HomeMy WebLinkAbout05.13.03 Planning Packet
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City of Farmington
325 Oak Street
Farmington, MN 55024
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A Proud Past - A Promising Future
Committed to Providing HI9bQpalfty,
Timely and Responsive SeIVi~e to All
Of Our Custom,rs
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AGENDA
PLANNING ,COMMISSION MEETING
REGULAR
May 13, 2003
7:00 P.M.
CITY COUNCIL CHAMBERS
1. CALL TO ORDER
2. APPROVAL OF MINUTES
a) April 8, 2003 .
b) April 29, 2003 (Spedal Meeting)
PUBLIC HEARINGS
a)
Variance from the Minimum Setback Requirement for Accessory
Structures and a Variance fl'lom the Maximum Height Requirement for
Accessory Structures to Construct a Garage at 611 Walnut Street.
Applicant: Stephen Hawkinson
An Ordinance Amending Section 11-4-9 of the City Code Imposing Park
Land and Trait Dedication Requirements.
Applicant: City of Farmington
PreliminaryPanq Final,:Plat- Riverside West
Applicant: Jackaenedict and Brian Budenski
b)
~)
4. DISCUSSION
a) AppeatofaZoning Officer Detision Regarding Building Materials in the
Industrial Park
Applicant: Jan Karrmann
'b)
Discussion Regarding Design Standards in the Industrial Park.Zoning
District (Or~l Report)
5. ADJOURN."
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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
,tf&
Jim Atkinson
Assistant City Planner
Variance Request - Minimum Setback Requirement and Maximum
Height Restriction for Accessory Structures
Applicant: Stephen Hawkinson - 611 Walnut Street
May 13, 2003
The applicant, Stephen Hawkinson, is seeking a variance from the minimum setback
requirement to construct a garage three (3) feet from an alley and a variance from
the maximum height requirement to allow the garage to be constructed to a height of
22 feet. The property is located at 611 Walnut Street and is zoned R-D, Downtown
Residential.
PLANNING DIVISION REVIEW
Applicant:
Attachments:
Property Location:
Existing Zoning:
Stephen Hawkinson
611 Walnut Street
Farmington, MN 55024
1. Site Plan
2. Elevation Drawing
611 Walnut Street
R-D (Downtown Residential)
2020 Comprehensive Plan:
Low / Medium Density Residential
Existing Land Use:
Single-Family Residence
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.
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DISCUSSION
The subject property is currently a nonconforming parcel. The lot is 50 feet wide,
which is ten (10) feet less than required by the Zoning Code in the R-D Zoning District.
The total area of the parcel is 8,500 square feet, which does comply with the Code.
Since the applicant's request does not alter the condition of the nonconforming
width, the request is not in violation of the nonconforming provisions found in the
City Code.
Minimum Setback Requirement
According to the City Code, accessory structures (including detached garages) in the
R-D Zoning District must be located at least 10 feet from the rear property line if
adjacent to an alley. As shown on the attached site plan, the applicant is proposing to
locate the structure three (3) feet from the alley that is adjacent to the rear property
line. According to the applicant, the reason for this location is to allow a 1 DO-year old
tree to remain. The location of the tree is shown on the attached site plan.
Maximum Height Requirement
According to the City Code, accessory structures (including garages) are limited to 20
feet in height. According to the applicant, the extra height is needed for an oversized
garage door to accommodate a daycare van that would otherwise be parked in the
driveway. Additional space in the garage would also be used for needed storage.
The Planning Commission must determine whether the reasons provided by the
applicant warrant approval of the variances. The City Code provides the following
criteria that must be met for a variance to be approved:
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.
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.
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.
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.
2
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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.
6. The requested variance is the minimum action required to eliminate the
hardship.
ACTION REQUESTED
Consider the requested variances. The Planning Commission may act on anyone of the
following options:
1. Approve both variances.
2. Approve one variance and deny one variance.
3. Deny both variances.
4. Continue the public hearing in order to receive additional information.
Respectfully submitted,
<7~ fiL-
Jim Atkinson
Assistant City Planner
3
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Requested Variance for
611 Wa1nut st
proposed New Garage Construction
Variance 1 Set Proposed Garage 3 ft off the alley
. To match neighboring existing garage location
. Avoid cutting down 100 yr old tree
. Maximize usage of non-standard lot size.
Variance 22ft higher peek of Garage (22ft. total)
. Allow for lofted storage area. storage needed due
to small primary residence.
. Primary Garage use is to park passenger van for
daycare during non-use. Higher door requirement mnr
van equate to either loss of loft storage or higher
peek
. Non-standard lot size requires better land usage
.
Alley
3 Ft
roposed Garage
approx. J oon Sq Ft
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26 Ft
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611 Walnut St
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.cLfarmington.mn.us
TO:
Farmington Planning Commission
FROM:
Randy Distad, Parks and Recreation Director
RE:
Park, Open Space and Trail Dedication Ordinance
DATE:
May 13, 2003
INTRODUCTION
The City of Farmington has an existing Ordinance that pertains to dedicating land for
parks. The Park and Recreation Advisory Commission has reviewed a draft ordinance
that repeals the existing Park Dedication Ordinance and creates a new Park, Open Space
and Trail Dedication Ordinance.
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DISCUSSION
The proposed Park, Open Space and Trail Ordinance has several significant new
requirements and are as follows:
. Land required for parks, open space and trails is now determined by density rather
than a flat percentage
. A requirement that the developer entirely pay for trails to be constructed in the
development when the trail has been identified on the City's Trail Plan
. A requirement for the developer to pay half of the cost to develop the new park
that is based on an average park development Cost of $30,000.00 an acre
. The Developer must have graded and seeded the park land prior to deeding it to
the City.
