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HomeMy WebLinkAbout01.23.01 Special Planning Packet ,e e . CITY OF FARMINGTON PLANNING COMMISSION AGENDA Special Meeting January 23, 2001 at 7:00 P.M. 1. CALL TO ORDER 2. APPROVAL OF MINUTES a) December 12, 2000 3. PUBLIC HEARINGS a) Charleswood 5th Addition Preliminary and Final Plat (continued) Applicant: Newland Communities b) Conditional Use Permit Application - Construction of Public Buildings within R- 1 (Low Density) Zoning District Applicant: City of Farmington c) Variance Permit Application - Encroach Ten (to) Feet into Front Yard Setback along 19Sth Street W. - Police Station Applicant: City of Farmington 4. DISCUSSION a) Vennillion Grove Final Plat (continued) Applicant: Rottlund Development 5. ADJOURN Planning Chair: Planning Commissioners: Dirk Rotty Todd Larson, Chaz Johnson, Ben Barker, Dan Privette City Staff: David L. Olson, Community Development Director Lee Smick, Planning Coordinator Michael Schultz, Associate Planner . . . City of Farmington 325 Oak Street. farmington, MN 55024 (651) 463-7111 fax (651) 463-2591 www.ci.farminltOn.mn.us TO: City Planning Commission Michael Schultz fPt> Associate Planner FROM: SUBJECT: Charleswood 5th Addition Preliminary and Final Plat DATE: January 23, 2001 INTRODUCTION The developer has requested that the continued public hearing for the Charleswood 5th Addition Preliminary and Final plat be tabled until the February 13,2001 Planning Commission meeting in order to allow the developer's engineers to make the necessary revisions to the 200th Street W./Pilot Knob Road intersection. DISCUSSION City staff recommended to continue the public hearing at the January 9, 2001 Commission meeting to allow the developer time to make the following necessary changes; 1) Amend the Landscape plan excluding Sugar Maples with another tree species accepted in Title 10-6-14 (G) 2: Allowable Street Tree Species; 2) The developer adjust the alignment of 200th Street at the intersection of Pilot Knob Road to allow for at least a 200-foot "stacking and sight distance section"; _ 3) Identify the required easement for the existing sanitary trunk line located south of200lh Street West; 4) Continued coordination with City Staff and Dakota County on the implementation ofturn lanes at the intersection of CSAH 31 (Pilot Knob Road) and 200th/203rd Streets. City staff met with Newland Communities and their engineers on January 11th to discuss the requested changes at which the developer was agreeable to review the possibility ofthe change to 200th Street. The developer has since excluded the Sugar Maples and replaced them with another acceptable boulevard tree species. Also, the developer and their engineer have shown preliminary drawings of the desired 200- foot distance from the edge of roadway from Pilot Knob Road. City staff and the developer's engineer are continuing discussions on both the needed easements for the City's sanitary trunk line south of200th Street and the implementation oftum lanes on CSAH 31. . . . ACTION REQUESTED City staff recommend continuing the Preliminary and Final Plat of Charleswood 5th Addition to allow the developer additional time to make the necessary changes to the plat. The Preliminary and Final Plat application were submitted on November 29,2000 at which the City has a total of 120 days for the Planning Commission and City Council to both act on the plat. cc: Steve Juetten, Newland Communities . . . City of Farmington 325 Oak Street. Farmington. MN 55024 (651) 463-7111 Fax (651) 463-2591 www.d.farminlton.mn.us TO: . City Planning Commission Michael Schultz /), ;() Associate Planner Jl'Yv FROM: SUBJECT: Variance Pennit Application - Encroach Ten (10) Feet into Front Yard Setback along 195th Street W. DATE: January 23,2001 INTRODUCTION The City of Fannington is seeking a variance approval to allow for a ten (10) foot encroachment into the minimum fifty (50) foot front yard setback along minor arterial streets (see attached Section 10-4-1 (J). Plannin~ Division Review Applicant: City of Farmington 325 Oak Street F annington, MN 55024 Attachments: I. Application 2. Applicant's Site Plan 3. Section 10-4-1 (1): Lot Requirements Location of Property: - Southeast corner of Pilot Knob Road and 195th Street W. Lot Area: 20 acres Setback Encroachment: I 0 feet Required Setback: 50 feet Surrounding Land Uses: Single-family to the northwest, institutional to the north, future multi-family to the west and east, future public facility to the south of the Police Station. Existing Zoning: R-l (Low Density) Residential Comprehensive Plan: Institutional . e . DISCUSSION The City of Fannington is seeking