HomeMy WebLinkAbout09.09.02 Planning Packet
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City of Farmington
325 Oak Street
Farmington, MN 55024
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AGENDA
PLANNING COMMISSION MEETING
September 9, 2002
7:00 P.M.
CITY COUNCIL CHAMBERS
1. CALL TO ORDER
z. APPROVAL OF MINUTES
a)
b)
July 23, 2002 .
August 13, 2002
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3.
PUBLIC BEARINGS
a)
Proposed Bed and Breakfast Ordinance Amending Certain Sections of the Zoning Code
Ordinance Amending 11-4-5 (J) and 11-4-5 (K) ofthe Farmington Zoning Code - Erosion Control and Turf
Establishment .
b)
c)
Ordinance Amending Sections 4--6-1, 4--6-2 and 4-6-3 of the Farmington Zoning Code - Demolition Peqnits
DISCUSSION
a)
Middle Creek East Final Plat
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b)
Applicant: D R Horton and Arcon Development
Middle Creek 5th Addition Final Plat
Applicant: D R Horton and Arcon Development
c) Middle Creek 6th Addition Final Plat
Applicant: D R Horton and Arcon Development
d) Middle Creek 7th Addition Final Plat
Applicant: D R Horton and Arcon Development
e) Variance Request - Twin Home in the R-3 Zoning District
Applicant: TC Construction
t)
Farmington Lutheran Church CUP Extension
Applicant: Farmington Lutheran
Joint City Council/Planning Commission Workshop
ADJOURN
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ciJarmington.mn.us
TO:
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City Planning Commission ,Vl
FROM:
Michael Schultz, Associate Planner
SUBJECT:
Proposed Bed and Breakfast Ordinance Amending
Certain Sections of the Zoning Code
DATE:
September 9,2002
INTRODUCTION
To consider the proposed ordinance amendments that would permit historically significant homes to be
converted for the use of bed and breakfast lodging.
DISCUSSION
City staff has forwarded a proposed ordinance that would allow historically significant homes (as
designated by the Heritage Preservation Commission) to be converted for the purpose of bed and
breakfast lodges within certain zoning districts. Staff had discussed the inclusion of the possible land use
during the Zoning Code update, but felt the matter deserved more research and there were no pending or
proposed conversions before staff.
The recent discussion of a property owner's interest in converting the property located at 520 Oak Street
to a bed and breakfast prompted staff to complete its research and draft an ordinance that would allow this
land use within certain residential zoning districts. Staff reviewed bed and breakfast ordinances from the
cities of Stillwater, Northfield, Mankato, Cottage Grove (see the preceding cities relevant ordinances)
Faribault and Hastings.
Staff identifies the following facts to consider concerning the proposed bed and breakfast ordinance.
1. The city is in need of local lodging choices. Currently the Rest Well Motel is the only lodging
choice within the city. The next nearest lodging locations are located within Lakeville at 1-35 and
Hwy 70 and Apple Valley at the intersection ofCSAH 23 (Cedar Ave) and CSAH 42.
2. Historically significant homes would be upgraded and maintained with the additional financial
support from the operation of a bed and breakfast.
3. The "small town" atmosphere and the close proximity to the central business district would lend
itself well to potential tourism.
4. The city would have the ability to control the number of bed and breakfasts with the inclusion of
the proposed ordinance.
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The proposed ordinance would only allow bed and breakfast operations to be conducted within homes
that are listed on the National Historic Register, that are on the city's list of Heritage Landmarks as
designated by the City Councilor identified as being historically significant by the Heritage Preservation
Commission. Attached is a list of current properties that are either on the National Historic Register or
have been identified as historically significant by the Heritage Preservation Commission; zoning and
other information is also included.
Any proposed bed and breakfast property would also need to be located within one of the following
zoning districts to be considered for a conditional use permit; R-l (Low Density), R-2 (Low/Medium
Density), R-T (Downtown Transitional) and R-D (Downtown Residential).
A number of provisions have been included in the proposed ordinance to attempt to limit the impact to the
surrounding property owners and the neighborhood. These guidelines include:
~ Restricts the number of lodging units to a maximum of five, with at least one bedroom reserved for
the owner of the property;
~ Bed and breakfast homes must be located at least 300-feet apart (or approximately one block);
~ The serving of food is limited to registered guests only;
~ Off-street parking must be provided on the property containing the bed and breakfast;
~ Signage is limited to a four square foot sign.
The proposed ordinance also includes additional guidelines that would allow the city to add additional
measures to limit the impact to the neighborhood, which includes:
~ A guest register must be kept of all guests. No guest shall be permitted to rent accommodations or
remain in occupancy for a period in excess of fourteen (14) calendar days during any consecutive
ninety day (90) day period.
~ The structure and performance of the operation of the bed and breakfast and residence shall comply
with all local, county, and state regulations.
~ The Planning Commission may modify standards or require additional standards which are site
specific in order to assure the compatibility of the bed and breakfast activities with the neighborhood
in which it is located.
~ The Planning Commission reserves the right to review the conditional use permit annually and either
continue or modify the conditions of the permit.
~ The Planning Commission reserves the right to terminate the conditional use permit at any time if the
owner fails to adhere to the standards or conditions established by this Section or contained in the
conditional use permit.
ACTION REQUESTED
Consider the following proposed ordinance amending the Farmington Zoning Code (see attached for
complete language).
Section 10-2-1: Definitions
Section 10-5-6: R-l Low Density Residential District
Conditional Use (add)
Bed and Breakfast
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Section 10-5-7: R-2 LowlMedium Density Residential District
Conditional Use (add)
Bed and Breakfast
Section 10-5-11: R-T Downtown Transitional Mixed Use District
Conditional Use (add)
Bed and Breakfast
Section 10-5-12: R-D Downtown Residential District
Conditional Use (add)
Bed and Breakfast
(Add) 10-6-23: Bed and Breakfast Standards
Respectfully Submi
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Michael Schultz
Associate Planner
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Proposed Amendments
DRAFT
Section 10-2-1: Dermitions (add)
Bed and Breakfast: means an owner occupied historically designated residential structure
used as a lodging establishment where a guestroom or guestrooms are rented on a nightly
basis and in which only breakfast is included as part of the basic compensation.
Bed and Breakfast Unit: A room or group of rooms forming a single habitable unit used
or intended to be used for living and sleeping, but not for cooking or eating purposes.
Section 10-'5-6: R-l Low Density Residential District
Conditional Use (add)
Bed and Breakfast
Section 10-5-7: R-2 Low/Medium Density Residential District
Conditional Use (add)
Bed and Breakfast
Section 10-5-11: R- T Downtown Transitional Mixed Use District
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Conditional Use (add)
Bed and Breakfast
Section 10-5-12: R-D Downtown Residential District
Conditional Use (add)
Bed and Breakfast
(Add)
10-6-23: Bed and Breakfast Standards: The City recognizes that bed and breakfasts are
an asset to the community and help the preservation of historic homes because the
expense of owning and maintaining historic homes has made them less suitable for
single-family dwellings. Conversion of historic houses into multifamily uses is usually
determined by the neighborhood where it is located. It is therefore the intention of the
city to limit bed and breakfast uses to those homes where the use would benefit the
surrounding area by allowing appropriate adaptive reuse of historic dwellings. Bed and
breakfasts are allowed by a conditional use permit in the R-I, R-2, R-T and R-D zoning
districts as regulated in this section, subject to the following conditions:
(A) The home has to be listed on the National Historic Register, designated on
the City's list as a Farmington Heritage Landmark or identified as a
historically significant property by the Heritage Preservation Commission.
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(B) The bed and breakfast residence must be owner occupied.
'; ('C) At least two off-street parking spaces must be provided onsite for the owner .
or manager and one parking space for each room bed and breakfast unit.
Parking spaces shall be hard surfaced with concrete or asphalt and shall be
well-drained, stripped, and numbered.