In addition to these new requirements, attached to this memo is a description of other
changes that are being proposed from the existing Ordinance to the new Ordinance
(Exhibit A).
Legal review of the proposed Ordinance has been completed by City Attorney, Joel
J amnik.
BUDGET IMPACT
I would also like to provide two examples of how the new proposed Ordinance would
compare to the existing Ordinance. The two examples are attached.
. In Example A, a developer is planning on developing a parcel of land that has gross
acreage of 160 acres. The City determines that it would like to have a 10-acre park and
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the remaining park dedication requirement would be taken as cash-in-lieu ofland. In this
development there is going to be a total of one mile of trails. Three-fourths of the mile of
trail is shown on the City's trail plan. Under a hypothetical scenario, the following is an
example of how the density for the development and the land required to be dedicated for
parks could be broken out:
. 55 acres at 8 units per acre at 14%
. 40 acres at 3.2 units per acre at 12%
. 20 acres at 11 units per acre at 15%
TOTAL
7.7 acres
4.8 acres
3.0 acres
15.5 acres
In Example B, a developer is planning on developing a parcel ofland that has gross
acreage of 80 acres. The City would like to take 4 acres in park dedication and the
remaining acreage would be taken as cash-in-lieu. Within the development, there will be
a total of a half mile of trail. The entire trail is shown on the trail plan. Under a
hypothetical scenario, the density for the development and the land required to be
dedicated for parks could be broken out in the following manner:
. 16 acres at 3.1 units per acre at 12%
. 30 acres at 6.6 units per acre at 13%
. 10 acres at 14 units per acre at 16%
TOTAL
1.92 acres
3.9 acres
1.6 acres
7.42 acres
As you can see from the examples, under the new proposed Ordinance, the developer
dedicates less land but contributes funding towards the costs to develop the park and
trails in the development rather than the City entirely paying the park and trail
development costs from the park dedication cash-in-lieu fees.
ACTION REQUESTED
Hold a public hearing on the proposed new Park, Open Space and Trail Dedication
Ordinance, provide comments on the proposed Ordinance and forward it to the City
Council for consideration.
~es. ectfu.llYllitV. b~itted
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Randy Distad
Parks and Recreation Director
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ORDINANCE NO.
CITY OF FARMINGTON
DAKOTA COUNTY, MINNESOTA
AN ORDINANCE AMENDING TITLE 11 OF
THE FARMINGTON CITY CODE BY AMENDING SECTION 11-4-9,
IMPOSING PARK LAND AND TRAIL DEDICATION REQUIREMENTS
THE CITY COUNCIL OF THE CITY OF FARMINGTON, MINNESOTA ORDAINS:
Section 1. Title 11, Chapter 4, Section 9 of the Farmington City Code is hereby amended in its entirety
to read:
11-4-9 PUBLIC PARK, TRAILS AND OPEN SPACE DEDICATION.
(A) Purpose. This Ordinance is adopted for the purpose of providing for the
recreation, health, safety and welfare of the public through the orderly development of
recreation areas and the conservation of natural resources and scenic beauty in the City of
Farmington. The City Council finds that the dedication requirements ofthis Ordinance are
necessary to meet the minimum needs for parks, trails, wetlands and open space resulting
from development of the uses subject to this Ordinance.
(B) Land Dedication Reauired for Parks. Trails and Open Space. Minnesota
Statutes Section 462.358, Subd. 2b provides that municipal subdivision regulations may
require that a reasonable portion of any proposed subdivision be dedicated to the public or
preserved for conservation purposes or for public use as parks, playgrounds, trails, wetlands,
or open space, and that the municipality may alternatively accept an equivalent amount in
cash.
In every plat, re-plat or subdivision of land allowing development for residential,
commercial, industrial or other uses or any combination thereof, or where a waiver of
platting is granted (but excluding simple lot line adjustments which do not create additional
lots), or when required by Paragraph C below, a reasonable portion of such land shall be set
aside and dedicated by the owner or developer to the general public for parks, trails or public
open space, or an equivalent amount in cash shall be paid to the City. For purposes ofthis
Ordinance, the term "developer" includes all owners, developers or subdividers who have an
interest in or control over the land to be subdivided. It is hereby found and declared that,
pursuant to Minnesota Statutes, Section 462.358, Subd. 2b, it is reasonable to require
dedication of an amount of land equal in value to that percentage of the undeveloped land
set forth in Paragraph C below. It is also found that the primary users of neighborhood
parks live in close proximity to the park. Said land shall be suitable for public use as parks,
trails, and open space or for one of those purposes, as shall be determined in the sole
discretion ofthe City, and the City shall not be required to accept land which will not be
useable for parks, trails or open space or which would require extensive expenditures on the
.
part of the City to make them useable. The City will not give park dedication credit for
floodplains, wetlands, stonnwater ponding areas, or for required sidewalks or walkways
within road right of ways. All land dedicated for parks, trails, and/or open space shall be
designed to incorporate natural features as much as possible such as river, streams, wildlife
habitats, woodlands, and ponding areas. This dedication shall be in addition to the land
dedicated for streets, alleys, storm water ponds or other public purposes.
(C) Dedication Formula for Parks Land. Trails and Open Space.
The amount of land required to be dedicated by a developer for park, trail or open space
shall be based upon the net area (gross area minus area required for public streets and storm
water detention pond areas) of the land to be subdivided which could be developed for
residential, commercial, industrial or other non-residential purposes, shall be determined at
the time of preliminary plat approval, and shall be calculated as follows:
(1) Residential Development.
.
Dwelling Units/Acre
0-2.5
2.6-5.0
5.1-7.5
7.6-10.0
10.1-12.5
12.6-16.0
Land to be Dedicated for
Parks, Trails and Open Space
11%
12%
13%
14%
15%
16%
For each additional 2.5 units over 16/acre, add .25%.
