HomeMy WebLinkAbout10.09.01 Planning Packet
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CITY OF FARMINGTON
PLANNING COMMISSION AGENDA
Regular Meeting
October 9, 2001 at 7:00 P.M.
1.
CALL TO ORDER
2.
APPROVAL OF MINUTES
a)
September 25, 2001
3.
PUBLIC HEARINGS
a)
Conditional Use Permit - Construct Three (3) Twin Home Buildings (6 units) within R-l
(Low Density) Residential Zoning District
Applicant:
M & M Homes, LLC, Maureen Juaire
4. DISCUSSION
.
a)
2005 MUSA Review Committee Recommendation
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
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.
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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
Michael Schultz A f}
Associate Planner y.k'
FROM:
SUBJECT:
Conditional Use Permit - Construct Three (3) Twin Home Buildings (6 units) within
R-l (Low Density) Residential Zoning District
Applicant: M & M Homes, LLC, Maureen Juaire
DATE:
October 9, 2001
INTRODUCTION
Maureen Juaire, M & M Homes, has submitted a Conditional Use Permit application to construct six
(6) twin home units on property located within the R-l (Low Density) Residential Zoning District.
Planninl! Division Review
Applicant:
M & M Homes, LLC
Maureen J uaire
16880 Firestone Way
Farmington, MN 55024
Attachments:
l.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
Application
Location Map
Zoning Map
2020 Comprehensive Plan Map
Section 10-2-3: Zoning Districts (definitions)
Section 10-3-2; Permitted and Conditional Uses, R-l
(Low Density) District
Section 10-4-1 (I): General Requirements
Section 10-4-2: Table 1
Section 10-8-5 (C): Conditional Uses (criteria)
Site Plan! Landscape Plan
Building Floor Plan
Building Elevations
Location of Property:
North side of 213lh Street, east of Trunk Highway 3, across
from Trinity Terrace.
Surrounding Land Uses:
Single-family to the east and west, townhome development to
the north, institutional/multi-family to the south
Existing Zoning:
R-1 (Low Density) Residential
Comprehensive Plan:
Current Land Use:
Proposed Land Use:
Lot Size:
Minimum Lot Size Required:
Proposed Lot Size:
Minimum Lot Width:
Proposed Lot Width:
DISCUSSION
Low Density
.
Vacant
Three twin home buildings (6 total units)
60,016 square feet (1.377 acres)
17,000 square feet (per building)
19,300 square feet
95 feet (per building)
100 feet
The applicant, Maureen Juaire with M & M Homes, LLC, has submitted a conditional use permit
application to construct three twin home buildings (6 units) on property zoned R-1 (Low Density)
Residential. The property is currently vacant with single-family residential to the east and west, a
townhome development to the north and institutional/multi-family to the south.
The applicant is proposing six slab-on-grade units situated on 100- foot wide by 193' deep lots. The
remaining twenty (20) feet of property from the original lot will be sold to the adjacent property
owners to the east. Minimum lot size required for two-family (twin home) buildings are 17,000 square' .
feet and a minimum 95-foot lot width.
The property has been vacant since it was annexed into the city in 1995. During the reconstruction
and turn back of County Road 72/213lh Street the City stubbed out to the property four sewer and
water line connections in the event that the properties would develop as single-family lots. Currently'
there is an approximately $43,883 assessment due on the property for the road improvements and
sewer and water connections.
The applicant is proposing to maintain a number of the trees along the rear property line in order to
provide buffering to the townhome units to the north. Additional trees are shown in the front of each
of the buildings; staff would suggest additional landscaping to both the east and west sides of the
development to provide some additional buffering. If the permit is approved, the applicant will be
required to submit a Preliminary and Final Plat for the property; the submittal would include a more
detailed landscape plan.
Twin Home Buildin!?: Description
Unit Size (Approximate):
Garage Size:
Bedrooms:
Bathrooms:
1,500 square feet
391 square feet (two stall)
2
2
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.
.
.
Section 10-4-1 (1) of the City Code requires that single-family and two-family dwellings constructed
slab-on-grade require a minimum 440 square feet of garage space (see attached).
Attached is Section 10-8-5 (C) ofthe City Code outlining the criteria that needs to be met to approve a
conditional use in each zoning district.