variance approval to encroach ten (10) feet into the required fifty (SO) foot front yard setback along 195th Street W. The building has a star shaped design that has the "wing" of the building jutting out into the front yard setback. The closest portion of the main building will be 57 feet from the existing ROW line. The building is constricted by a 100- foot natural gas line easement that is located on the west side of the proposed building and runs northwest to southeast. The architects also have had to take into consideration the future construction of a water treatment facility (with back wash area), future fire satellite station and a clear well, along with needed setback from the water tower for future painting. The architects are also proposing a stonn water retention pond on the west side of the gas line easement. City staff examined the possibility of shifting the building to the south, which would require the parking lot to the east to be pushed back (toward the future clear well) and possibly would require the visitor parking (and likely the front door) to be flipped to the north side of the site. The flipping of the building would also create a less aesthetic appearance with the garage bay doors facing out to 195th Street W. The following requirements need to be justified to allow the 10-foot variance: 1) Literal enforcement of this Title would result in undue hardship with respect to the property. The principal portion of the building meets the minimum setback requirement; and elimination of the wing that extends into the setback changes the interior building layout significantly. 2) Such unnecessary hardship results because of circumstances unique to the property. The property is encumbered with a 100-foot wide gas line easement that restricts the desired use ofthe property for future public needs. 3) The hardship is caused by provisions of this Title and is not the result of actions of persons presently having an interest in the property. Section 10-4-1 (1) of the City Code requires a fifty (50) foot setback from minor arterial right- of-ways for the possible future needs to expand that roadway. As indicated in criteria number two, the gas pipeline easement constricts the layout of the site. 4) The variance observes the spirit and intent of this Title, produces substantial justice and is not contrary to the public interest. The variance request observes the spirit and intent of the City Code in that the majority portion of the building along 195th Street meets the minimum setback. The variance also is not contrary to the interest ofthe public. 5) The variance does not pennit a lower degree of flood protection than the flood protection elevation for the particular area or pennit standards lower than required by State law. The site does not contain any flood plain. . . . ACTION REQUESTED Staff recommends approval of the variance to encroach 10-feet into the required 50-foot front yard setback along a minor arterial roadway. Michael Schultz Associate Planner cc: John Erar, City Administrator . CITY OF FARMINGTON VARIANCE APPLICATION Farmington, MN 55024 651-463-7111 FAX 651-463-1611 For office use Penn it Number Applicant Name Citv of Farmi ngton Applicant Address 325 Oak Strf'f't Fi'lrmi ngton MN 55024 Street City State Zip Code Phone Number (651) 463-7111 Legal Description of Subject Property: (lot, block, plat name, section, township, range) The north 1303.89 feet of thp wpc:;t 7q? nn feet of the $Olxt~~'t CJllrlrt~r of Spc:ti on 24. Township 114 North. Range 20 West. Dakota County Minnesota. Current Land Use Agriculture Current Zoning District RI . Specific Nature of Request/Claimed Hardship: This request is for a Variance to the 50' setback requirement along County Road 64. IhlS Varlance lS requested due to the hardship caused by the ENRON gas pipeline easement and future water treatment facility requ i rements. r Following Attached: (please check) ,'\/ '!} Proof of Ownership _ Boundary/Lot Survey N Application fee ($150) _ Copies of Site Plan AbstractJResident List (adjoining property owners only) Torrens (Owner's Dublicate Certificate of Title Required) Property Owner's Signature Date For office use only Request Submitted to the Planning Commission on Public Hearing Set for: Advertised in Local Newspaper: Planning Commission Action: Comments: _ Approved _ Denied Conditions Set: . Planning Coordinator: Date: ~: r-- -- - - -- ------ - - - ~ Z FUTURE .. jl PUMPSI (V) CONTROL: If! <.D I~ CURB CUT. I , ! :-! ~ I 8 I I , w 01 ~7b+AU r I It-.. ql I lfu - lTffi 8 FU1 I v BAC~ . .0' 0' ro ~ i (/,I C1. . J1 _J ~l I :)1 I I ~I I Jl I POLICE :r I h FACILITY FFE: 959.50 ---rS STALL~ I 70.00' @ CURB CUT I ----\ I I _i -- - 71 ..