If a lot which was a platted lot before the effective date of this Ordinance is
split into two (2) lots, the land to be dedicated shall be five percent (5%) of
the original lot.
(2) Industrial Development. In industrial developments, five percent (5%) of
the gross area included in the land to be subdivided shall be dedicated for
parks, trails and open space.
(3) Commercial Development. The park, trail and open space dedication
requirement of the land to be subdivided for a commercial, light industrial
and/or non-residential subdivision or development shall be five percent (5%)
of the gross area included in the land to be subdivided.
(4) Mobile Home Park Development. The park, trail and open space
dedication requirement for a mobile home park shall be based on the same
requirements as Paragraph C (1) and shall be determined prior to the
developer receiving approval of the site plan for such development.
.
(D) Conformance with Comprehensive Plan. Land dedicated under this Ordinance
shall reasonably conform to the City's Comprehensive Plan. The Planning Commission and
Park and Recreation Advisory Commission shall recommend to the City Council to adopt as
part of the Comprehensive Plan the location of land for future parks, trails and open spaces
.
in the City. If the Comprehensive Plan for the parcel of land to be subdivided calls for public
property in excess ofthat required by Paragraph C, the Planning Commission and City
Council shall, before approval or disapproval of the preliminary plat, consider the
Comprehensive Plan and determine whether to take the necessary steps to acquire, by
purchase or condemnation, all or part of the additional public property as called for by the
Comprehensive Plan. If the City's Trail Master Plan shows a trail within a development, it
must be dedicated by the owner.
(E) Cash in Lieu of Land. The City shall have the option to require cash contributions
in lieu of accepting dedication of land or, if the City Council determines that land is needed
in the development, but in a lesser amount than the required proportionate share, the Council
may require payment of cash in lieu ofland dedication based on a pro-rata share of the land
dedication that otherwise would be required. Contributions of cash in lieu of land shall be
placed in a special reserve park fund which shall be held and used by the City to acquire
land for, or to improve, parks, playgrounds, trails or public open space.
(F) Timim!. The requirements of this Ordinance for dedication of land or for
contribution of cash in lieu of land shall apply at the time of final plat approval, replat,
minor subdivision, or waiver of platting, and shall apply to any plat, replat, subdivision,
waiver of platting, or development which receives final approval after the effective date of
this Ordinance.
.
(G) When Cash Shall Be Required. The City shall require a cash payment in lieu of
park, trail and open space dedication whenever the proposed dedication of land for public
use is not suitable for the intended use, is too small for practical maintenance, or whenever
cash payment would be more beneficial to the development of the overall park system than
dedication ofthe land within the property to be developed.
(H) Determination of Cash Payment. If the City elects to accept a cash payment in lieu
of land for park, trails or open space dedication for a residential, industrial, commercial, or
other non-residential development, the developer shall pay to the City the appraised fair
market value of the land (at the time of final plat approval) that would otherwise be
dedicated for park, trail and open space under Section 1310: 1303. The total amount of cash
payment in lieu of land owed to the City shall be determined by taking the total number of
acres owed multiplied by the per acre appraised fair market value of the total development.
If the development already benefits in some way from previous improvements such as
streets, utilities or other improvements at the time ofthe final plat, these improvements will
be included in determining the appraised fair market value of the land. The appraised fair
market value ofthe land shall be determined by a qualified licensed appraiser and shall meet
the Uniform Standards of Professional Appraisal Practice. The appraiser shall be mutually
selected by the City and the developer. The appraisal fee shall be paid by the developer.
.
(I) Combination of Land and Cash Dedication. If the City accepts land for park,
trails or open space dedication in less than the amount required by Paragraph (C), the
developer shall pay to the City the appraised fair market value of the land in excess of the
percentage ofland required to be dedicated. The appraised value of the excess land shall be
determined by the method specified in Paragraph (H).
.
(J) More Dedication. Ifthe City requires park, trails or open space dedication in
excess of the amount ofland required by Paragraph (C), the City shall pay to the developer
the fair market value ofthe land in excess of the percentage ofland required to be dedicated.
The fair market value of the excess land shall be determined by the method specified in
Paragraph (H).
(K) Dedication Process. Prior to the dedication of the required property, the developer
shall provide the City with evidence of title in a form acceptable to the City Attorney or a
title insurance policy insuring the City's interest in the property. In any dedication of
required land, the developer must have good and marketable title to the land, free and clear
of any mortgages, liens, encumbrances or assessments, except easements or minor
imperfections of title acceptable to the City.
(L) Modification of Reauirements. The dedication requirements based on the
development's proportional share ofthe City park system are presumptively appropriate. A
developer may request a deviation from the presumptive requirements based upon the
anticipated impact of that particular subdivision. The request must be made to the City
Council as part of an application for final plat approval. The City Council, after
consideration of the request, may modify or reduce the requirements of this ordinance.
.
(M) Trail Construction. When the City's Trail Master Plan identifies a trail or trails to
be constructed in the land to be subdivided, the developer_shall be required to pay for the
construction of the trail improvements. The construction specifications of trails shall be
determined by the City Engineer and Parks and Recreation Director. Whenever possible,
trails shall connect with existing trails and/or sidewalks. The City's Planning Division,
Parks and Recreation Department and Engineering Department shall determine when it is
feasible for trails to be constructed to encircle ponding or wetland areas.
(N) Review bv Parks and Recreation Director. The City's Planning Division shall
transmit a copy of all development plans involving land to be dedicated for parks, trails and
open space to the Parks and Recreation Director who shall report back to the Planning
Division on the appropriateness of any proposed park, trail and open space dedication.