RECOMMENDATION
Recommend approval of the Conditional Use Permit to allow for construction of three (3) twin home
buildings (6 units) within the R-1 (Low Density) Residential zoning district contingent upon the
following:
1. The applicant indicate the trees to be preserved in the rear of the property on the Landscape plan to
be included with the Preliminary and Final Plat;
2. The applicant include landscaping along both the easterly and westerly property lines in order to
buffer the proposed use from the existing homes;
3. The garage area of each unit is increased to a minimum of 440 square feet as required in Section
10-8-5 (C) of the City Code.
jEllY}
Michael Schultz
Associate Planner
'CC: . Maureen Juaire
CITY OF FARMINGTON
CONDITIONAL USE PERMIT APPLICATION
Farmington, N1N 55024
651-463-71IJ.....fAX 6.51-463-1611 For offic.e use
l"raUn=.Er'\ <<...J UO\f'-e.>PennitNumber
ApplicaotName (pl~e priot) ~[ ~ I
Applicant Address \ U>~O- w i"'Y} fY\N Cf3c)24-
Street City St e Zip Code
Phone _~ qa-e, q~3 Fax A5d-) C63 ~
Legal Description of Subject Property: (lot, block, plat name, s!tction, township, range)
~ (){\Q('~ fO'("" d Q'kl ~ ~.Fr\ d ()J-.0 ~ 1 ~ '\ fi.-2CUJ
Current Land Use n
Current Zoning District
~)./
Following Attached: (please check) ./ Proof of Ownership/ ~ .Boundary/Lot Survey
"".. Application fee .Z6 Copies of Site Plan
~ Abstract/Resident List "'(required 350' from subject property)
~GI'orrens (Owner's DubIicate Certificate OfT~.tJe Required
Property Owner's Signatare k/1,., It. dJil / ~PPIiCOJ1t's Signata,J'rrl)~. . ~
Date <1 . ~O ,0\ Date'~~
For office use only
Request Submitted to Planning staff on
Public Hearing Set for:
Advertised in Local Newspaper:
Planning Commission Actiori: _ Approved _ Denied
City Council Action (if necessary): _Approved _ Denied
Comments:
Conditions Set:
Planning Coordinator:
Date:
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. 10-2-3: ZONING DISTRICTS, PURPOSE:
*
.
.
A-I Agricultural District is intended to protect existing agricultural investments until such
time as public utilities may be
extended and there is need for additional urban development land.
A-2 Agricultural Preserve District is proposed to identify lands intended for long-term
agricultural use with a residential density not to
exceed one unit per quarter/quarter section.
R-I Low Density Residential District is established to provide extensive areas within the
community for low density development with
full public utilities in a sequence which will prevent the occurrence of premature
scattered urban development.
R-2 Medium Density Residential District is intended as an area which incorporates older
existing development as well as undeveloped land
that would be suitable for small lot single-family constructions as well as duplexes,
townhouses and quad homes,
R-3 High Density Residential District is designated to provide areas of the City which will
allow multiple dwellings in areas close to business
and services, public facilities and good transportation. The location of these areas
generally follows the recommendations made in
the Comprehensive Plan.
R-4 Mixed Code Residential District is established to provide areas of the City where
manufactured housing may be located on either
subdivided or unsubdivided developments in attractive neighborhoods in areas
designated as medium density in the Comprehensive Plan.
B-1 Limited Business District is intended to provide areas along major thoroughfares for
unified commercial centers oriented to
serving automobile traffic.
B-2 General Business District is proposed to identify downtown Farmington allowing
general commercial uses including retail and
wholesale sales, office space and service establishments as well as repair services.
These uses may be developed in combination with
high density residential dwellings.
B-3
Heavy Business District is a transitional classification designed to provide space for
(C) R-l Low Density District
1. Agriculture
1. Cemeteries
.
2. Single-family dwelling
2. Nursing homes
3. Public parks and playgrounds
3. Nonprofit recreational uses
4. Golf courses
4. Day care facility serving
more than 14 persons
5. Accessory storage buildings
5. Hospitals and clinics
6. Residential care facility
serving 6 or fewer persons
6. Public utility buildings
7. Public buildings
7. Day care facility
serving 14 or fewer persons
8. Water recreation and
water storage
9. Solar energy systems
*
11. Planned unit developments
.
