OF FARMINGTON
VARIANCE APPLICATION
Farmington, MN 55024
651-463-7111 FAX 651-463-1611 For o(fice use
Permit Number
Applicant Name ~mJ ncrtnv\' ~IDpmv{Tj- I
Applicant Address d-(j.Da.~ t'aJntvY\ (1j- FafrY'1 ^jtvn tI\ N '550 -z.. "-
Street City State Zip Code
Phone Number 1o~1-4 ~~g?S-
Legal escription of Subject Property: (Iot~block, plat name, section, township, range)
S l J.. 3 Y o--r Bl 001C. \ ^
Current Land Use Gh U if cJ" Current Zoning District
.peeiflC Nature of Request / Claimed Hardship: e Ul.- S ~
R-,
Following Attached: (please check) _ Proof of Ownership _ Boundary/Lot Survey
_ Application fee ($200) _ Copies of Site Plan
_ AbstractJResident List (adjoining property owners only)
Property Owner', Sig~~~: C!;~; (Owner', DnbUcate Certificate ofTide Reqnired)
For office use only / /
Request Submitted to the Pl~lI.c!.mmi"wn on to 10 0 Z-
Public Hearing Set for: ...., 'V?, t>-:Z-- Advertised in Lotal Newspaper:
Planning Commission Action:
Comments:
_ Approved _ Denied
Conditions Set:
.
Planning Coordinator:
Date:
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TO:
FROM:
SUBJECT:
DATE:
INTRODUCTION
City of Farl11ington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
City Planning Commission
U
Lee Smick, AICP \tf
Planning Coordinator
Variance Request - Maximum Lot Coverage of 35%
Applicant: Farmington Development Corporation
August 13, 2002
The applicant, Farmington Development Corporation, is seeking variance from the maximum lot
coverage of 35% in the R-T (Downtown Transitional Mixed Use) as required in Section 10-5-11 of the
Farmington City Code.
Planning Division Review
Applicant:
Attachments:
Property Location:
Legal Description:
Lot Size:
Existing Zoning:
Farmington Development Corporation
22098 Canton Court
Farmington, MN 55024
1. Variance Application
2. Location Map
3. St. Michael's Place Preliminary & Final Plat
South of Spruce Street between 4th and 5th Streets
Lots 1,2,3,4,5 & 6, Block 12, Town of Farmington (north hal~
block of former St. Michael's Church property)
1.4 acres
R-T (Downtown Transitional Mixed Use District)
2020 Comprehensive Plan:
Public/Semi-Public
Existing Land Use:
Surrounding Land Uses:
Vacant
Single-family residential is located to the north and east, School
District building to south, multi-family to the west.
. DISCUSSION
The Planning Commission continued this public hearing from the July 23, 2002 meeting.
The density for a development within the R-T zoning district is 8.5 dwelling units/acre. Therefore, a
maximum of 12 dwelling units may be located on the 6l,200-square foot (1.4 acre) site. Each dwelling
unit is proposed at 1,960 square feet for a total of 23,520 square feet for the three townhome buildings.
The maximum allowable lot coverage in the R-T zoning district is 35%. Calculating the dwelling units
per acre, the proposed lot coverage is 38.43%, 3.43% over the allowable lot coverage. The proposed
development is 2,099 square feet over the required lot coverage maximum. This amount is roughly
equivalent to the square footage for one dwelling unit.
The applicant, Farmington Development Corporation, is requesting a variance from the maximum lot
coverage requirement. A variance alleviates a hardship that is inherent in the physical characteristics of
the land that is proposed for development. A financial hardship should rarely be a consideration in a
variance review unless it relates to the physical characteristics of the land.
Density vs. Lot Coverage
In addition to regulating land use, zoning determines the size and placement of buildings on a property.
Intensity or density of development is generally controlled by linking the number of units to land area.
Bulk requirements include building height limitations, lot coverage requirements, building setback or yard
requirements, and minimum lot sizes.
.
Bulk requirements are design requirements and determine lot coverage. Traditional bulk requirements,
specifying the shape of the lot and a three-dimensional area into which any building must fit, were created
in part to give predictability to development, allowing adjacent property owners to (1) know where
buildings would be located through setbacks and (2) understand that only buildings of a size allowable
under the lot coverage requirements would be permitted.
Therefore, the density states the number of units allowed In a development and the lot coverage
determines the allowable size of a building.
The Board of Adjustment may vary the regulations of this Title if anv of 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.
There are no lot constraints for this development that include hardship from the physical
surrounding, shape, configuration, or topography of the lot. The proposal is development-
induced and no hardship exists concerning the lot.
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.
.
2
.
.
.
There is no uniqueness to the parcel of land. The parcel is as wide and deep as a typical
half-block within the City.