(D) The dining facilities must not be open to the public and must be used
exclusively by the registered guests unless allowed as a separate permitted
or special use.
(E) Bed and breakfast uses must be located at least 300 feet apart
(approximately one block).
(F) An identification sign not exceeding four square feet may be located on the
site. The sign must match the architectural features of the structure. The
sign may be located on the house or five feet from the property line. The
sign may not be illuminated.
(0) A maximum of five bed and breakfast units may be established in a
structure and at least one original bedroom must be reserved by the
homeowner(s).
(H) The owner of the bed and breakfast shall maintain a guest register showing
the name, address, motor vehicle license number, and inclusive dates of .
visits of all guests. No guest shall be permitted to rent accommodations or
remain in occupancy for a period in excess of fourteen (14) calendar days
during any consecutive ninety day (90) day period.
(1) The structure and performance of the operation of the bed and breakfast and
residence shall comply with all local, county, and state regulations.
(J) The Planning Commission may modify standards or require additional
standards which are site specific in order to assure the compatibility of the
bed and breakfast activities with the neighborhood in which it is located.
(K) The Planning Commission reserves the right to review the conditional use
permit annually and either continue or modify the conditions of the permit.
(L) The Planning Commission reserves the right to terminate the conditional
use permit any time the owner fails to adhere to the standards or conditions
established by this Section or contained in the conditional use permit.
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(C) At least two off-street parking spaces must be provided on site for the owner
or manager and one parking space for each room bed and breakfast unit.
Parking spaces shall be hard surfaced with concrete or asphalt and shall be
well-drained, stripped, and numbered.
(D) The dining facilities must not be open to the public and must be used
exclusively by the registered guests unless allowed as a separate permitted
or special use.
(E) Bed and breakfast uses must be located at least 300 feet apart
(approximately one block).
(F) An identification sign not exceeding four square feet may be located on the
site. The sign must match the architectural features of the structure. The
sign may be located on the house or five feet from the property line. The
sign may not be illuminated.
(G) A maximum of five bed and breakfast units may be established in a
structure and at least one original bedroom must be reserved by the
homeowner( s).
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(H) The owner of the bed and breakfast shall maintain a guest register showing
the name, address, motor vehicle license number, and inclusive dates of
visits of all guests. No guest shall be permitted to rent accommodations or
remain in occupancy for a period in excess of fourteen (14) calendar days
during any consecutive ninety day (90) day period.
(1) The structure and performance of the operation of the bed and breakfast and
residence shall comply with all local, county, and state regulations.
(1) The Planning Commission may modify standards or require additional
standards which are site specific in order to assure the compatibility of the
bed and breakfast activities with the neighborhood in which it is located.
(K) The Planning Commission reserves the right to review the conditional use
permit annually and either continue or modify the conditions of the permit.
(L) The Planning Commission reserves the right to terminate the conditional
use permit any time the owner fails to adhere to the standards or conditions
established by this Section or contained in the conditional use permit.
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CITY CODE of STILLWATER MINNESOTA Codified throuQh Ord. No. 921. adooted Aoril16. 2002.
(Suoolement No. 12)
Chaoter 31 ZONING*
Sec. 31-1. Zoning ordinance of the City of Stillwater.
Bed and breakfast means an owner occupied historic residential structure used as a lodging
establishment where a guestroom or guestrooms are rented on a nightly basis and in which only breakfast
is included as part of the basic compensation.
Blufffand/shoreland definitions. See bluffland/shoreland overlay district regulations, subdivision 23 of this
section.
Building means a structure designed, built or occupied as a shelter or a roofed enclosure for persons,
animals or property, including tents, lunch wagons, dining cars, camp cars, trailers and other roofed
structures on wheels or other supports, used for residential, business, mercantile, storage, commercial,
industrial, institutional, assembly, educational or recreational purposes.
Building line means the line between the front yard setback line and the lot line where no building or other
structure may be erected above grade level. The building line is considered a vertical surface intersecting
the ground on this line.
Club or lodge means a bona fide nonprofit association of persons paying annual dues.
Commercial recreation means bowling alley, cart track, jump center, golf, pool hall, vehicle racing or
amusement, dancehall, skiing, skating, tavern, theater, firearms range and similar uses.
Drive-in means any use where products or services are provided to the customer under conditions where
the customer does not have to leave the car or where fast service to the automobile occupants is offered
regardless of whether service is also provided within a building.
Dwelling means a building, excluding house trailers or mobile homes, designed or used as living quarters
for one or more families.
Dwelling house means a detached house designed for and occupied exclusively as the residence of not
more than two families, each living as an independent housekeeping unit.
Dwelling, multifamily means a dwelling or group of dwellings on one parcel containing separate living units
for three or more families, but which may have joint services or facilities.
Dwelling unit means one or more rooms providing complete living facilities for one family, including
equipment or provisions for cooking and including rooms used for living, sleeping and eating.
Essential services means:
(1) Underground or overhead gas, electrical, steam or water distribution systems; collection,
communication, supply or disposal systems including poles, wires, mains, drains, sewers, pipes,
conduits, cables, fire alarm boxes, police call boxes, traffic signals, hydrants or other similar
equipment and accessories in conjunction therewith; but not including buildings or transmission
service; and
(2) Transmission services, buildings and storage. Transmission service such as electrical power
lines or a voltage of 35 kv or greater, or bulk gas or fuel being transferred from station to station
and not intended for en route consumption or other similar equipment and accessories in
conjunction therewith.
Family means a single individual doing his own cooking and living upon the premises as a separate
housekeeping unit or a collective body of persons doing their own cooking and living together upon the
premises as a separate housekeeping unit in a domestic relationship based upon birth, marriage or other
domestic bond as distinguished from a group occupying a boardinghouse, lodging house, club, fraternity or
hotel.
Floodplain definitions. See subdivision 22 of this section, floodplain overlay district.
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Floor area means the gross area of the main floor of a residential building, measured in square feet, and
not including an attached garage, breezeway or similar area.
Floor/lot area ratio means the numerical value obtained through dividing the gross floor area of buildings by .
the net area of the lot or parcel of land on which the buildings are located.
Frontage means the boundary of a lot which abuts an existing or dedicated public street.
Garage, private means a building or a portion of a building in which motor vehicles used by the residents of
the building on the premises are stored or kept.
Garage, public means a building or portion of a building, used for the storage of motor vehicles, or where
any vehicles are kept for money or hire and in which any sale of gasoline, oil and accessories are
incidental to the principal use. This definition does not include private garage or repair garage.
Garage, public or storage means a building or part thereof, other than a private garage, used for the
storage of motor vehicles and in which service station activities are being carried on.
Garage, repair means a building or space used for the repair or maintenance of motor vehicles, but not
including factory assembly of vehicles, auto wrecking establishments or junkyards.
Height, building means the vertical dimension, measured from the average elevation of the finished lot
grade at the front of the building to the highest point of ceiling of the top story, in the case of a flat roof, to
the deck line of a mansard roof and to the average height between the plate and ridge of a gable, hip or
gambrel roof.
Home occupation means a business or enterprise conducted in a dwelling or accessory dwelling and
incidental to the principle residential use whether conducted for profit or not for profit.
Hotel means a building containing rooms intended or designed to be used, or which are used, rented or
hired out to be occupied, or which are occupied for sleeping purposes by guests and where a general
kitchen and dining room are provided within the building or in an accessory building.
Junk means any worn out, castoff or discarded article or material which is ready for destruction, or has .
been collected or stored for salvage or conversion to some use. Any article or material which unaltered or
unchanged, and without further reconditioning can be used for its original purpose as readily as when new,
shall not be considered junk.
Junkyard means the use of more than 40 square feet of the area of any lot, whether inside or outside a
building, or the use of any portion of that part of a lot which adjoins a street for the storage, keeping or
abandonment of junk.