12. Greenhouses and nurseries
13. Townhouses - quad homes
14. Condominiums
15. Accessory apartments
16. Public and parochial
schools
17. Churches
18. Congregate care facilities
19. Towers
(Ord. 086-177, 3-17-1986; amd. Ord. 088-198,2-1-1988; Ord. 091-246, 5-20-1991; Ord.
093-298,2-16-1993; Ord. 094-335, 8-1-1994; Ord. 096-378, 8-19-1996; Ord. 096-383,
11-18-1996)
.
.
.
.
CHAPTER 4
LOT AND YARD REQUIREMENTS
10-4-1: GENERAL REQUIREMENTS:
The minimum lot area, minimum depth of front, rear and side yards for each district shall be as shown in
Table I, Section 10-4-2 of this Chapter, Lot and Yard Requirements. No proposed plat of a new subdivision
shall hereinafter be approved unless the lots within such plats are equal to or exceed the minimum size as
required for the district in which the property is located, and shall include documentation which suggests
the location for both principal and accessory structures.
(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)
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, 0-8-5
, 0-8-5
2. The approved site plan and all attached conditions shall be filed
by the petitioner with the Zoning Officer within thirty (30) days of final
approval. Any development contrary to the approved plan shall
constitute a violation of this Title.
---~./
A conditional use shall be approved if it is found to meet the
following criteria:
1. The proposed use conforms to the district permitted and
conditional use provisions and all general regulations of this Title.
2. The proposed use shall not involve any element or cause any
conditions that may be dangerous. injurious or noxious to any other
property or persons and shall comply with the performance
standards listed below.
3, The proposed use shall be sited, oriented and landscaped to
produce harmonious relationship of buildings and grounds to
adjacent buildings and properties.
4. The proposed use shall produce a total visual impression and
environment which is consistent with the environment of the
neighborhood.
5. The proposed use shall organize vehicular access and parking to
minimize traffic congestion in the neighborhood.
6. The proposed use shall preserve the objectives of this Title and
shall be consistent with the Comprehensive Plan.
7. Additional requirements with respect to conditional uses in the
Conservation District include the following:
(a) Filling a wetland shall not exceed the flood storage capacity
requirements for the wetland.
(b) The proposed development shall not result in unusual
maintenance cost for road and parking areas or the breaking and
leaking of utility lines.
(c) Development shall be permitted in such a manner that the
maximum number of trees shall be preserved. The remaining trees
shall contain at least fifty percent (50%) of the canopy coverage.
City of Farmington
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning Commission
FROM:
David L. Olson
Community Development Director
SUBJECT:
2005 MUSA Review Committee Recommendation
DATE:
October 9,2001
INTRODUCTION
The MUSA Review Committee held its final meeting on September 12, 2001 and forwarded a
recommendation for the 2005 MUSA to be designated this year.
DISCUSSION
The MUSA Review Committee has met on a monthly basis for a number of months. After reviewing
all of the parcels that had been seeking MUSA designation, the MUSA Review Committee
recommended the following:
1. That 250 acres of additional acres be designated in southern portion of the SeedIN ewland Orderly
Annexation Area to promote the extension of 195th Street.
2. The previously approved exceptions to the MUSA Review process are also approved. (These
include the designation of MUSA for the new ISD 192 Elementary School, the Farmington
Lutheran Church, the southern portion of the Middle Creek PUD, and the remaining portion of
the Industrial Park.)
3. The remainder of the 2005 MUSA will be banked and considered for designation in the future.
4. The designation of only a portion of the available 610 MUSA acres will allow for planned and
orderly growth in the Farmington.
5. A MUSA Review Committee will reconvene in 12 months to review additional areas for possible
MUSA designation.
This recommendation of the committee passed unanimously.
.
.
.
ACTION REQUESTED
Consider the attached resolution containing the above recommendations of the MUSA Review
Committee and forward this recommendation to the City Council.
Res~tfullYSUb~ ~
David L. Olson -
Community Development Director
cc: MUSA Review Committee
Ed Shukle, City Administrator
Lee Smick, Planning Coordinator
Lee Mann, Public Works Director/City Engineer
.
.
.
RESOLUTION NO.