(0) Credit for Private Open Space. Where a private open space for park, recreation or
trail purposes is provided in a proposed subdivision and such space is to be privately owned
and maintained by the future residents of the subdivision, a credit of up to twenty-five (25)
percent of the requirements of Section (C) may be given, provided that the following
conditions are met:
(1) That such land area is not occupied by non-recreational buildings and is
available for the use of all residents ofthe proposed subdivision.
(2) That required setbacks shall not be included in the computation of such
private open space.
.
(3)
That the use ofthe private open space is restricted for park, recreational and
trail purposes by recorded covenants which run with the land in favor of the
.
future owners of the property within the tract and which cannot be defeated
or eliminated without the consent of the City Council.
(4) That the proposed private open space is of an appropriate size, shape,
location, topography and usability for park, recreational and trail purposes or
contains unique natural features that are important to be preserved.
(5) That the proposed private open space reduces the demand for public
recreational facilities to serve the development.
(P) Park Tree Requirements. The subdivider or developer shall preserve all existing
trees to the greatest extent possible during the grading process on the land that is to be
dedicated for a park, trail or open space. In cases where a significant tree or trees are lost
during the grading process on the land that is to be dedicated for parks, trails or open space,
the developer shall be required to replace each significant tree lost with two new trees that
are at least two inches in caliper.
(Q) Other Conditions To Be Met Prior to Deedinl!:. Prior to dedicating land for park,
trails, or open space, the land shall meet the following conditions:
(1) Grading in the park shall conform to the grading plan as approved by the City
Engineer and Parks and Recreation Director.
.
(2)
Rocks that are two (2) inches or greater in diameter shall have been removed
from the land.
(3) A minimum of four (4) inches of black dirt shall have been provided by the
developer dependent on subsoil material as determined by the City Engineer
and Parks and Recreation Director.
(4) A perennial grass shall have been seeded in the amount of 50-75% Kentucky
Bluegrass and 25-50% Perennial Ryegrass. During the initial seeding of the
park, a quick establishing annual grass such as oats should be seeded to
prevent soil erosion until the perennial grass has an opportunity to become
established.
(5) Before the filing of the final plat, the owner shall have provided an
Irrevocable Letter of Credit, Performance Bond, or Cash Escrow in the
amount of the improvements to be made to the park, to ensure that all
improvements will be completed. Financial guarantees shall be equal to the
sum of one hundred and twenty-five percent (125%) of the total cost,
including materials and labor. The City shall be entitled to reimburse itself
out of said fund for any expenses incurred by the City to correct or complete
the work.
.
(R) Park Development Required or Alternative Fee. Where land is required to be
dedicated for parks, trails or open space the developer shall improve the park land with
minimum improvements specified or agreed to by the City, or an equivalent park
.
.
.
development fee shall be paid by the developer to assist in funding the development of a
park which will serve the new subdivision. The minimum improvements or park
development fee will be based on an average cost of $30,000.00 per acre to develop a park.
If the City determines to require a fee in lieu ofthe minimum improvements, the developer
will be charged $15,000.00 of the costs to develop each acre of park and the City will pay
the remaining costs to develop the park. The park development fee will be adjusted annually
for inflation based on the National Engineering News Record Construction Cost Index
starting January 1,2004. The park development fee shall be deposited in a special reserve
park fund and shall only be used for the development of the park, trails and open space
dedicated in the land to be subdivided. In cases where cash in lieu of land is taken, the park
development fee shall be deposited in the special park reserve fund and shall be used in the
development or improvement of other public parks, trails or open space that are located in
the closest proximity to the development. The City shall allow the developer to either pay
the entire park development fee at the time of final plat filing or to pay the park development
fee on a per unit basis at the time that a building permit is issued for each unit to be
constructed in the development, provided that all park development fees shall be paid within
five (5) years of approval of the final plat.
(S) Initial Development of Land Dedicated for Parks and Trails.
The Parks and Recreation Advisory Commission shall determine the schedule for
developing land dedicated for new parks and trails.
(T) Infrastructure. The developer shall bring utilities a reasonable distance inside the
property line of the future park, as determined by the City Engineer, and shall cap them off
at no cost to the City. Utilities shall include gas, storm sewer, water, electricity and sanitary
sewer. The location where such utilities are to be brought into the future park shall be
determined by the City Engineer and Parks and Recreation Director.
(U) Park and Trail Access. All land dedicated for parks shall have at least one hundred
and fifty (150) feet of street frontage on at least one side. All trails shall have at least a
twenty (20) foot wide access where the trail connects to a street or sidewalk.
Section 2. Effective Date. This ordinance shall be effective immediately upon its passage and
publication.
.
.
.
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
.dl{/
Jim Atkinson V'<
Assistant City Planner
FROM:
SUBJECT:
Riverside West Preliminary and Final Plat
DATE:
May 13, 2003
INTRODUCTION
The applicants, Jack Benedict and Brian Budenski, are seeking approval of the
Riverside West Preliminary and Final Plat. The plat consists of five (5) lots and an
outlot on approximately 5.7 acres of land located at the northeast corner of Akin
Road and 20ath Street, west of Riverside Estates.
The Planning Commission reviewed the proposed plat at their meeting on April a,
2003 and again on April 29, 2003. The Commission continued the Public Hearing to
May 13 in order for the applicants to clarify their proposal regarding the existing cul-
de-sac. The proposed plat included with this memo has been modified since the April
29, 2003 meeting. The current version of the plat shows a revised street configuration
connecting the existing cul-de-sac to the proposed cul-de-sac.
PlanninR Division Review
Area Bounded By:
Agricultural land to the north, Akin Road to the
west, Riverside Estates to the east, and 20ath Street
to the south.