Loading space means an off-street space or berth on the same lot with a building, or contiguous to a group
of buildings, for the temporary parking of a commercial vehicle while loading merchandise or materials,
and which abuts upon a street, alley or other appropriate means of access.
Lot means a parcel of land occupied, or capable of being occupied by one building and the accessory
building or uses customarily incidental to it, including the open spaces required by this chapter.
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CITY CODE of STILLWATER. MINNESOTA Codified throuqh Ord. No. 921. adopted April 16. 2002.
(Supplement No. 12)
Chapter 31 ZONING*
Sec. 31-1. Zoninq ordinance of the Citv of Stillwater.
(6) Bed and breakfast. The city council recognizes that bed and breakfasts are an asset to the
community and help the preservation of historic homes because the expense of owning and
maintaining historic homes has made them less suitable for single-family dwellings. Conversion of
historic houses into multifamily uses is usually determined by the neighborhood where it is located.
It is therefore the intention of the city to limit bed and breakfast uses to those homes where the
use would benefit the surrounding area by allowing appropriate adaptive reuse of historic
dwellings. Bed and breakfasts are allowed by a special use permit in RB and RCM zoning districts
as regulated in this section, subdivision 13(1)c and subdivision 14(1)c, subject to the following
conditions:
a. At least two off-street parking spaces must be provided onsite for the owner or
manager and one parking space for each room bed and breakfast unit. The parking
spaces must be signed and the parking plan approved by the community development
director.
b. The dining facilities must not be open to the public and must be used exclusively by
the registered guests unless allowed as a separate permitted or special use.
c. Bed and breakfast uses in residential areas must be located at least 900 feet apart
(approximately three blocks).
d. An identification sign not exceeding four square feet may be located on the site. The
sign must match the architectural features of the structure.
e. Bed and breakfast establishments are prohibited in all other districts.
f. The bed and breakfast structure must be at least 100 years old or show proof of
historic significance to the city.
g. The maximum of five bed and breakfast guestrooms may be established in a
structure. The following lot and structure size criteria determines the number of
guestrooms allowed:
TABLE INSET:
Maximum Original Maximum Gross House Size Minimum
Number Number of Not Including Basement Zoning
Guestrooms Bedrooms in Square Feet Lot Size
Pennitted in Square Feel
1 12 1 Up 10 2.499 17,500
2 13 12,500-2.999 110.000
3 \4 \3,000-3,499 110.000
4 15 13.500-4,999 15,000
5 16 15,000 up 120,000
Maximum gross house size is determined by using the total square footage of
habitable living space within the structure. The number of original bedrooms in the
structure will determine the number of guestrooms that will be allowed. This
determination will be made by the heritage preservation commission. In the case
of a family with children the family's bedroom use must be determined before the
number of permitted guestrooms are determined, and no family member must be
displaced for a guestroom.
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h. Adequate lighting must be provided between the structure and parking areas for
safety contiguous to residential structures.
i. Additional external lighting is prohibited.
j. An establishment must show proof of city building, fire and planning inspections, proof
of operation licenses by the county and must submit the state sales and use tax number
for their business to the community development department.
k. Restoration or additions must meet the Secretary of Interior's standards for
rehabilitation.
.
I. All bed and breakfast special use permits must be reviewed annually by the
community development department. A report must be submitted to the planning
commission and city council during November of each year.
(Ord. No. 681, 9-14-88)
(7) Farm animals. In all districts any lot upon which farm animals are kept must be at least three
acres in size. Farm animals are defined as: horses, cows, sheep, bees, pigs, chickens, ducks,
rabbits and other commonly known domestic farm animals.
(8) Pole buildings. Pole buildings are prohibited in all zoning districts.
(9) Minimum landscape requirements. In the BP-C, BP-O, BP-I, CBD, CA and PA zoning
districts, the following minimum landscaping requirements must be met for all projects:
a. Minimum plant size is as follows:
TABLE INSET:
Type Size
1. j Deciduous trees 111/2-11/3 inches caliper
2. Deciduous shrubs 18 inches high
3. Coniferous trees 3 to 3 1/2 feet high
4. Coniferous shrubs 1 gallon
.
b. Trees shall be planted along all streets. Street trees shall be set back a distance of
ten feet from the street right-of-way. Deciduous trees shall be planted 40 feet on center,
and coniferous street trees shall be planted 30 feet on center.
c. The minimum front yard on developed commercial and industrial lots shall be covered
with sod and maintained in an appropriate manner.
d. Portions of lots intended to be utilized for expansion of structures may be seeded with
grass seed, mulched and fertilized according to the recommendations of the zoning
administrator instead of being sodded.
e. Planting islands in parking lots shall be planted with at least one deciduous tree and
at least two shrubs and shall be mulched with a minimum of four inches of rock, wood
chips or similar material. All planting islands shall be treated with a mechanical weed
inhabiter. One tube for feeding and watering shall be installed in each planting island.
f. All plant materials indicated on an approved landscaping plan that do not survive two
growing seasons shall be replaced with identical plants during or before the following
season.
.
20f2
08/22/2002 11 :26 AM
.
City of North field
Sec. 34-1041. Bed and breakfast establishments.
Bed and breakfast establishments allowed as a conditional use in residential and commercial
zones may be permitted by conditional use permit if the following
conditions are met:
(I) The owner shall reside on the property.
(2) The establishment shall comply with the city rental ordinance in article III of chapter
14 and liquor license regulations in chapter 6.
(3) The establishment shall conform with state health and building code requirements and
shall show proof of inspection or proof of proper operating licenses by the state and/or county.
(4) The only meal served to guests shall be breakfast, between the hours of 6:00 a.m. and
11 :00 a.m., and only overnight guests shall be served.
.
(5) The facility shall be limited to no more than four guestrooms with a maximum guest
capacity as determined by fIre and building regulations.
(6) Each guest shall be limited to staying not more than 14 days within any 90-day period.
(7) A minimum of one off-street parking space for each guestroom and two off-street
parking spaces for the resident owner-manager shall be required. All parking areas for four or
more vehicles shall be set back a minimum of ten feet from all property lines and shall be
screened from adjacent residential uses and public streets.
(8) On-premises advertising for any bed and breakfast facility located in any zone shall
comply with the city sign ordinance in division 6 ofthis article. The content of any such sign
shall be limited to identifying not more than the name and address ofthe facility. No sign shall be
internally illuminated.
(9) No external vending machines shall be allowed.
(10) No cooking or cooking facilities shall be allowed or provided in the guestrooms.
.
(11) All inspection fees shall be paid by the applicant prior to issuing an occupancy permit
.
City of Mankato
Subd. 3. Bed and Breakfast Establishments. In addition to any other condition or limitation required by this
Chapter, bed and breakfast establishments shall be subject to the following conditions and limitations:
A. The bed and breakfast residence shall be owner-occupied.
B. The number of dwelling units within the bed and breakfast residence, which are not used by guests of
the bed and breakfast establishment, shall conform to the density regulations of this Chapter.
C. One bed and breakfast bedroom shall be allowed per dwelling unit lot area standard.
D. Two (2) parking spaces are required for each dwelling unit, plus one (1) additional parking space for
each bed and breakfast bedroom. Required parking for dwelling units and bed and breakfast bedrooms shall
be located on the zoning lot. Guests and residents in the dwelling units shall be assigned parking spaces.
E. Required parking spaces shall not be located in the required front or side yards. Thirty-five percent
(35%) of the rear yard may be used for unenclosed parking.
F. The number of guests allowed to a permitted accessory activity, such as a wedding, banquet, dinner, etc.,
shall be based on the number of off-street parking spaces available at the bed and breakfast. Two (2)
parking spaces shall be required for each three (3) guests. Required off-street parking for a permitted
accessory activity shall be provided on the zoning lot or within three hundred (300) feet of the zoning lot.
Guests shall be required to park at the off-street parking areas provided.