APPROVING DESIGNATION OF 2005 MUSA
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 _ day of October,
2001 at 7:00 P.M,
Members Present:
Members Absent:
Member
introduced and Member _ seconded the following:
WHEREAS, the Planning Commission reviewed and recommended City Council approval of the
2005 MUSA Review Committee recommendations for the designation of the 2005 MUSA at its
meeting held on the 9th day of October, 2001; and
WHEREAS; the City Council reviewed the 2005 MUSA Review Committee recommendations
for the designation of the 2005 MUSA; and
NOW, THEREFORE, BE IT RESOLVED that the 2005 MUSA Review Committee
recommendations for the designation of the 2005 MUSA be approved with the following
conditions:
1. That 250 acres of additional acres be designated in southern portion of the SeedlNewland
Orderly Annexation Area to promote the extension of 195th Street.
2. The previously approved exceptions to the MUSA Review process are also approved. (These
include the designation of MUSA for the new ISD 192 Elementary School, the Farmington
Lutheran Church, the southern portion of the Middle Creek PUD, and the remaining portion
of the Industrial Park.)
3. The remainder of the 2005 MUSA will be banked and considered for designation in the
future.
4. The designation of only a portion of the available 610 MUSA acres will allow for planned
and orderly growth in the Farmington.
5. A MUSA Review Committee will reconvene in 12 months to review additional areas for
possible MUSA designation.
This resolution adopted by recorded vote of the Farmington City Council in open session on the
_ day of October, 2001.
Mayor
Attested to the _ day of October, 2001.
City Administrator
.
.
.
Planning Commission
Minutes
Special/Rescheduled Meeting
September 25,2001
Note:
The September 11, 2001 meeting was cancelled and rescheduled to the September 25th
Planning Commission meeting.
1.
Chair Rotty called the meeting to order at 7:00 P.M,
Members Present: Rotty, Barker and Privette
Members Absent: Larson, Johnson
Also Present: City Administrator Ed Shukle; David Olson, Community Development
Director; Lee Mann, Public Works Director/City Engineer; Lee Smick, Planning
Coordinator; Michael Schultz, Associate Planner
2.
Chairman Rotty called the meeting to order at 7:00 P.M.
3.
Chairman Rotty requested comments on the August 14, 2001 Planning Commission
minutes. There were none. MOTION by Privette, second by Barker. APIF, MOTION
CARRIED.
4.
Planning Commission Chairman Rotty introduced the variance permit application for
Chester & Darlene Grabowski, 608 Ash Street, are seeking to encroach into the required
side yard setback.
Associate Planner Schultz presented the staff report. Schultz reported that the applicant's
survey indicates that a variance of four (4) feet is needed to construct a garage and house
addition. Schultz also reported that the applicant's are also seeking variance approval to
exceed the maximum garage limit of one thousand (1,000) square feet by twelve (12)
square feet.
Schultz explained that the applicant's home was constructed in 1955, prior to any adopted
setback requirements. Schultz also pointed out an unexplained twenty-four (24) foot
easement that exists on the adjacent property that may have had a bearing on the
placement of the home. Planner Schultz presented a letter from Lucilla and Vernon
Johnson, adjacent property owners to the east, expressing opposition to the variance; no
specific purpose was given.
Chairman Rotty asked if the applicant had anything to add to the staff report. Mr.
Grabowski stated that he did not have any additional comments. Chairman Rotty
requested any questions or comments from the public. There were none. Rotty requested
Commissioner questions or comments.
Commissioner Barker asked if staff had any indication why the Johnson's would be
against the variance. Schultz replied that other than the letter and confirming the opinion
with Castle Rock staff, there was no indication.
Commissioner Barker asked if the addition was encroaching any more than what was
existing, Schultz replied that the addition is being constructed directly behind the house
and not encroaching any more than existing,
.
Planning Commission Minutes
Special/Rescheduled Meeting
September 25,2001
Chairman Rotty stated that the addition would only extend the encroachment and would
not encroach any closer than the existing home. Rotty added the additional twelve square
feet may have a "ripple effect" on the rest of the design of the addition and did not see a
problem with granting a variance.
Planning Chairman Rotty asked if there were any additional questions or comments.
There were none. MOTION by Barker, second by Privette to close the pubic hearing.