-- -- - -- ~ :> -- -- __c . 4 -- Jl -- -- I --- --- -- --- -- .)1 ,- -- -- --- I . ----- -- I Of; -- ---- . - -- --- I -- -- --t-- -- ..) -- -- "0: --- C' ~~ -- --- '<0 6- --- , .C,k 0...- -- --- ,1- --- -- -- ~ 11 --- .~ \~ l1V1SJ 0 SnONiWn.l.Ili: (\J ...... .--;;::;::;;.:. - - --- _._---~ ._- ._-- ~ ~.., '..' -.<. \",~~,,_. ' ;.' 1 0-4-1 1 0-4-1 (H) If underground parking is included as part of townhouse and apartment developments, a credit of three hundred (300) square feet per unit will be added for the units provided with basement garages. (I) Single- and two-family dwellings shall be erected over a basement and include a single car garage of at least three hundred (300) square feet. If a basement is either not possible or not desired, the construction shall include a double car garage of at least four hundred forty (440) square feet. (Ord. 086-177.3-17-1986) *Jl The minimum front yard setback for all districts adjacent to minor arterial streets included in the Thoroughfare Plan of the Farmington Comprehensive Plan, except for those within Section 31, shall be fifty feet (50') from the planned right-of-way line. (Ord. 095-360, 10-16-1995) (K) In the Agricultural (with the exception of agricultural preserves) and Conservation Districts. a maximum of four (4) dwellings per quarter/quarter section shall be permitted, provided: 1. The dwelling units are located entirely within one quarter/quarter section on a separately owned parcel of at least one acre in size. 2. Access to public roads is separated from adjacent driveways on the same side of the road by a minimum of three hundred thirty feet (330') and no closer to public road intersections than three hundred feet (300'). 3. Applications for building permits shall be accompanied by a registered land survey of the parcel, including the location of the proposed dwelling. (Ord. 086-177, 3-17-1986) (L) In the R-1, R-2 and R-4 Residential Districts, the total area utilized by detached private garages shall not exceed one thousand (1,000) square feet or the square footage of the principal use, whichever is smaller. All garages must comply with maximum percentage of lot coverage listed in Table I, Section 10-4-2 of this Chapter. (Ord. 096-378, 8-19-1996) (M) Except in the case of a planned unit development, not more than one principal building or structure shall be located on a platted lot or parcel of land. (N) Conditions under which solar energy systems will be approved include findings that: 597 City of Farmington City of Farmington 325 Oak Street. Farmington. MN 55024 (651) 463-1111 fax (651) 463-2591 www.d.t.arminlton.mn.us TO: City Planning Commission FROM: Lee Smick, AICP Planning Coordinator SUBJECT: Vennillion Grove Final Plat DATE: January 23,2001 INTRODUCTION This is a continuation from the January 9, 2001 Planning Commission meeting in order to allow additional infonnation concerning the proposed sanitary lift station to be presented. DISCUSSION . Attached is a memo from Lee Mann, Director of Public Works/City Engineer, identifying the reasons for recommendation to the lift station option. This infonnation will be presented at the January 23, 2001 Planning Commission meeting. ACTION REQUESTED Review the attached memo from Lee Mann and consider approval of the Vennillion Grove Final Plat contingent upon Engineering comments and the execution of a Development Contract and forward this recommendation to the City Council. Respectfully submitted, d~ Lee Smick, AICP Planning Coordinator cc: Michael Noonan, Rottlund Homes . 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 M. Mann, P.E., Director of Public Works/City Engineer SUBJECT: Vermillion Grove - Sanitary Sewer Service Issues DATE: January 23, 2001 As requested, following is the discussion and rationale regarding the staff recommendation for a proposed permanent lift station for the Vermillion Grove Development. Based on the project's topography and the location ofthe trunk sanitary sewer line, the sanitary sewer for the Vermillion Grove Development will be routed from the north to the south, southerly through the Middle Creek Estates Development, to the existing Middle Creek Trunk sanitary sewer. Several options to route the sewer system to the south were reviewed by staff. SEWER SERVICE OPTIONS Option 1 Staff worked with the developer extensively to identify the possibilities for routing a gravity sewer line through the streets of the subdivision, as per usual City practice. However, due to the topography of the site, it became evident that routing the sewer through the streets would result in sewer pipes with depths of up to 50-feet. This