G. Parking spaces shall be screened from view at ground level from all adjoining properties, public streets
and ways.
.
H. Parking spaces shall be hardsurfaced with concrete or asphalt and shall be well-drained, stripped, and
numbered.
I. The structure and performance of the operation of the bed and breakfast and residence shall comply with
all local, county, and state regulations.
J. Signage shall not exceed one (1) single- or two-sided sign not exceeding six (6) square feet on one (1)
side. The sign may be attached to the dwelling or located five (5) feet from any property line. The signage
shall not be illuminated.
K. The owner of the bed and breakfast shall maintain a guest register showing the name, address, motor
vehicle license number, and inclusive dates of visits of all guests. No guest shall be permitted to rent
accommodations or remain in occupancy for a period in excess of fourteen (14) calendar days during any
consecutive ninety day (90) day period.
L. Meals shall be served only to registered bed and breakfast guests or registered guests of a permitted
accessory activity.
M. Accessory activities shall be limited to the hours of9:00 a.m. to 5:00 p.m., Monday through Thursday,
9:00 a.m. to 10:00 p.m., Friday and Saturday, and noon to 8:00 p.m. on Sundays and holidays.
N. Sound and light emanating from the property shall not be disruptive to the normal peace and quiet of the
neighborhood.
.
O. The City Council may modify standards or require additional standards which are site specific in order
to assure the compatibility of the bed and breakfast activities with the neighborhood in which it is located.
P. The City Council reserves the right to review the conditional use permit annually and either continue or
modify the conditions of the permit.
.
Q. The City Council reserves the right to terminate the conditional use permit any time the owner fails to
adhere to the standards or conditions established by this Section or contained in the conditional use permit.
.
.
.
City of Cottage Grove
A. Historic Property Performance Standards: In order to be considered eligible for an historic
properties conditional use permit, properties must be in conformance with the following.
(1) The applicant demonstrates that the historic characteristics of the property cannot be
maintained reasonably and economically unless the conditional use permit is granted.
(2) Listed on the City Register of Historic Sites and Landmarks or the National Register of
Historic Places.
(3) The property is adequately sized to meet the proposed use.
(4) Adequately served by Municipal services or a septic system with adequate capacity for the
proposed use.
(5) In conformance with all applicable building and fire codes, and ADA requirements.
(6) In conformance with all State and County health regulations.
(7) In conformance with the City's off-street parking requirements pursuant to subsection 11-
3-9F of this Title, or proof of parking, if deemed reasonable by the City.
(8) Adequately situated and designed so as to not create a significant traffic impact on
adjoining public roadways, and includes safe ingress and egress to the site.
.
(9) The development meets all applicable setback requirements.
(10) Activity areas are appropriately screened from adjoining properties.
(11) The property and land use are adequately designed so as not to create an adverse impact
on the residential character of the surrounding area.
(12) The development meets all applicable commercial site development performance
standards.
(13) The development does not create any increase in the level of noise, air, or other pollution
which would have an adverse effect on other properties.
(14) One advertising sign not to exceed twenty (20) square feet.
(IS) Site improvements meet the City's historic preservation standards and guidelines.
(16) All applications for City permits are reviewed by the Advisory Committee on Historic
Preservation, and a certificate of appropriateness is obtained for site work to preserve,
rehabilitate, restore or reconstruct historic buildings, structures, landscapes or objects.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.d.farmington.mn.us
TO:
\fJ)V
City Planning Commission (r
FROM:
Lee Smick, AICP
Planning Coordinator
SUBJECT:
Ordinance Amending 11-4-5 (J) and 11-4-5 (K) of the Farmington Zoning
Code - Erosion Control and Turf Establishment.
DATE:
September 9,2002
INTRODUCTION
The City of Farmington proposes to amend Section 11-4-5 (J) and 11-4-5 (K) of the Farmington
City Code: - Erosion Control and Turf Establishment. The proposed amendment would
eliminate outdated language and require installation of sod within 45 days after the as-built is
approved.
. DISCUSSION
Section 11-4-5 (J) and 11-4-5 (K) of the City Code contains language that is inconsistent with
current City procedures. The City no longer requires that sod be in place before a final
certificate of occupancy (C.O.) is approved. The Builder's Association objected to the
requirement that sod be installed before a final C.O., due to time constraints between the survey
of the lot and approval of the as-built. Additionally, the City no longer issues temporary
certificates of occupancy for issues concerning the sod installation. The temporary C.O. was
difficult for staff to track due to the large volume of requests and was omitted from the
procedures. A temporary C.O. is only granted for issues related to the building of the home.
Finally, the requirement to complete sod installation on or before July 151 was omitted from the
procedures due to time constraints by the surveyors to meet this deadline.
The requirement for builderslhomeowners to install sod 45 days after the as-built is approved is
an addition to the turf establishment requirements. The tracking of this requirement will be less
difficult because the date of the as-built approval is known. Therefore, a revision to Section 11-
4-5 (J) and the omission of Section 11-4-5 (K) is proposed.
ACTION REQUESTED
.
Approve the proposed amendments to Sections 11-4-5 (J) and 11-4-5 (K) of the Farmington City
Code, making revisions to turf establishment requirements, and forward the recommendation to
the City Council.
.
.
.
Respectfully Submitted,
~~
Lee Smick, AICP
Planning Coordinator
.
.
.
11-4-5: EROSION CONTROL AND TURF ESTABLISHMENT:
(A) Developers and builders are required to follow the erosion and sediment control
program. The program outlines minimum steps that will be required on building sites
where bare soil is exposed. Due to the diversity of building situations encountered, each
site will be individually evaluated and where additional measures or variances are needed
they will be specified at the discretion of the City Engineering Division.
(B) All grading plans and building site surveys will be reviewed for effectiveness of
erosion control measures in the context of the site topography and drainage. If plans or
surveys do not specify erosion control, these measures will be described on the plans or
surveys by the City's Engineering Division based on the Minnesota Pollution Control
Agency's "Best Management Practices". Plans and surveys with erosion control specified
are then returned with the permits.
(C) Silt fence is required to control erosion on all sites. The builder is responsible for
properly installing erosion control immediately after backfill ofthe foundation. If the
required erosion control is not installed within twenty four (24) hours after backfill ofthe
foundation, the builder will be issued a stop work order until erosion control measures
meet City requirements. An approved certificate of survey along with the permit card
shall be posted on the job site. The builder is responsible to maintain the silt fence during
the construction process. The City Inspector or Engineer will retain the right to require
additional silt fence at any time to ensure that erosion does not occur. Silt fence/hay bales
will not be required when the ground is frozen as determined by the City.
(D) Temporary rock entrances are required on every construction site and are required
after backfilling of foundation. If the rock entrance is not installed immediately after
backfilling, a stop work order will be issued until the rock driveway is installed. Rock
driveways will also be required during the winter months after backfilling the foundation.
(E) Streets should be cleaned and swept whenever tracking of sediments occurs and
before sites are left idle for weekends and holidays. If streets are not clean, the City will
arrange for a private contractor to clean streets and will bill the charges accordingly.
(F) Interior lots shall be sodded from the roadside edge or the unpaved right of way to the
back comers of the furthermost building.
(G) Comer lots with two (2) sides of the lot adjacent to the street; in the front yard, sod
shall be installed from the roadside edge or the unpaved right of way in the front ofthe
building to the back comers of the furthermost building. Sod shall also be installed on the
street side yard within the boulevard commencing at the rear comer of the building to the
rear lot line.
(H) All areas that required silt fences during construction and along any portions of the
lot that adjoin drainage easements shall be sodded. Any remaining disturbed areas not
.
.
.
mentioned above may be seeded. Silt fences must be maintained throughout the
construction period until new vegetation is established.
(I) Turf slopes in excess of three to one (3: I) are prohibited.