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 maximum lot coverage in the R-T zoning district of 35% is the highest bulk calculation
for all of the residential districts. The proposed hardship has been created by the developer's
desire to provide townhomes at the size presented on the plan.
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.
The percent of lot coverage on parcels surrounding St. Michael's Place calculates to 35% for
Spruce Place, and less than 25%for the single-family homes north and east of the property.
The variance soughtfor 3.43% or 2,099 square feet may be detrimental to the public welfare
due to the construction of an additional townhome. Property values within the single-family
area surrounding the property may be diminished due to an additional townhome.
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.
Neither increased congestion of public streets nor increased danger of fire is anticipated.
The approval of the variance would create precedent regarding lot coverage approvals in the
future. The variance sought for 3.43% or 2,099 square feet may be detrimental to the public
welfare due to the construction of an additional townhome. Property values within the
single-family area surrounding the property may be diminished due to an additional
townhome.
ACTION REOUESTED
Staffrecommends denial of the variance from the maximum lot coverage of35% in the R-T (Downtown
Transitional Mixed Use) as required in Section 10-5-11 of the Farmington City Code based on the
attached Findings of Fact.
#J!:Z?
Lee Smick, AICP
Planning Coordinator
cc: Farmington Development Corporation
3
~
.
CITY OF FARMINGTON
VARIANCE APPLICATION
Farmington, MN 55024
651-463-7111 . FAX 651-463-1611
Applicant Name ~ 1000tvn &:-~~I ~ t- Iv1 tV
Applicant Address ~ blf\-t-on __ -- - --
Street City State
For office use
Permit Number
~crz~_
Zip Code
Phone Number
Le.gal pescription of Subject Property: (lot, block, plat namet section, township, range)
LOt"S l ( 2 I 3 , Y I 5 I to 0 f- i3 \ 001L , :l-
Current Land Use --<::.h Uv ch Current Zoning District R. - ,...
eecific Nature of Request I Claimed Hardship: ut CO l.}-ir vt ~
Following Attached: (please check) _ Proof of Ownership _ BoundarylLot Survey
_ Application fee ($200) _ Copies of Site Plan
_ AbstractlResident List (adjoining property owners only)
_ Torrens (Owner's Dublicate Certificate of Title Required)
fP~
- -'f) <-
Property Owner's Signature
't. Date
For office use only ;, /
Request Submitted to the Pl7i.tg cmssion on b I 0 02-
Public Hearing Set for: . 1, '2-3, ":2- Advertised in Local Newspaper:
Planning Commission Action:
Comments:
_ Approved _ Denied
Conditions Set:
.
Planning Coordinator:
Date:
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CITY OF FARMINGTON
DAKOTA COUNTY, MINNESOTA
IN RE:
Application of Farmington Development
Corporation For a Variance to the Maximum
Lot Coverage in the R- T Zoning District
FINDINGS OF FACT
AND DECISION
On July 23, 2002, the Fannington Planning Commission met to consider the application of
Fannington Development Corporation for S1. Michael's Place for a variance to the maximwn lot
coverage in the R-T (Downtown Transitional Mixed Use) Zoning District. The applicant was
present.and the Planning Commission heard testimony from all interested persons wishing to speak
and noW makes the following:
FINDINGS OF FACT
1. The property is located south of Spruce Street between 4th and 5th Streets and is
zoned R-T (Downtown Transitional Mixed Use).
2. The property is identified as Public/Semi-Public on the Farmington 2020
Comprehensive Plan.
3.
The R-T Zoning District requires a maximum lot coverage of35%.
4. The applicant proposes a lot coverage of 38.43%. This constitutes a 3.43% increase
over the allowed maximwn or 2,099 square feet of additional lot coverage.
5. The City's maximwn lot coverage requirement is designed to provide and protect
open space within the City.
6. The City ,requires that the maximwn lot coverage be in compliance with the City
Code if a hardship is riot determined.
7. In granting a variance, the following findings are required:
a. 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.
There are no lot constraints for this development that include hardship from the
physical surrounding, shape, configuration, or topography of the lot. The proposal is
development-induced and no hardship exists concerning the lot.
61335
1
b. 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.
There is no uniqueness to the parcel of land. The parcel is as wide as a typical City
block.
c. 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 ofland.
The maximum lot coverage in the R-T zoning district of 35% is the highest bulk
calculation for all of the residential districts. The proposed hardship has been
created by the developer's desire to provide townhomes at the size presented on the
plan.
d. 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.
The percent of lot coverage on parcels surrounding St. Michael's Place calculates to
35%for Spruce Place, and less than 25%for the single-family homes north and east
of the property. The variance sought for 3.43% or 2,099 square feet may be
detrimental to the public welfare due to the construction of an additional townhome.