Existing Zoning:
R-1 - Single Family Residential District
Comprehensive Plan:
Open Space
Existing Conditions:
The property is currently vacant. Middle Creek
crosses the northern portion of the property.
Northern Natural Gas Company has a 1 DO-foot wide
easement along the east property line, and Northern
States Power Company has an easement along the
west side of the property.
Parkland and Trails:
The parkland dedication requirement has been
satisfied.
.
DISCUSSION
As shown on the attached plan, the applicants are proposing to create five (5) lots on
the southern portion of the property. The actual building area of the properties would
be limited due to the location of two (2) easements on the property. The remaining
portion of the property would be platted as Outlot A in order to preserve the creek
and natural areas on the north side of the creek.
207th Street West
Discussion arose at the Planning Commission meeting regarding the existing cul-de-sac
located at the west end of 207th Street. The original proposal submitted by the
applicant showed the existing cul-de-sac being removed and the roadway being
straightened to align with the proposed 207th street extension. At the meeting on
April 8, 2003, however, the applicant expressed a desire to leave the existing cul-de-
sac as it currently exists and extend a road to the west from the rear of the cul-de-
sac to access the proposed lots. The Planning Commission continued the public
hearing in order for staff to determine the feasibility of the new proposal.
.
After the Planning Commission meeting on April 8, 2003, Engineering Staff collected
elevation data for the existing cul-de-sac and the properties fronting the cul-de-sac to
determine how drainage would flow on the properties. They have determined that
leaving the existing cul-de-sac as it currently exists could work with minor
modifications to the cul-de-sac.
Leaving the cul-de-sac as it currently exists wouLd not result in a street design that
would be typically recommended. In this case, however, due to the elevations of the
existing cul-de-sac, the impact of removing the cul-de-sac would be significant. The
potential disruption to the existing residents may warrant allowing a street design
such as the one proposed by the applicants. It is always the City's goal to minimize
the disruption to existing residents due to new development. Therefore, it would be
Staff's intent to take the existing resident's concerns regarding the cul-de-sac into
consideration during final design of the road connection.
The cul-de-sac issue should not prevent the Riverside West plat from moving forward
if the Planning Commission is comfortable with the plat as it currently exists. Details
of the cul-de-sac design should be included in the list of engineering requirements
that must be completed prior to construction of the project. Completion of
engineering issues is typically included as a condition of approval when the plat is
approved, and would be no different for this project. The recommended conditions
listed below include this provision.
.
Revised Plat
The proposed plat presented at the meeting on April 29, 2003 required acquisition of
a corner of an existing lot in Riverside Estates in order to accommodate the proposed
road configuration. The revised plat included with this report shows an adjusted right-
of-way that avoids the existing property, thus eliminating the need for the applicant
to acquire any property from an existing homeowner.
.
.
.
Consistency with City Code
Discussion arose at the meeting on April 29, 2003 regarding whether the proposed
connection from the west side of the existing cul-de-sac is consistent with the Zoning
Code. The City Attorney has indicated that this type of configuration is possible and
will be present at the meeting to answer any questions regarding this issue. Sections
11-4-2 and 11-4-3 of the City Code are attached to this memo in their entirety for the
Commission's review. Mr. Jeff Johnson (owner of 4460 207th Street West) has also
submitted a letter addressing City Code requirements. The letter is also included with
this memo.
ACTION REQUESTED
Recommend approval of the preliminary and final plat for Riverside West contingent
upon the following conditions:
. Execution of a Development Contract between the Developer and the City of
Farmington and submission of security, payment of all fees and costs and
submission of all other documents required under the Development Contract.
. All engineering issues shall be corrected and approval of construction plans for
grading, storm water, the existing cul-de-sac, and utilities by the Engineering
Division must be granted.
Respectfully submitted,
Q~~,
Jim Atkinson
Assistant City Planner
Attachments:
1 . Proposed Plat
2. Street Detail
3. Sections 11-4-2 and 11-4- 3 of the City Code
4. Letter from Jeff Johnson
.
11-4-2: LOTS:
(A) Area: The minimum lot area, width and depth shall not be less than that established by
the city zoning ordinance in effect at the time of adoption of the final plat. Any lot created
on land exceeding twelve percent (12%) in slope shall be at least ten percent (10%)
larger than the minimums outlined.
(B) Corner Lots: Corner lots for residential use shall be platted twenty feet (20') wider than
typical interior lots to permit appropriate building setback from both streets as required in
the zoning ordinance.
(C) Side Lot Lines: Side lines of lots shall be approximately at right angles to street lines or
radial to curved street lines.
(D) Frontage: Every lot must have the minimum frontage on a city approved street other
than an alley, as required in the city zoning ordinance.
(E) Setback Lines: Setback or building lines shall be shown on all lots intended for
residential use and shall not be less than the setback required by the city zoning
ordinance, as may be amended.
.
(F) Features: In the subdividing of any land, due regard shall be shown for all natural
features, such as tree growth, watercourses, historic spots or similar conditions which, if
preserved, will add attractiveness and stability to the proposed development.
(G) Lot Remnants: All remnants of lots below minimum size left over after subdividing of a
larger tract must be added to adjacent lots, rather than allowed to remain as unusable
parcels.
(H) Frontage On Two Streets: Double frontage, or lots with frontage on two (2) parallel
streets shall not be permitted except where lots back on collector and arterial streets or
highways, or where topographic or other conditions render subdividing otherwise
unreasonable. Such double frontage lots shall have an additional depth of at least
twenty feet (20') in order to allow space for berms and/or screen planting along the back
lot line. The landscaping shall include a variety of tree species and plantings as
approved by the planning commission in a manner so as to provide adequate
separation between the highway and adjoining land use. The materials used shall be
identified on the required drawing submitted as the landscape plan for the plat.