(J) The required sod must be in place before a final certificate of occupancy will be
issued. Ifthe sod is not in place and occupancy is requested by the builder, a temporary
certificate of occupancy may be issued. The builder/homeowner is required to install sod
within sixty (60) forty-five (45) days after the temporary certificu-te of occupancy as-built
is ~ approved. It is the responsibility of the owner to establish turf in the area \vhere
sod is not required. .^>. final certificate of occupancy will be issued only after the turfhas
been established. The remaining areas of a lot that are not reqeired to have turf
established prior to issuance of the final certificate of occupancy should be established
with turfv/ithin sixty (60) days after the issuance of the final certificate of occupaney.
(K) In periods of adverse weu-ther conditions between approximately October 16 and
.^>.pril 30, a temporary certificate of occupancy may be issued, but the installation. of sod
must be completed on or before July I.
tbt (K) The City shall collect a surety for the as-built certificate of survey and turf
establishment before any building permit is issued. The surety is returned when the
as-built certificate of survey, sod and seed requirements have been approved. If these
requirements are not met, the surety will be used to either complete the grading of the lot
consistent with the grading plan and/or complete the installation ofthe sod and seed.
(Ord. 098-420, 12-21-1998)
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.d.farmington.m.n.us
TO:
City Planning Commission
FROM:
Kevin Carroll, Community Development Director
SUBJECT:
Ordinance Amending Sections 4-6-1, 4-6-2 and 4-6-3 of the Farmington
Zoning Code - Demolition Permits
DATE:
September 9, 2002
INTRODUCTION
On May 6, 2002, the City Council added a new Chapter [Chapter 6] to Title 4 of the City Code,
to clarify procedures and requirements regarding the issuance of demolition permits. Since that
time, staff members have determined that some "fine-tuning" of the demolition ordinance might
make it more accurate, useful and understandable.
DISCUSSION
The City's Fire Marshal has indicated that the Uniform Fire Code includes provisions and
requirements regarding certain aspects of demolition projects, particularly with regard to
asbestos removal and fire safety measures that should be taken during certain types of
demolitions. Accordingly, we are proposing that Section 4-6-1 of the City Code be amended to
include a general reference to the fact that Uniform Fire Code provisions might be applicable to
some demolition projects. After being alerted to that possibility, demolition permit applicants
can obtain further information from the Fire Marshal.
The current version of Section 4-6-2 of the City Code includes an indication that the City's
demolition permit ordinance does not apply to "...a private shed, garage or freestanding
accessory building." This City Code reference is less precise than the permit exceptions that are
listed in the Minnesota State Building Code [MSBC]. For example, the MSBC exception for
accessory buildings applies only to one story structures under 120 square feet. Staff is proposing
that Section 4-6-2 be revised to simply indicate that no permit will be required for "structures
specifically exempt from permit by the Minnesota State Building Code." Staff will arrange to
have copies of the relevant MSBC provisions available for distribution to interested parties, to
help them determine if they qualify for any of the permit exceptions that are listed in the MSBC.
Most of the recent questions regarding demolition permits have focused on environmental issues
and "access control" procedures. Weare proposing that Part C( 4) of Section 4-6-3 of the City
Code be revised to include references to the MPCA and the Minnesota Department of Health.
Some permit applicants are not aware that the MPCA and the MDH have provisions that regulate
.
.
.
some aspects of certain types of demolitions. Our hope is that including specific references to
these state agencies will prompt permit applicants to contact the agencies in question to obtain
the information that they need regarding asbestos and other environmental issues related to
demolitions. Further, we are proposing that Part C(8) of Section 4-6-3 be revised to indic3!te
that the City's Building Official will be responsible for making decisions regarding fencing amd
related site control matters. In the near future, separate written guidelines will be developed to
help clarify the City's expectations in this regard. Those guidelines will be based on factors such
as the height of the structure in question, its proximity to streets and sidewalks, the anticipated
length of the demolition process, and the level of risk to the general public.
ACTION REQUESTED
Approve the proposed revisions to Sections 4-6-1, 4-6-2 and 4-6-3 of the Farmington Zoning
Code regarding demolition permits, and forward that recommendation of approval to the City
Council.
.
.
.
ORDINANCE NO.
CITY OF FARMINGTON
DAKOTA COUNTY, MINNESOTA
AN ORDINANCE AMENDING TITLE 4 OF THE CITY CODE
BY ADDING A NEW CHAPTER [CHAPTER 6] CONCERNING DEMOLITION
THE CITY COUNCIL OF THE CITY OF FARMINGTON ORDAINS:
SECTION 1. Title 4 of the Farmington City Code is amended by adding a new Chapter
[Chapter 6], which shall read as follows:
SECTION:
4-6-1 :
4-6-2:
4-6-3:
4-6-4:
4-6-5:
4-6-6:
4-6-7:
4-6-8:
4-6-9:
4-6-10:
4-6-1 :
4-6-2:
Permit Required
Permit Exceptions
Permit Application Requirements
Signage Requirements
Supervision by Building Official; Stop Work Orders
Required Procedures
Prevention of Nuisances
Financial Security
Fee
Demolition of Certain Historic Structures
PERMIT REQUIRED: Pursuant to the State Building Code, as adopted and
enforced by the City, no person shall commence or proceed to wreck, demolish or
tear down any building or structure within the city, except as hereinafter provided,
without first having obtained a permit from the city's Building Official. Further,
no person shall remove or salvage any building fixture( s) from the building or
structure to be demolished until the permit required by this chapter has been
obtained. Permit applicants and their agents must comply with Uniform Fire
Code requirements regarding demolition and asbestos removal.
PERMIT EXCEPTIONS: No permit shall be required for the wrecking,
demolishing or tearing down of a private shed, garage or freestanding accessory
buildiFlg those structures specifically exempt from permit by Minnesota State
Building Code (except with respect to those located on properties identified in
Section 4-6-10). Further, and except as provided elsewhere herein, this chapter
shall not apply in cases where partial demolition is necessary in connection with a
minor remodeling or altering of an existing building.
.
4-6-3:
.
4-6-4:
4-6-5:
.
PERMIT APPLICATION REQUIREMENTS: The demolition permit
application shall be signed by the owner of the property. If the applicant is a
person other than the owner of the property, the application shall also be signed
by the property owner. In addition to any requirements that may be specified in
the State Building Code for demolition permits, the application shall include the
following information:
(A) Names, addresses and telephone numbers of the property owner, the
applicant (if different than the property owner), and the demolition
contractor.
(B) Street address and legal description of the property on which the building
or structure in question is located.
(C) A separate, written Demolition Plan that includes:
1.
2.
3.
The proposed starting and ending dates of the demolition process.
The proposed hours of operation of the demolition process.
Evidence that the demolition contractor is licensed, bonded and
insured. Any applicable policies of insurance shall not contain any
"XC" (explosion, collapse) exclusions.
Information about the steps that the applicant has taken to identify
and dispose of actual or potential contaminants located within the
building or structure or on the property in question (including
information about contacts initiated with the MPCA and/or the
Minnesota Department of Health).
A proposed traffic control plan (if the proposed demolition will
affect the use of a street, sidewalk or other public right-of-way).
Information about the proposed dump site(s) for the demolition
debris and the proposed route( s) for transporting demolished
material(s) away from the demolition site.
Proposed utility disconnection procedure(s).
Proposed access control procedures (fencing, security, etc.). The
City's Building Official will determine the tvpe and height of
fencing required (if any) and/or evaluate the proposed security
measures.
A dust control plan.
4.
5.
6.
7.
8.
9.
SIGNAGE REQUIRED: Before any demolition work is commenced, and
throughout the progress of same until the completion thereof, the permit applicant
shall place and maintain in a conspicuous place on the premises a sign not less
than three (3) feet by three (3) square, on which shall be posted a statement as to
who is conducting the demolition, giving the name and telephone number of the
person who is performing the work.