APIF, MOTION CARRIED. MOTION by Barker, second by Privette to approve the
variance to encroach four (4) feet into the required six (6) foot side yard setback and to
exceed the maximum garage size by twelve (12) square feet. APIF, MOTION
CARRIED.
5. Planning Commission Chairman Ratty introduced the variance permit application for
Michael Peter Dantzer, Press Line Industries, 525 First Street, seeking to exceed the
maximum lot coverage within the B-3 Zoning District.
Associate Planner Schultz presented the staff report. Schultz reported that the applicant's
survey indicates that a variance of 1.8% (or 443 square feet) is needed for the applicant to
construct a 2,000 square foot addition to his property.
.
Schultz explained that a portion of the property was apart of the vacated Walnut Street
right-of-way and that the completion of an addition in 1995 the coverage was already at
35%. Schultz indicated that the applicant purchased a 20' x 223.94' (4.478,8 square feet)
strip of land, in 1999, from the property owner to the north in order to gain better access
to the rear of the property and for future expansion (coverage) needs.
Planner Schultz stated that some "open space" does exist along the one hundred (100)
foot railroad right-of-way, Schultz added that the property owners are willing to add
some landscaping to soften the addition.
Chairman Rotty asked if the applicant had anything to add to the staff report. Mr.
Dantzer stated that he did not have any additional comments. Chairman Rotty requested
any questions or comments from the public. There were none. Rotty requested
Commissioner questions or comments.
Chairman Rotty asked the applicant if the narrow strip of property that was acquired ever
had been used for ingress/egress purposes. Mr. Dantzer replied that it had not. Chairman
Rotty asked if the addition was an expansion and continuation of the existing business.
Mr. Dantzer replied that it was. Rotty asked staff if they felt there was enough room for
landscaping. Schultz replied that there would be enough room to add some landscaping
with the existing trees.
Commissioner Privette asked if the off-street parking would be a problem. Schultz
replied that it should improve the situation for parking for the business,
.
Planning Chairman Rotty asked if there were any additional questions or comments.
There were none. MOTION by Barker, second by Privette to close the pubic hearing.
APIF, MOTION CARRIED. MOTION by Privette, second by Barker to approve the
variance to exceed the maximum lot coverage not to exceed 1.8% or 443 square feet
contingent upon submittal of a landscape plan, APIF, MOTION CARRIED.
2
6,
Planning Commission Minutes
SpeciallRescheduled Meeting
September 25, 2001
Planning Chairman Rotty introduced the variance permit application to encroach sixty
(60) feet into the one-hundred (100) foot protect wetland setback.
Planning Coordinator Lee Smick presented the staff report. Smick reported that the
applicant, Tom Wartman, is seeking the variance to encroach into the required 100-foot
setback from the designated trout stream corridor with a proposed expansion of the
Econo Foods grocery store. Smick stated that the property is restricted with alternatives
due to the potential loss of parking spaces and the need for an additional First Street
access to future commercial to the north portion of the site. Smick outlined the hardships
involved with the variance. Smick presented a possible park corridor plan for the south
side of the Vermillion River.
.
Chairman Rotty asked if the applicant had anything to add to the staff report. Mr.
Wartman stated that he did not but would be available to take any questions. Chairman
Rotty requested any questions or comments from the public, There were none. Rotty
requested Commissioner questions or comments.
Commissioner Privette asked if the additional access (off of First Street) would effect the
runoff in the area. Public Works Director/City Engineer Mann responded that the storm
water plans have not been completed but the city has been working closely with the
Minnesota DNR and Dakota County Soil and Water to mitigate any future storm water
runoff.
Commissioner Privette asked if it would be safe to say there would be more runoff.
Engineer Mann replied that when additional impervious surface is added that it tends to
add additional runoff
.
Chairman Rotty stated that he had a "hard time" considering granting the variance
because of the City's conservative position on potential environmental impacts. But
reviewing the "big picture" granting the variance would improve the traffic situation
along Elm Street with the additional access off of First Street while not losing any
parking stalls.
Community Development Director Olson gave the Commission an update of the HRA
Board's decision for a development agreement for the sale and transfer ofHRA property
to Mr. Wartman for future commercial development to the north. Mr. Olson stated that
the dump materials would be removed. Mr. Olson also pointed out that he greenway
corridor is still conceptual but the City will be working with other government entities on
the design,
Planning Chairman Rotty asked if there were any additional questions or comments.