(I) Back To Back Lots: Rear lot owners of back to back lots shall coincide or be separated
by at least ten feet (10').
(J) Buildable Lots: The lot arrangement shall be such that there will be no foreseeable
difficulties, for reasons of topography or other conditions, in securing building permits to
build on all lots in compliance with the zoning ordinances and in providing driveway
access to buildings on the lots from an approved street.
(K) Drainage: Lots shall be laid out so as to provide positive drainage away from the
buildings, and individual lot drainage shall be coordinated with the general storm
drainage pattern for the area. Drainage shall be designed so as to avoid concentration
of storm drainage water from each lot to adjacent lots.
.
(L) Waste Materials; Rubbish: No cut trees, timber, debris, earth, rocks, stones, soil, junk,
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rubbish, or other waste materials of any kind shall be buried in any land, or left or
deposited on any lot or street at the time of issuance of certificate of occupancy, and
removal of those items and materials shall be required prior to the issuance of any
certificate of occupancy on a subdivision. No items and materials as described in the
preceding sentence shall be left or deposited in any area of the subdivision at the time
of expiration of any subdivision improvement agreement or dedication of public
improvements, whichever is sooner. (Ord. 002-470, 2-19-2002)
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11-4-3: STREETS AND ALLEYS:
(A) Streets, Continuous: Except for cul-de-sacs, streets shall connect with streets already
dedicated in adjoining or adjacent subdivisions, or provide for future connections to
adjoining unsubdivided tracts, or shall be a reasonable projection of streets in the
nearest subdivided tracts. The arrangement of thoroughfares and collector streets shall
be considered in their relation to the reasonable circulation of traffic, to topographic
conditions, to runoff of storm water, to public convenience and safety, and in their
appropriate relation to the proposed uses of the area to be served.
(8) Local Streets And Dead End Streets: Local streets should be so planned as to
discourage their use by nonlocal traffic. Dead end streets are prohibited, but cul-de-sacs
shall be permitted where topography or other physical conditions justify their use. Cul-
de-sacs shall not be longer than six hundred feet (600'), including a terminal turnaround
which shall be provided at the closed end, with a right of way radius of not less than
sixty feet (60'). The lots in cul-de-sacs shall be arranged in a manner which anticipates
snow removal.
(C) Street Plans For Future Subdivisions: Where the plat to be submitted includes only part
of the tract owned or intended for development by the subdivider, a tentative plan of a
proposed future street system for the unsubdivided portion shall be prepared and
submitted by the subdivider.
(D) Temporary Cul-De-Sac: In those instances where a street is terminated pending future
extension in conjunction with future subdivision, a temporary turnaround facility shall be
provided at the closed end, in conformance with cul-de-sac requirements.
(E) Provisions For Resubdivision Of Large Lots And Parcels: When a tract is subdivided
into larger than normal building lots or parcels, such lots or parcels shall be so arranged
as to permit the logical location and openings of future streets and appropriate
resubdivision, with provision for adequate utility connections for such resubdivision.
(F) Street Intersections: Under normal conditions, streets shall be laid out so as to intersect
as nearly as possible at right angles, except where topography or other conditions justify
variations. Under normal conditions, the minimum angle of intersection of streets shall
be eighty degrees (800). Street intersection jogs with an offset of less than two hundred
fifty feet (250') shall be avoided.
(G) Access To Arterial And Collector Streets: Where a proposed subdivision is adjacent to a
limited access highway arterial or collector street, there shall be no direct vehicular or
pedestrian access from individual lots to such highways or streets. To the extent
feasible, access to minor arterial and major collector streets shall be at intervals of not
less than one thousand feet (1,000') and through existing and established crossroads.
Access to minor arterial and major collector streets shall be at intervals of not less than
six hundred sixty feet (660') involving right turn movements only when medians have
been installed.
(H) Sidewalks And Trails: In those cases where the city council deems it appropriate,
sidewalks of not less than five feet (5') in width shall be provided. Where a proposed plat
abuts or includes an arterial street, sidewalks of not less than five feet (5') in width on
both sides of the paved surface shall be provided. Where the proposed plat abuts or
includes a collector street, sidewalks of not less than five feet (5') in width shall be
required on one side of the street. In all cases where sidewalks are built, provisions shall
be made for handicapped access. Trails as shown in the comprehensive plan shall be
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provided at not less than eight feet (8') in width.
(I) Service Access, Alleys: Service access shall be provided in commercial and industrial
districts for off street loading, unloading and parking consistent with and adequate for
the uses proposed. Except where justified by special conditions, such as the
continuation of an existing alley in the same block, alleys will not be approved in
residential districts. Alleys, where provided, shall not be less than thirty feet (30') wide.
Dead end alleys shall be avoided wherever possible, but if unavoidable, such dead end
alleys may be approved if adequate turnaround facilities are provided at the closed end.
(J) Half Streets: Dedication of half streets shall not be considered for approval except where
it is essential to the reasonable development of the subdivision and in conformity with
the other requirements of these regulations or where it is found that it will be practical to
require the dedication of the other half when the adjoining property is subdivided.
(K) Compliance With The Dakota County Thoroughfare Plan: All subdivisions incorporating
streets which are identified in the Dakota County thoroughfare plan, as amended, shall
comply with the minimum right of way, surfaced width and design standards as outlined
in said plan.
(L) Street Grades: Except when, upon the recommendation of the city engineer, the
topography warrants a greater maximum, the grades in all streets, thoroughfares,
collector streets, local streets and alleys in any subdivision shall not be greater than ten
percent (10%). In addition, there shall be a minimum grade on all streets and
thoroughfares of not less than five-tenths percent (0.5%).