SUPERVISION BY BUILDING OFFICIAL; STOP WORK ORDERS: All
wrecking, demolishing or tearing down of buildings or structures within the city
shall be subject to the supervision of the Building Official and to such reasonable
.
4-6-6:
4-6-7:
.
4-6-8:
4-6-9:
4-6-10:
.
restrictions as the Building Official may impose to avoid all preventable hazards
to life, property or health. The Building Official may stop the demolition of any
building or structure whenever, in the Building Official's judgment, the same is
being done in a reckless, careless, unsafe or improper manner, or in violation of
any provision(s) of the City Code and/or state law, and may order all persons
engaged in the demolition process to stop and desist therefrom until such time as
the Building Official determines that the work will be resumed in a manner that is
safe and consistent with the requirements of the City Code and/or state law.
REQUIRED PROCEDURES: The wrecking, demolishing or tearing down
of any building or structure shall be complete and shall include the removal of all
foundations, footings and floor slabs. All fixtures and personal property located
within the demolished building or structure shall be removed from the site. The
person doing the demolition shall remove all steps, stoops, private sidewalks,
accessory buildings and hard-surfaced driveways unless such removal is
specifically exempted by the Building Official. The excavation remaining after
the removal of all demolition debris shall be filled to the level of the surrounding
grade with clean, properly compacted granular-type fill material. A topping of
soil of a sufficient depth and quality so as to enable groundcover to grow shall be
provided. Suitable groundcover shall be provided within sixty (60) days after the
completion of the demolition.
PREVENTION OF NUISANCES: Each person engaged in the wrecking,
demolition or tearing down of any building or structure within the city shall
conduct said work in such a manner as not to create a nuisance to persons on
public streets or on neighboring property. Materials removed from the structure
shall not be permitted to fall into streets, alleys, or adjacent property or otherwise
create a nuisance.
FINANCIAL SECURITY: The applicant shall, prior to the release of the
demolition permit, file with the city a surety bond (or other security acceptable to
the city) in an amount determined by the Building Official. The surety bond shall
indemnify and hold the city harmless from all damages, judgments, losses, claims,
suits or liabilities of any kind arising out of the demolition of the building in
question. The surety bond shall be approved by the City Attorney prior to the
release of the demolition permit. The surety bond shall not be cancelled except
upon ten (10) days' written notice to the city.
FEE: The demolition permit application fee shall be as established by the City
Council in its annual fee resolution, and shall be paid in full prior to the release of
the demolition permit.
DEMOLITION OF CERTAIN HISTORIC PROPERTIES: For any
property included within one of the following categories, no permit for the
wrecking, demolition or tearing down of such property shall be released by the
City until the City Council has granted final approval of a redevelopment plan
.
.
.
that is conditioned upon the wrecking, demolition or tearing down of such
property:
(A) Properties listed in the National Register of Historic Places.
(B) Properties designated by the City Council as heritage landmarks.
(C) Properties determined by the Farmington Heritage Preservation
Commission to be eligible for designation as heritage landmarks.
SECTION 2. This ordinance shall be effective immediately upon its passage.
ADOPTED this
Farmington.
day of
, 2002, by the City Council of the City of
CITY OF FARMINGTON
BY:
Gerald G. Ristow, Mayor
ATTEST:
.
.
.
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:
Middle Creek East Final Plat
DATE:
September 9, 2002
INTRODUCTION
D. R. Horton and Arcon Development, Inc. propose to plat 72 townhome lots and 14 outlots on 74.7 acres in
the Middle Creek East Final Plat. The property is located west of the Pine Knoll subdivision and south of the
DNR Protect wetland.
DISCUSSION
The Developer proposes to plat 72 townhome lots west of Eastview Avenue and north of 206th Street. The
Preliminary Plat was approved on July 15,2002.
A total of 14 outlots are proposed on the final plat. The following are descriptions of the outlots:
Multi-Family Residential
Outlot A
OutlotB
OutlotC
OutlotD
OutlotE
OutlotF
Outlot G
Outlot H
Outlot I
Outlot J
Outlot K. L. M
Outlot N
Housing Characteristics
72 Lots
10.35 acres
10.69 acres
2.06 acres
6.56 acres
0.99 acres
10.28 acres
1.38 acres
7.11 acres
3.74 acres
4.1 acres
2.43 acres
Wetland
Future Development
Right-of-Way
Future Development
Future Development
Wetland
Pond
Wetland
Future Development
Future Development
Remnant Property
Future Development
The developer proposes 2, 3, and 4 unit buildings that are single level with a basement. The plat shows 72
units and they are proposed to start at $180,000.
.
Transportation Analysis
The final plat shows two accesses from the project with a third access to the south in the future. The first
access is 203rd Street to the east and west. 203rd Street to the west will intersect with Pilot Knob Road and
Akin Road to the east providing an east/west corridor meeting the requirements of the 2020 Thoroughfare
Plan.
203rd Street is considered a minor collector street and is proposed with a 70-foot right-of-way width with a 38-
foot roadway measured from the front of curb to the front of curb. 203rd Street to the east adjacent to the
McCarthy home is shown as a 38-foot wide road measured from the front of curb to the front of curb. This
will require the removal of the McCarthy house. The grading for this portion of the site will likely occur next
year and be separate from the main grading of the site to the west. As a result of the new layout, the retaining
wall next to the McCarthy's home is not required. The grade of 203rd Street was lowered slightly and some
longer vertical curves are proposed. The street will be constructed to meet City standards. Contingent to the
approval of the final plat, a mutually agreed upon settlement needs to be reached concerning the McCarthy
house/easement.
The second access is 206th Street that connects with Pilot Knob Road to the west. This access is considered a
local street and is proposed with a 60-foot right-of-way width with a 28-foot roadway measured from the front
of curb to the front of curb. City standards require that a sidewalk be located on one side of this local street. A
sidewalk is shown on the south side of 206th Street.
Eastview Avenue connects with 203rd Street on the north and is proposed to connect in the future with 208th
Street on the south. The roadway is considered a minor collector and is proposed with a 70-foot right-of-way
and 38-foot roadway measured from the front of curb to the front of curb. The connection to the south will
. eventually allow access through the Farmington Industrial Park to CSAH 50.
Roadways associated with the multi-family areas will be private streets shown at 22 feet front to front and will
be maintained by a homeowners association. Parking will not be allowed on private streets.
Engineering Requirements
The Engineering Division recommends the approval of the preliminary plat contingent upon any minor
engineering issues.
ACTION REQUESTED
Recommend approval of the Middle Creek East Final Plat contingent upon the following:
1. Constructing 203rd Street to full-width in accordance with city standards.
2. A mutually agreed upon settlement is reached concerning the McCarthy house/easement.
3. Minor engineering issues need to be addressed and approval of construction plans for grading, storm water
and utilities by the Engineering Division needs to be granted.
4. 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.
.
.
.
~
Lee Smick, AICP
Planning Coordinator
cc: D R Horton, Don Patton
Arcon Development, Larry Frank
.
.
.
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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
Lee Smick, AICP ttfU
Planning Coordinator
FROM:
SUBJECT:
Middle Creek sth Addition Final Plat
DATE:
September 9, 2002
INTRODUCTION
D. R. Horton and Arcon Development, Inc. proposes to plat 33 single-family lots on 20 acres in the Middle
Creek 5th Addition Final Plat. The property is located in the central portion of the Middle Creek development
south of the DNR Protect wetland.
DISCUSSION
Lots 1-9 Block 1 and Lots 1-7 and 17-24 Block 2 received Preliminary Plat approval August 21, 2000. Lots 8-
16 Block 2 received Preliminary Plat approval on June 18, 2001 when the Wilson Property was platted.
The lots range from 9,843 square feet to 32,941 square feet. The property was platted as a PUD, therefore, lots
platted below 10,000 square feet are allowed.