There were none, MOTION by Privette, second by Barker to close the pubic hearing.
APIF, MOTION CARRIED. MOTION by Privette, second by Barker to approve the
variance to encroach sixty (60) feet into the wetland setback. APIF, MOTION
CARRIED.
7. Chairman Rotty introduced the public hearing for Independent School District 192 who
are seeking a Conditional Use Permit to construct an elementary school in a R-1 (Low
Density) zoning district.
.
3
.
Planning Commission Minutes
SpeciaVRescheduled Meeting
September 25, 2001
Planning Coordinator Smick presented the staff report. Smick reported that the applicant
is seeking to construct the school on 29.47 acres of land located just west of the
Charleswood development and south of 195th Street.
Smick stated that the school will accommodate approximately 750 students from
kindergarten through grade 5 with an additional 550 students in the Early Childhood
Family Education center. Smick reported the proposed building to be 141,890 square
feet.
Smick reported that the Dakota County Plat Commission has requested that the 195th
Street be improved from the termination of the existing pavement near Exceptional Trail
to Flagstaff Ave to the west.
Planner Smick stated that the site would be mined for granular material to borrow for the
southern portion of the site and be used for the base of the building. Smick reported that
landscaping is proposed around the building, parking lot and storm water pond; Smick
added that the School District is also willing to add landscaping along the Charleswood
development line to screen the building.
Planning Coordinator Smick stated that the applicant is also proposing a lighted path to
run from the school south, connecting between two lots within the Charleswood
development, between lots 13 and 14.
.
Chairman Rotty asked if the spill of the light would effect the homes between the path.
Staff indicated that the path would not be lit on the lots themselves and that spill shown
along the path on the lighting plan was directed downward and should not effect residents
in the area.
Commissioner Barker asked if there was any proposed landscaping on the lots to buffer
the path. Smick replied that none was planned.
Commissioner Privette asked if there would be access to the ballfields. Smick pointed
out that during public use of the field residents would need to park in the parking lot and
walk to the fields, the fire access lane would be blocked and used only for emergencies.
Chairman Rotty asked if the applicant or the applicant's architect had anything to add to
the staff report. Doug Bonar, ISD # 192, stated that he did not have anything to add but
would be willing to answer any questions.
Chairman Rotty asked if there were any questions or comments from the public.
Doug Johnson, 19585 Exceptional Trail, requested more information concerning the
borrow pits and also if the ball fields would be lit.
Chairman Rotty added to the question asking what mitigation (i.e. noise, dust, etc) efforts
would be in place being that the borrow pits and routes would be close to existing
residents.
.
Gared Olson, RLK, Inc., stated that the borrow areas would be located mainly in the
south and east portion of the site, depths would range from four (4) to ten (10) feet in
depth. Mr. Olson added that the contractor has been made aware of the resident situation
4
.
.
.
Planning Commission Minutes
SpeciallRescheduled Meeting
September 25,2001
and will be responsible for dust control; adding the contractor would be running eight (8)
to possibly ten (10) hour days.
Chairman Rotty asked about the haul routes and dealing with resident concerns.
Mr. Olson responded that the contractor will need to respect the concerns of the citizens,
the routes would be near the easterly property line, but far enough away to (minimize)
any impacts.
Commissioner Barker asked if a fence was planned along the property line to keep
children out.
Mr. Olson, RLK, Inc., replied that a silt fence would be put in place, adding that there
wouldn't be any slopes greater than 3 to 1.
Chairman Rotty asked about the lighting of the ballfields.
Robert Binder, AST&R, stated that the ballfields are intended for the use of the
elementary school and nothing else at this time, adding that a few conduits would be run
out to the fields for plugs.
Chairman Rotty asked if there were any other questions or comments from the public,
There were none. Rotty asked for any additional questions from the commission.
Commissioner Barker asked about the exits and access to the ballfields.
Mr. Binder replied that the plan is to have the bus area blocked off during school hours so
the area would act as a "hardscape" play area with basketball courts. Mr, Binder added
that the children would have access from the cafeteria during recess and an additional
access would be available through the building.