Property values within the single-family area surrounding the property may be .
diminished due to an additional townhome.
e. There are special circumstance or conditions affecting the property such that the strict
application of the regulation at issue would deprive the applicant of the reasonable use of
the applicant's land.
Application of the City's requirement concerning maximum lot coverage does not
deprive the applicant of the reasonable use of the applicant's property.
DECISION
Applicant's request for a variance to the maximum lot coverage of35% in the R-T Zoning District
is denied.
CITY OF FARMINGTON
BY:
Planning Chair
A TIEST:
Its Administrator .
61335
2
.
.
.
b. 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.
There is no uniqueness to the parcel of land. The parcel is as wide as a typical City
block.
c. 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 ofland.
The maximum lot coverage in the R-T zoning district of 35% is the highest bulk
calculation for all of the residential districts. The proposed hardship has been
created by the developer's desire to provide townhomes at the size presented on the
plan.
d. 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.
The percent of lot coverage on parcels surrounding St. Michael's Place calculates to
35%for Spruce Place. and less than 25%for the single-family homes north and east
of the property. The variance sought for 3.43% or 2,099 square feet may be
detrimental to the public welfare due to the construction of an additional townhome.
Property values within the single-family area surrounding the property may be
diminished due to an additional townhome.
e. There are special circumstance or conditions affecting the property such that the strict
application of the regulation at issue would deprive the applicant of the reasonable use of
the applicant's land.
Application of the City's requirement concerning maximum lot coverage does not
deprive the applicant of the reasonable use of the applicant's property.
DECISION
Applicant's request for a variance to the maximum lot coverage of35% in the R-T Zoning District
is denied.
CITY OF FARMINGTON
BY:
Planning Chair
A TIEST:
Its Administrator
61335
2
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.d.farmington.mn.us
TO:
City Planning Commission
V/JC/
Lee Smick, AICP f \
Planning Coordinator
FROM:
SUBJECT:
St. Michael's Place Preliminary and Final Plat
Applicant: Farmington Development Corporation
DATE:
August 13, 2002
INTRODUCTION
Farmington Development Corporation proposes to plat 12 lots on 1.4 acres located south of Spruce
Street, west of 5th Street, north of the School District's Alternative Learning Center, and east of 4th
Street. The property is the site of the former St. Michael's Church building. The property is zoned R-
T within the R-I (Downtown Transitional Mixed Use District).
Planninl! Division Review
Applicant:
Farmington Development Corporation
22098 Canton Court
Farmington, MN 55024
Attachments:
1.
2.
3.
4.
5.
Application
Location Map
Zoning Map
2020 Comprehensive Plan Map
Preliminary & Final Plat
Location of Property:
Property bounded by Spruce Street on the north, 5th Street on
the east, the School District's Alternative Learning Center on
the south, and 4th Street on the west.
Surrounding Land Uses:
Single-family to the north and east, multi-family development
to the west, school to the south.
Existing Zoning:
R-T (Downtown Transitional Mixed Use District)
Comprehensive Plan:
Public/Semi-Public
Current Land Use:
Vacant church
Proposed Land Use:
3 townhome buildings (12 total units)
.
Lot Size:
61,200 square feet ( 1.4 acres)
Minimum Lot Size:
15,000 square feet
Minimum Lot Width:
100 feet (per building)
Proposed Lot Width:
128 feet
Maximum Density under R- T:
Townhouse:
8.5 units per acre
Proposed Density:
8.5 units per acre
Streets and Accesses:
Vehicular access would be permitted along any of the street
frontages (4th, 5th, and Spruce), vehicular access would also
be permitted along the rear alley.
Utilities (Water, Sewer & Gas):
Sanitary sewer exists along Spruce and 5th Street, water exists
along Spruce Street.
Sidewalks:
Sidewalks currently exist along Spruce and 5th Streets.
DISCUSSION
. The Planning Commission continued this public hearing from the July 23,2002 meeting.
The applicant, Farmington Development Corporation, has submitted a Preliminary and Final Plat for
St. Michael's Place. The property consists of 1.4 acres and is zoned R-T (Downtown Transitional
Mixed Use District).
A vacant church currently exists on the property. The convent was demolished and the garage was
moved on July 12, 2002. Single-family residential exists north and east of the site, institutional
(school) to the south, and multi-family (apartments) to the west.
A variance to the maximum lot coverage will be reviewed by the Planning Commission on August 13,
2002. If the Planning Commission recommends denial of the variance, City staff s recommendation
will be that the Preliminary and Final Plat be denied because of the variance ruling. If the variance
request is denied, the applicant will be required to show II townhome units at a reduced size rather
than the 12 units proposed on the plat, or the applicant may reduce the size of the 12 units to bring the
lot coverage into compliance. Therefore, if the variance is denied, the plat needs to be denied or
continued until the plat is in compliance with the zoning code.