One outlot exists on the proposed plat. Outlot A is the DNR Protect Wetland and comprises 6.5 acres. A 75-
foot buffer exists along the rear lot lines in Block 1 and is shown as a 25-foot easement on the lots. Wetland
Buffer signs will be placed at the 25-foot easement line and no structure may be located within 35 feet of the
rear property line.
Proposed Housing
The Developer proposes a variety of housing styles including walk-outs, look-outs, and ramblers. A
prominent slope exists along the southwest and southern portion of the plat. The Developer stated at the
Planning Commission meeting on June 12,2001 that he proposes to save as many trees in this area as possible.
Transportation
The Developer proposes access to the west on 203rd Street, which is classified as a minor collector street with a
width of 38 feet face to face within a 70-foot right-of-way. The cul-de-sac is classified as a local street with a
width of 28 feet face to face within a 60-foot right-of-way. Parking is allowed on one side of the cul-de-sac.
City policy requires a sidewalk be installed on one side of a 28-foot wide street. The plat information does not
show the sidewalk and should therefore be a contingency in the approval of the final plat. The Developer
agreed to these conditions at the June 12,2001 Planning Commission meeting.
.
.
.
203rd Street Issue
At its meeting on June 12, 2001, the Planning Commission issued a statement to the Developer informing him
that it would not review a final plat to the Wilson Property until the issue with 203rd Street and the McCarthy
house was resolved. The Wilson property Preliminary Plat is attached. The Planning Commission issued this
statement because the Wilson Plat accesses to 203rd Street. The 203rd Street issue is in the final stages of
resolution, therefore, staff has presented the Middle Creek 51h Addition Final Plat for the Planning
Commission's review.
Engineering Review
The Engineering Division has reviewed the plat. Comments concerning the grading and construction plans
have been submitted to the Developer. The review comments are minor and are not detrimental to the
approval of the plat.
ACTION REOUESTED
Recommend approval of the Middle Creek 51h Addition Final Plat contingent upon the following item:
1. A sidewalk is required on one side of the 28-foot wide cul-de-sac road to meet City standards.
2. Minor engineering issues need to be addressed and approval of construction plans for grading, storm water
and utilities by the Engineering Division needs to be granted.
3. 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.
Respectfully submitted,
~~
Lee Smick, AICP
Planning Coordinator
cc: Larry Frank, Arcon Development, Inc.
Don Patton, D R Horton
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AREA BOUNDED BY
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PLAT NAME ll1;dd.~ Uu., ~ Sth /};1dih~
LOCATION ,?;J'ctlt ~ k
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NAMES & AnDRESSES OF ALL OWNERS /!leGOAJ OeV. /A/C, 7'z-:J ,.,,~ &M:J. #r..ro
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D,;"ot .~,J. SS"-I3'i CC)v....ft"7 JoE'" ~~. 18/.33 c-I*""t /k,..J: rir_J?1.. ",...,.$"..["(12'1
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NAME & ADDRESS OF LAND SURVEYOR/ENGINEER ;:;~"'~ ~A./~A~, z,YZ-Z f'-Ic"'/....,:s~
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NAMES & ADDRESSES OF ALL ADJOINING PROPERTY OWNERS ~VAILABLE FROM:
ON:
PLAT REVIEW OPTION:
FRELlMINARY & FINAL TOGETHER: IN SEQUENCE:
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nr PLAT ~MINISTRATIVE FEE: ~ 300 It,! PRE PLAT SURETY:
I HEREBY CERTIFY THAT I AM ('WE ARE) THE FEE OWNER(S) OF THE ABOVE LANDs THAT THE
PERSON PREPARING THE PLAT HAS RECEIVED A COPY OF TITLE 11 s CHAPTERS 1 TURU 5 s
ENTITLED "SUBDIVISIONS" AND TITLE IDs CHAPTERS 1 THRU 12 ENTITLED "ZONING" OF THE
FARMINGTON CITY CODE AND WILL PREPARE THE PLAT IN ACCORDANCE WITH THE PROVISIONS
CONTAINED THEREIN.
1. SKETCH PLAN
2. STAFF AND DEVELOPER CONSENSUS
DATE
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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
\(/~
FROM:
Lee Smick, AICP
Planning Coordinator
SUBJECT:
Middle Creek 6th Addition Final Plat
DATE:
September 9, 2002
INTRODUCTION
D. R. Horton and Arcon Development, Inc. proposes to plat 10 single-family lots on 4.2 acres in the Middle
Creek 6th Addition Final Plat. The property is located in the central portion of the Middle Creek development
east of the Middle Creek 1 st Addition.
DISCUSSION
The property received Preliminary Plat approval August 21, 2000. The lots range from 12,106 square feet to
22,067 square feet. The Developer proposes a variety of housing styles including walk-outs, look-outs, and
ramblers. A 100-foot wide gas pipeline easement runs on the west side of the plat. No structures are allowed
within this area.
Transportation
The Developer proposes access to the west from Enright Court to Enright Way. The cul-de-sac is classified as
a local street with a width of28 feet face to face within a 60-foot right-of-way. Parking is allowed on one side
of the cul-de-sac. City policy requires a sidewalk be installed on one side of a 28-foot wide street. The plat
information does not show the sidewalk and should therefore be a contingency in the approval of the final plat.
Engineering Review
The Engineering Division has reviewed the plat. Comments concerning the grading and construction plans
have been submitted to the Developer. The review comments are minor and are not detrimental to the
approval of the plat.
ACTION REQUESTED
Recommend approval of the Middle Creek 5th Addition Final Plat contingent upon the following item:
I. A sidewalk is required on one side of the 28-foot wide cul-de-sac road to meet City standards.
2. Minor engineering issues need to be addressed and approval of construction plans for grading, storm water
and utilities by the Engineering Division needs to be granted.
.
.
.
3. 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.
Respectfully submitted,
~!2J?
Lee Smick, AICP
Planning Coordinator
cc: Larry Frank, Arcon Development, Inc.
Don Patton, D R Horton
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APPLICATION FOR PLAT REVIEW
Ft 1\.1 (tL ? LJt:r .
DATE
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AREA BOUNDED BY
tytldi&z. Cruk tl.~ MdIJlO/1
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PLAT NAME
LOCATION
P{lo1-- K)'\bh
TOTAL GROSS AREA
ZONING DISTRICT(S) ~
NAMES & ADDRESSES OF ALL OWNERS -DR ~ IU\ ~1~/oo CkJPio(j }<.en b,,", dagr C-+
~\)~\l~ MN 550'-14-
PH~;~-:-95;2-9B5 -' 7gr2/~'{,O ~iCk-3&J(P-ClS8q (<oll~k, ~~
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NAME & ADDRESS OF LAND SURVEYOR/ENGINEER M'b...~'(' ~"'UL'<\~ Ke,~w,U~~
~'f~ 5^4'C""~.v 1)(', Meade-yb lfr,kh m/J $'f:U> PHONE h5/ ~B, /Ql'-i
NAMES & ADDRESSES OF ALL ADJOINING PROPERTY O'W""NERS AVAILABLE FROM: ~N PfJ..ja @611'
ON:
~~r&2:-
;=/~ PLAT REVIEW OPTION:
PRELIMINARY & FINAL TOGETHER:
. PRE PLAT ADMINISTRATIVE FEE:
IN SEQUENCE:
PRE PLAT SURETY:
I HEREBY CERTIFY THAT I AM (WE ARE) THE FEE OWNER(S) OF THE ABOVE LAl'ID, THAT THE
PERSON PREPARING 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
FARMINGTON CITY CODE AND WILL PREPARE THE PLAT IN ACCORDANCE WITH THE PROVISIONS
CONTAINED THEREIN.
(jt~ ~~~
J; TURE OF OWNER
e/2./02-
DATE I
~l"'.
ADVISORY MEETING:
l.