Commissioner Privette questioned if 1951h Street would be paved and if were safe for
overflow parking.
City Engineer Mann replied that the road would be paved and turn-lanes installed. Mr,
Mann added that the intent isn't to allow vehicles to park on 1951h Street during special
events, but the City would monitor that situation if were to occur.
Chairman Rotty stated that it was his opinion that schools, particularly elementary
schools, make good neighbors in residentially zoned areas and did not feel that there
would be long term negative impacts on the (adjacent) neighborhood.
MOTION by Privette, second by Barker to close the public hearing. APIF, MOTION
CARRIED, MOTION by Barker, second by Privette to approve the Conditional Use
Permit to allow the construction of an elementary school in an R-l (Low Density) zoning
district. APIF, MOTION CARRIED.
8.
Chairman Rotty introduced the Preliminary and Final Plat for the new Farmington
Elementary School.
Planning Coordinator Smick presented the staff report. Smick stated that the plat is
proposed for the recently approved elementary school and consists of one (l) platted lot
5
.
.
.
Planning Commission Minutes
Special/Rescheduled Meeting
September 25, 2001
and six (6) outlots on 29.47 acres of the 15131 acres of land south of 195th Street. Smick
stated that the Engineering Division is requesting a blanket drainage and utility easement
be provided for areas outside of the building pad for storm, water and sanitary utilities.
Chairman Rotty asked Mr. Bonar if he had any additional comments to the staff report.
Mr, Bonar replied that he did not. Chairman Rotty asked if there were any questions or
comments from the public. There were none, Chairman Rotty asked if there were any
questions or comments from the Commission. There were none at this time.
Chairman Rotty reminded the applicant of the concerns raised during the previous item
and that the applicant takes them into account during construction of the school. Rotty
added that he would support sending the plat forward to the City Council.
MOTION by Barker, second by Privette to close the public hearing, APIF, MOTION
CARRIED. MOTION by Privette, second by Barker to forward a recommendation of
approval to the City Council contingent upon:
1. A blanket drainage and utility easement is added to the Final Plat covering areas
outside the building footprint.
APIF, MOTION CARRIED.
9.
Chairman Rotty asked if staff had any additional items. Community Development
Director Olson reminded the Commission of the joint City Council/Planning Commission
workshop on September 26th beginning at 7 p.m. that includes the presentation from
Dakota County on the east/west corridor study and also the Zoning Code update.
Community Development Director Olson also introduced the new City Administrator Ed
Shukle to the Commission. Chairman Rotty welcomed Mr. Shukle to the City on behalf
of the Commission, adding that he is looking forward to working with him.
There being no further business the Commission agreed to adjourn at this time.
Respectfully submitted,
Michael Schultz
Associate Planner
Approved
6
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.cLfarmington.mn.us
TO:
City Planning Commission
Michael Schultz 1\ f}
Associate Planner j).f
FROM:
SUBJECT:
Conditional Use Permit - Construct Three (3) Twin Home Buildings (6 units) within
R-l (Low Density) Residential Zoning District
Applicant: M & M Homes, LLC, Maureen Juaire
DATE:
October 9,2001
INTRODUCTION
Maureen Juaire, M & M Homes, has submitted a Conditional Use Permit application to construct six
(6) twin home units on property located within the R-l (Low Density) Residential Zoning District.
Plannine: Division Review
Applicant:
M & M Homes, LLC
Maureen Juaire
16880 Firestone Way
Farmington, MN 55024
Attachments:
1.
2.
3.
4.
5.
6.
7.
8,
9.
10.
11.
12.
Application
Location Map
Zoning Map
2020 Comprehensive Plan Map
Section 10-2-3: Zoning Districts (definitions)
Section 10-3-2; Permitted and Conditional Uses, R-l
(Low Density) District
Section 10-4-1 (I): General Requirements
Section 10-4-2: Table 1
Section 10-8-5 (C): Conditional Uses (criteria)
Site Plan! Landscape Plan
Building Floor Plan
Building Elevations
Location of Property:
North side of 2 13th Street, east of Trunk Highway 3, across
from Trinity Terrace.
Surrounding Land Uses:
Single-family to the east and west, townhome development to
the north, institutional/multi-family to the south
Existing Zoning:
R-l (Low Density) Residential
.