situation is highly undesirable due to the cost and difficulty of maintaining the sewer line and the ramifications to the correction of future problems. If the sewer ever needed to be excavated for repair, the trench needed to access the sewer line would be excessively wide. The entire street in the area would need to be removed and significant areas of front yards and driveways would be impacted. Option 2 Routing a gravity sewer line behind the homes in the wetland buffer along the DNR protected wetland (in Middle Creek Estates as well as Vermillion Grove) was also studied. This option would allow the sanitary sewer line to be installed at reasonable depths. However, installation of the sewer line along this alignment would necessitate the removal of a significant corridor of trees along the DNR wetland, leading to significant degradation of the natural environment and wetland. In addition, a 12-foot wide roadway and extensive retaining walls would be needed to provide the necessary maintenance access to the sewer line. A variance from the City's wetland ordinance would also be required since construction activity would be occurring in the wetland buffer. . . e Option 3 The final option studied would involve installing a permanent lift station that would be located near the northwest comer of the DNR wetland. The lift station proposed would be a duplex (two-pump), submersible pump type lift station with fully automatic controls integrated with the City's newly installed SCADA (Supervisory Control And Data Acquisition) system. The SCADA system is a computerized system that controls, monitors, records data and provides the alarms for the City's water and sewer systems mechanical components. The lift station would be equipped with a back-up power generator to allow operation during power outages. Additionally, the elevation of the lift station would be designed such that, in the extreme case that all other systems were to fail, the top hatch elevation of the lift station would be lower than the lowest basement of any the homes that are connected to the lift station. In other words, in the most extreme case, sewage would flow out of the top of the hatch of the lift station before it would back up into the homes that flow to it. STAFF ANAL YSIS/CONSIDERA TIONS Several considerations were taken into account during staff s determination of the recommendation regarding this issue. Installing the sewer line 50-feet deep in areas was not considered an option for the reasons outlined above. The lift station option was considered because of concerns over the environmental impact the gravity sewer line would have along the wetland. The City's wetland ordinance and the 2020 comprehensive Plan's states that it is a goal of the City to "manage the City's unique land and water resources, and thus, raise the City's quality oflife". The removal of the trees and the need for the roadway and retaining walls along the wetland with the corresponding maintenance requirements makes it clear that running the sewer line along the wetland is not an ideal solution. Staff also considered the City's goal of eliminating as many of the existing lift stations as possible and not constructing new lift stations. This goal has been discussed generally in the context of the potential for sewer back-ups that lift stations can present was well as the on-going maintenance required of the City's more aged stations. The sewer back-up potential is a significant issue with the City's older lift stations. The design of the stations in the southern area of the City do not incorporate the same level of safety factor that would be included in the Vermillion Grove lift station. The design of the lift station in Vermillion Grove as indicated above, brings the level of risk for a sewer back-up close to the same as for a gravity line. It should be noted that gravity sewer lines also are susceptible to back-ups. In addition, replacing some of the older lift stations will mean significant expenditures. The "can" style of lift station requires total replacement of the lift station at the time the "can" part finally corrodes to the point functionality of the lift station is impaired. The cost to replace this style of lift station is approximately $250,000. Thus, the reasoning behind the goal of eliminating this style lift station is related to both economics and back-up potential. In contrast, the submersible pump style lift station that is proposed for Vermillion Grove is more economical to maintain, replace and the design of the lift station significantly reduces the back-up potential compared to the designs of the City's other lift stations.