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SKETCH PLAN
STAFF AND DEVELOPER CONSENSUS
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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:
City Planning Commission
\lfiv'
FROM:
Michael Schultz, Associate Planner
SUBJECT: Middle Creek 7th Addition Final Plat
DATE: September 9,2002
INTRODUCTION
The applicant, DR Horton, Inc., has submitted the Middle Creek 7th Addition Final Plat. The plat
consists of 82 townhouse units on 8.73 acres of property. The proposed plat is part of the overall
Middle Creek Planned Unit Development.
DISCUSSION
The proposed Middle Creek 7th Addition is located to the east of the existing townhouse
development along 206th Street W. The proposed plat would be the last phase of the back-to-
back style townhouse units within the Middle Creek development. The remaining townhome
portion of the development (located to the east of the gas line easement) will consist of four-unit
townhouse buildings that are considered by the builder to be higher end in price.
The Middle Creek preliminary plat was approved by the Planning Commission on August 8,
2000 and by the City Council on August 21, 2000 that consisted of a majority of the single-
family and townhouse development located to the west of the gas line easement.
Staff had discussed with the developer the issue involving the encroachment of several of the
private driveways and storm water system into and across the Northern Natural Gas easement.
Staff would suggest that the plat be continued until a letter has been issued from Northern
Natural Gas that would allow for the proposed encroachments.
Engineering Division has reviewed the final plat and has forwarded the following comments, see
attached.
ACTION REQUESTED
If the developer can provide a letter of approval from Northern Natural Gas involving the
proposed encroachment of the private driveways and storm water system, staff recommends
forwarding a recommendation of approval to the City Council for the Middle Creek 7th Addition
Final Plat. If a letter can not be provided at this time, staff recommends that the decision of the
.
.
.
Final Plat be continued to the next regularly scheduled meeting in October to allow Northern
Natural Gas to review the proposed design of the private drives and storm water system.
Respectfully Submi
~'
Michael Schultz
Associate Planner
Cc: Don Patton, DR Horton
Mike Sual, DR Horton
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmin21:on.mn.us
TO:
Lee Smick, Planning Coordinator
FROM:
Matt Stordahl, Engineering Division
SUBJECT:
Middle Creek 7th Addition Final Plat Review
DATE:
September 6, 2002
Engineering staff has reviewed the final plat for the above referenced project and forwards the
following comment:
Plat Issues
1. The plans show areas where street improvements encroach onto the Northern Natural Gas
easement. The City will need to receive documentation from the gas company stating that
the improvements shown on their easements are acceptable.
If you have any questions regarding this comment, please feel free to contact me.
Sincerely,
~~~~~
Matt Stordahl
cc: file
Lee M. Mann, Director of Public Works/City Engineer
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RESOLUTION NO. R67-00
APPROVING PRELIMINARY PLAT/PUD
MIDDLE CREEK ESTATES
Pursuant to due call and notice thereof, a regular meeting of the City Council of the City of
Farmington, Minnesota, was held in the Council Chambers of said City on the 21 sl day of August,
2000 at 7:00 p.m.
Members Present:
Members Absent:
Ristow, Cordes, Soderberg, Strachan, Verch
None
Member Strachan introduced and Member Cordes seconded the following:
WHEREAS, the preliminary plat of Middle Creek Estates is now before the Council for review
and approval; and,
WHEREAS, a public hearing of the Planning Commission was held o~ the 25th day o~and
was continued to the 8th day of August, 2000 after notice of the same was published in the official
newspaper of the City and proper notice sent to surrounding property owners; and,
WHEREAS, the City Council reviewed the preliminary plat; and,
WHEREAS, the City Engineer has rendered an opinion that the proposed plat can be feasibly
served by municipal service.
NOW, THEREFORE, BE IT RESOLVED that the above preliminary plat be approved.
This resolution adopted by recorded. vote of the Farmington City Council in open session on the
2ls1 day of August, 2000.
p- LfO$-.
Gerald Ristow, Mayor
1
Attested to the d...3 Clay of ~ 2000.
SEAL
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325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.d.farmington.mn.us
TO:
City Planning Commission
~
FROM:
Lee Smick, AICP
Planning Coordinator
SUBJECT:
Variance Request - Twin Home in the R-3 Zoning District
DATE:
September 9, 2002
INTRODUCTION
Tim Giles, TC Construction, has requested to discuss the possibility of receiving a variance to allow
construction of a twin home within the R-3 Zoning District.
DISCUSSION
The R-3 zoning district allows townhomes as a permitted use; twin homes are not allowed. Townhomes
are defined as single-family attached units in structures housing 3 or more contiguous dwellings. Twin
homes are defined as a building containing 2 attached dwelling units, side by side, that shares common
walls at the lot line and that are on separate lots.
On August 17, 1998, the Glenview Townhomes Development Contract was approved by the City
Council. The development contract included a provision that TC Construction would participate in the
cost of realigning the existing frontage road adjacent to Trunk Highway 3 to the rear of the commercial
lots in the Glenview development. With the realignment of the frontage road, Road A would be
reconstructed to the Road B realignment as shown on the attached plan to allow the construction of the
twin home. The reconstruction would require the relocation of sanitary sewer, storm sewer, and water
lines that currently exist in Road A.
Construction on the frontage road realignment will begin on September 13, 2002. Before Mr. Giles
expends funds to relocate the utilities, he would like the Planning Commission's opinion on whether the
variance is feasible.
ACTION REQUESTED
Discuss the feasibility of a variance to allow the construction of a twin home in the R-3 zoning district.
The Planning Commission may also direct staff to review the allowance of twin homes in a townhome
district.
. Res~~
Lee Smick, AICP
Planning Coordinator
cc: Tim Giles, TC Construction
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www.cLfarmington.mn.us
TO:
City Planning Commission
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FROM:
Michael Schultz, Associate Planner
SUBJECT:
Farmington Lutheran Church CUP Extension
DATE:
September 9,2002
INTRODUCTION
The applicant, Farmington Lutheran Church, is requesting that the Planning Commission consider
amending the conditional use permit approved on June 11, 2002.
DISCUSSION
The Planning Commission approved the Farmington Lutheran Church conditional use permit on June 11,
2002 for the construction of a church facility on the east side of Akin Road and north of the Riverside
neighborhood.
A condition of the approval was for the applicant to have the property platted within 90-days of approval
of the CUP. The platting of the property has been delayed in order to allow the property owner to have a
wetland impact study completed for the proposed grading/filling of the wetland for storm water
management and the north ingress/egress road.
The applicant is seeking an extension to the condition to allow for the completion of the wetland impact
permit and eventual platting of the property. Staff recommends extending the timeframe for the applicant
to plat the property a full one-year from the date the permit was approved, to June 11,2003. City Code
allows a period of one year for conditional use permits to make significant progress; if significant
progress has not been made the board of adjustment may deem the permit null and void.
ACTION REOUESTED
Staff recommends amending the fIrst condition of Farmington Lutheran Church's conditional use permit
to construct a church facility within the R-l (Low Density) zoning district to one-year from the date of the
original approval, or until June 11,2003, for the property to be platted.
.
.
.
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:
Joint City Council/Planning Commission Workshop
DATE:
September 9, 2002
INTRODUCTIONIDISCUSSION
A Joint City Council/Planning Commission Workshop has been scheduled for Wednesday, September 18,
2002 at 6:00 PM in the Council Chambers to discuss the following proposed issues:
1. Project NEMO - Nonpoint Education for Municipal Officials - The presentation is funded
through the Metropolitan Council and is an educational program for land use decision makers
addressing the relationship between land use and natural resource protection.
2. Trunk Highway 3 Access Management Study - The Transportation Advisory Committee will
present alternatives to the City Council and Planning Commission concerning proposed access
along T.H. 3.
ACTION REOUESTED
Indicate your availability to meet on September 18, 2002 at 6:00 PM for the Joint City Council/Planning
Commission Workshop.
Respectfully submitted,
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Lee Smick, AICP
Planning Coordinator