2020 Comprehensive Plan and Zoning
The property is identified as Public/Semi-Public on the 2020 Comprehensive Plan. The public hearing
for the amendment of the 2020 Comprehensive Plan from Public/Semi-Public to Medium Density
Residential will be held on August 13,2002.
.
2
.
.
.
ACTION REOUESTED
Recommend denial of the St. Michael's Place Preliminary & Final Plat based on the attached Findings
of Fact.
I. Submission of a Landscape Plan indicating existing trees, trees to be preserved, and trees to be
replaced.
~:m
Lee Smick, AICP
Planning Coordinator
cc: Farmington Development Corporation
3
APPLICATION FOR PLAT REVIEW
. PLAT NAME Sf, M ;CJaw(
LOCATION \.~1. /it ,'cJ/)~/;
AREA BOUNDED BY ~) r~ .Sl'rlA 4P~
.
.
TOTAL GROSS AREA (; / dO 0 ~ t2.
ZONING DISTRICT(S) p.; 1"
NAJ.'1ES & ADDRESSES OF ALL OWNERS _fUf.1(
~/iJ-.
PHONE:
NAME & ADDRESS OF L~~ Su~VEYOR/ENGINEER
DATE t- 7 - ()~
;? I ~ e2- e fc.f-I;).3 ';I)5:~: ~)t( /2-
e Jl-V.r"Lj,
J I-\. t1-/~d-
rl-
C E Ive~-f,q,d '20 L/7S (ff.'VJoe..J...... 14-V(
~"7 '2C-.c1 '7 6 t!.-81l'"\ft:l~ f!/- ~
(, 'i-/- y~ 5- i%';)~
-:;;'c t9 b S f.V\-
PHONE fS-2. - 7'?9 - 'YJa g
NAi.'1ES & ADDRESSES OF ALL ADJOINING PROPERTY Ow"NERS AVAILABLE FROM:
ON:
PLAT REVIEW OPTION:
PRELIMINARY & FINAL TOGETHER:
PRE PLAT ADMINIST&\TIVE FEE:
:;<.'
IN SEQUENCE:
PRE PLAT SURETY:
I HEREBY CERTIFY THAT I AM (WE ARE) THE FEE OWNER(S) OF THE ABOVE LA..'ID, THAT THE
PERSON PREP.~ING THE PLAT HAS RECEIVED A COpy OF TITLE 11, CHAPTERS 1 THRU 5,
ENTITLED "SUBDIVISIONS" AND TITLE 10, CHAPTERS 1 THRU 12 ENTITLED "ZONING" OF THE
FA&~INGTON CITY CODE AND WILL PREPARE THE PLAT IN ACCORDAi.~CE WITH THE PROVISIONS
CONTAINED THEREIN.
ADVISORY MEETING:
1. SKETCH PLAN
2. STAFF AND DEVELOPER CONSENSUS
SIq~ER
~-7-():2
DATE
.
.
.
Apr 09 02 04:26p
Burville Law Office
651 460 6568
FUND COMMITMENT FORM
Schedule A
Commi:ment No.:
Effective Date:
Agent's file Reference:
CA-027l973
February 6, 2001
at 8:00 a.m.
3888-02-F35
I
Policy or Policies to be issued:
Proposed Amount oflnsurallcc:
OWNER'S; ALTA Owner's Policy (10/17/92). (If other, specify.)
$335.000.00
Proposed Insured:
Farmington Development Corporation, its successors and/or assigns
MORTGAGEE: ALTA LOIll1 Policy (I 011 7!92). (Ifother, specify.) S
Proposed Insured:
p.3
2,
The estate or interest in the land described or referred to in this commitment is a fee simple (if other, specify same)
and title thereto is al the effective date hereof vested in:
The Church ofSt. Michael of Farmington, Minnesota. a Minnesota non-
profit religious corporation
3.
The land referred to in this commitment is de5cribed as follows:
Lots 1,2,3,4,5, and 6, Block 12, TO,^,ll of Farmington
County of Dakota, State of Minnesota
Abstract Property
Known as 408, 412, and 420 Spruce Street, Farmington, Minnesota
Michael D. Burville
NAlvlE OF AGENT
3888
AGENT NO
Ji . ~ J?
, ':;) _ " ~1 V A
:miv ')L"'U-'--C.t~
AGENT SIGNATURE
~.9 Third Street
MAILING ADDRESS
Farminl!ton
CITY
1\.'fl'V
ST ATE
WND Fflrm CAA (Rcv. 6/96) [486]
TOP copy to client MIDDLE COllY to THE FUND, BOTTOM copy fOt your filc.
55024
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