(M) Curb Radius: The minimum curb radii for thoroughfares, collector streets, local streets
and alleys shall be as follows:
Arterial streets, collector and local streets 10 feet
Alley
4 feet
(N) Reverse Curves: Minimum design standards for collector and arterial streets shall
comply with Minnesota state aid standards.
(0) Reserve Strips: Reserve strips controlling access to streets shall be prohibited.
(P) Street Right Of Way And Pavement Width: Street right of way and pavement widths
shall conform with the following standards:
ROW Width Pavement Width
Street
Minor arterial 100 - 150 feet
Collector street 80 feet
52 feet
Minor collector 70 feet
38 feet
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Local street 60 feet
Private street 44 feet
(Ord. 002-470, 2-19-2002)
28, 32 feet
22, 24 feet
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From Jeff & Holly Johnson
4460 20ih St. W.
A Plat has been submitted for development of a 5.7 acre parcel of land in Farmington zoned R1. The
proposed Plat includes five lots with the balance of the parcel being donated to the city. The issue is that
they would like to extend 20ih St. to the west for access to the proposed lots. We oppose the proposed
Platting due to the impact to the nearby homeowners and because it is completely inconsistent with the
existing cul-de-sac. Two options have been considered. The first is to remove the existing cul-de-sac,
extend the street, and put a cul-de-sac at the new western end. The second is to leave the existing cul-
de-sac in place with a short road to the west ending in a second cul-de-sac. There are two noteworthy
items regarding the area:
1 . There is an -80 ft. wide natural gas pipeline easement immediately to the west of the existing
property. Apparently Northern Natural is now allowing the road (and cul-de-sac) over their easement.
2. A portion of our lot, designated 4460, must be acquired by purchasing, granting an easement, or
condemning to extend the road in a straight line and with the same width as the existing 20ih St.
We are currently seeking legal opinions on the legality of the proposed Plat with respect to city code. We
think there are essentially three options:
1 . The proposal violates city code and must be rejected
2. While not clearly violating code, there is sufficient basis to allow the Planning Commission to reject
either option
3. There is no basis for rejecting the options and must be approved with the details to be worked out in
the engineering contract.
We will continue to pursue these legal opinions to identify our options. However, we would like the City
Attorney to carefully review the following information before presenting his opinion to the Planning
Commission. We outline our opinion below.
1
20Sth St.
Copyright @ 2003. Dakota County
The first question is whether the proposed Plat can be approved without a defined plan for the road.
There are two key reasons why the answer must be "no".
. The location of the street is not clear at this time. The proposed road requires gaining access to a
portion of an existing lot. Moving the road around this may require changes to the proposed Plat.
This issue must be resolved but is not likely to be a limiting issue.
'.
· Code requires that proposed Lots must have access from an "approved" street. The Plat cannot be
approved without approval of the proposed street.
.
The real question is whether the proposed street addition can be approved under Farmington Code. The
Code is explicit in requiring two items for future subdivisions:
. When the original Plat for Riverside Estates was submitted, a "tentative plan of a proposed future
street system" was required. This was not submitted with the original Riverside Estates Plat, so any
attempt to do so now is invalid. I understand that a Plat plan was submitted which would have
allowed for future extension of the subdivision. However, this plan was rejected and the design was
modified to include the existing cul-de-sac. No tentative plan for future development was submitted
in conjunction with the final design.
. Code also requires that "where a street is terminated pending future extension in conjunction with
future subdivision, a temporary turnaround facility shall be provided". Since the physical dimensions
of "temporary turnaround facility" and a "cul-de-sac" are the same, the only obvious distinction is that
a "temporary turnaround facility" may be extended while a "cul-de-sac" may not. The existing cul-de-
sac is clearly not "temporary" and plans were not incorporated for future extension. This is evidenced
by the following:
. The cul-de-sac is curbed and guttered.
. The existing driveways are not aligned in anticipation of future development.
. The affected houses were not graded in anticipation of future development. Per the City
Engineer, re-grading would be required all the way back to the garage of the house on the north
side of the existing cul-de-sac.
. One house is angled to match the existing cul-de-sac.
. Promises were made to the original homeowners that there would be no future development.
These homeowners indicate that the promises were made by the same developer and builder
that are involved in the new Plat proposal. While there could be issues under Minnesota
Statutes Chapter 83 if they proceed with the proposed Plat, this primarily shows that the
expressed intent of the developer is consistent with the lack of future plans and the layout of the
existing cul-de-sac.
. Both developers involved with the proposed Plat conceded at the 4/29/03 Planning Commission
hearing that the existing cul-de-sac is permanent. Code does not specifically define the term
"temporary". However, "temporary" and "permanent" are mutually exclusive in common
language.
Furthermore, 11-3-2(D)8 requires that "all subdivisions shall be required to relate well with existing or
potential adjacent subdivisions." This requirement is also not met by the proposed Plat for the same
reasons described above. These items are part of the "minimum regulations and requirements for the
platting of land" per 11-1-2. The proposed Plat fails to meet the requirements and must be rejected.
Apparently, there is a concern that the city is, in some fashion, obligated to provide access to land which
is zoned for development. However, violating code is not an option. An alternative is to allow one or two
(long) driveways to extend off the existing cul-de-sac.
From Farmington Code:
11-4-2: LOTS:
(J) Buildable Lots: The lot arrangement shall be such that there will be no foreseeable difficulties, for
reasons of topography or other conditions, in securing building permits to build on all lots in compliance
with the zoning ordinances and in providing driveway access to buildings on the lots from an
approved street.
.
11-4-3: STREETS AND ALLEYS:
(A) Streets, Continuous: Except for cul-de-sacs, streets shall connect with streets already dedicated in
adjoining or adjacent subdivisions, or provide for future connections to adjoining unsubdivided tracts, or
shall be a reasonable projection of streets in the nearest subdivided tracts. The arrangement of
thoroughfares and collector streets shall be considered in their relation to the reasonable circulation of
.
.
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traffic, to topographic conditions, to runoff of storm water, to public convenience and safety, and in their
appropriate relation to the proposed uses of the area to be served.
(C) Street Plans For Future Subdivisions: Where the plat to be submitted includes only part of the tract
owned or intended for development by the subdivider, a tentative plan of a proposed future street
system for the unsubdivided portion shall be prepared and submitted by the subdivider.
(D) Temporary Cul-De-Sac: In those instances where a street is terminated pending future extension in
conjunction with future subdivision, a temporary turnaround facility shall be provided at the closed
end, in conformance with cul-de-sac requirements.
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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:
IvfV
Jim Atkinson, Assistant City Planner
SUBJECT:
Appeal of a Zoning Officer Decision Regarding
Approved Building Materials in the Industrial Park
DATE:
April 13, 2003
BACKGROUND
Ms. Jan Karrmann is working with the Housing and Redevelopment Authority (HRA) to
purchase land in the Farmington Industrial Park to construct a commercial daycare
facility. One component of the proposed facility is the type of building that would be
constructed on the site. Ms. Karrmann is proposing to use Hardiplank in the
construction, which is a type of siding. Kevin Carroll, acting as the Zoning Officer for
the City, has determined that Hardiplank is not an approved building material in the
Industrial Park Zoning District (see attached list of approved materials). Mr. Carroll
has provided his determination in a memo dated May 7, 2003. The letter is included
with this memo.
Ms. Karrmann has submitted a letter (dated May 9, 2003) to the Planning Commission
appealing the decision. The process for an appeal is found in Section 10-3-4 of the
City Code:
10-3-4: APPEALS:
An appeaL from a ruling of the zoning officer may be taken by the
property owner or agent within thirty (30) days after the order utWzing
the following procedure:
(A) The property owner or agent shall fiLe with the zoning officer
a notice of appeaL stating the specific grounds upon which the
appeaL is made.
(B) The zoning officer shall transmit the appeaL to the board of
adjustment for study and recommendation at its next reguLar
meeting.
(e) The board of adjustment shall make its decision within sixty
(60) days and a copy of the motion shall be maiLed to the
applicant by the zoning officer. (Ord. 002-469, 2-19-2002)
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ACTION REQUESTED
Consider the appeal and determine whether Hardiplank meets the design standards
for the Industrial Park Zoning District.
Respectfully submitted,
4~~
Jim Atkinson
Assistant City 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
MEMORANDUM
To:
From:
Re:
Date:
Ms. Ian Karrmann (via fax to 651-642-4103)
Kevin Carroll, Community Development Director
Design Standards Determination (Hardiplank)
May 7, 2003
Dear Ms. Karrmann,
This Memorandum will confirm information that was provided to you during the course of the
joint City Council/Planning Commission/HRA meeting that was held at the Farmington
Maintenance Facility on the evening of April 30, 2003. At that time, I indicated to you that one
of your proposed building materials ("Hardiplank") is not an approved or allowable exterior wall
material under the Farmington Industrial Park Design Standards, which are found in Section 10-
6-19 [attached] of the City Code. In particular, the City's position is that:
a. Hardiplank is neither brick nor stone nor concrete masonry block.
b. Although it contains Portland cement, Hardiplank is not "concrete."
c. Even if Hardiplank is considered concrete, it is not "poured in place," "tilt up" or
"precast," which are the only three allowable varieties of concrete.
Section 10-3-4 [attached] of the City Code provides a procedure for appealing a determination of
the zoning officer. There is a $150 fee for the filing of such an appeal. If you wish to appeal,
and to have your appeal considered by the Planning Commission (sitting as the Board of
Adjustment) at the next Planning Commission meeting on May 13th, your written notice of
appeal and your filing fee will have to be received at City Hall by 10:00 a.m. on Friday, May 9th.
If you have any questions, please contact me at 651-463 -1860. Thank you.
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~
/1:-1-
Just Kidding Arou~
,-..afaycare & Preschoor
~Y&WIIkI1lInI."'SclIalII'"
May 9,2003
Planning Commission
City of Farmington
325 Oak Street
Farmington, MN 55024
Dear Members:
At this time I wish to appeal the determination of the zoning officer in regard to
Hardiplank and the Industrial Park Design Standards.
The definition of concrete, as quoted from Webster's Third New International Dictionary
UnabridQed, is as follows:
{(3a: A hard strong building material made by mixing a cementing
material (commonly Portland cement) and a mineral aggregate (as
washed sand and gravel or broken rock) with sufficient water to cause
the cement to set and bind used in the construction of bridges,
buildings, dams, pavements, tunnels, and smaller products. "
Hardiplank is composed of calcium silicate (hydrate) 50-60% (cement), crystalline silica
(quartz) 34-45% (sand), and cellulose and other fillers less than 10%. Thus, it is
concrete.
Hardiplank is precast off site, is textured, and has a 50-year warranty; therefore,
Hardiplank does comply with the design standards, and I would greatly appreciate
approval of this product for use on the building so that I may move forward with other
aspects of the project.
Just Kidding Around's building will be every bit as valuable and attractive as any other
building in the Farmington Industrial Park, and I look forward to proudly joining the many
other business owners in the Industrial Park.
Sincerely,
Q ,:\ ~vY)'O-'\iv0
UJan Karrmann
Jan Karrmann, Owner
18614 Egret Way; Farmington, MN 55024-8639
651-642-4203 651-460-6416
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10-6-20: INDUSTRIAL 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 preengineered 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
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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 collectorlindustrial 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
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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 view 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. (Ord.
002-469,2-19-2002; amd. Ord. 002-477, 7-15-2002)
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