.
.
Comprehensive Plan:
Low Density
Current Land Use:
Vacant
Proposed Land Use:
Lot Size:
Three twin home buildings (6 total units)
60,016 square feet (1.377 acres)
Minimum Lot Size Required:
17,000 square feet (per building)
Proposed Lot Size:
19,300 square feet
Minimum Lot Width:
95 feet (per building)
Proposed Lot Width:
100 feet
DISCUSSION
The applicant, Maureen Juaire with M & M Homes, LLC, has submitted a conditional use permit
application to construct three twin home buildings (6 units) on property zoned R-1 (Low Density)
Residential. The property is currently vacant with single-family residential to the east and west, a
townhome development to the north and institutional/multi-family to the south.
The applicant is proposing six slab-on-grade units situated on 100- foot wide by 193' deep lots. The
remaining twenty (20) feet of property from the original lot will be sold to the adjacent property
owners to the east. Minimum lot size required for two-family (twin home) buildings are 17,000 square
feet and a minimum 95-foot lot width.
The property has been vacant since it was annexed into the city in 1995. During the reconstruction
and turn back of County Road 72/213lb Street the City stubbed out to the property four sewer and
water line connections in the event that the properties would develop as single-family lots. Currently
there is an approximately $43,883 assessment due on the property for the road improvements and
sewer and water connections.
The applicant is proposing to maintain a number of the trees along the rear property line in order to
provide buffering to the townhome units to the north. Additional trees are shown in the front of each
of the buildings; staff would suggest additional landscaping to both the east and west sides of the
development to provide some additional buffering. If the permit is approved, the applicant will be
required to submit a Preliminary and Final Plat for the property; the submittal would include a more
detailed landscape plan.
Twin Home Buildin~ Description
Unit Size (Approximate):
1,500 square feet
Garage Size:
391 square feet (two stall)
Bedrooms:
2
Bathrooms:
2
.
.
.
Section 10-4-1 (1) of the City Code requires that single-family and two-family dwellings constructed
slab-on-grade require a minimum 440 square feet of garage space (see attached).
Attached is Section 10-8-5 (C) of the City Code outlining the criteria that needs to be met to approve a
conditional use in each zoning district.
RECOMMENDATION
Recommend approval of the Conditional Use Permit to allow for construction of three (3) twin home
buildings ( 6 units) within the R-1 (Low Density) Residential zoning district contingent upon the
following:
1, The applicant indicate the trees to be preserved in the rear of the property on the Landscape plan to
be included with the Preliminary and Final Plat;
2. The applicant include landscaping along both the easterly and westerly property lines in order to
buffer the proposed use from the existing homes;
3. The garage area of each unit is increased to a minimum of 440 square feet as required in Section
10-8-5 (C) of the City Code.
cc: Maureen Juaire
.
CITY OF FARMINGTON
CONDITIONAL USE PERMIT APPLICATION
Farmington, MN 55024
651-463-71 u....FAX 6,51-463-1611 For office use
r'rc\Un;: er""'\ u Ua \\-e...> Pennit Number
Appl~e...t Name (pl~e print) ~~ (~ ,.. -' C=~ _ ::
ApphcantAddress \\..P~-_ =- ----0~ ~ N\.Jv S:MJ~
Street City S e Zip Code
Pbone_~ C6'2,QCfE)3 Fax_~ C63 Cf:l54-
Legal Description of Subject Property: (lot, block, plat name, s~ction, township, range)
~ CM-\QCYv>q fO~ dp.to, ~ ~'t=r\ dtL~(, ~ 1 ~) fUQU
Current Land Use VQCCU\4-~ Current Zoning District R. \
~
Following Attached: (please check) ./ Proof of Ownership' ~ Boundary/Lot Survey
/"' Application fee ~ Copies of Site Plan
~ Abstract/Resident List *(required 350' from subject property)
~-kQGU'orrens (Owner's Dublicate certitiC~le of Tide Req~i=- _'
Property Owner's Signature ~r;' j!J. 4"'lJ ~ppn<Ut's Signatur _'_
Date --.:... _ ~O\ Date . . C
For office use only
Request Submitted to Planning staff on
Public Hearing Set for:
Advertised in Local Newspaper:
Planning Commission Actiori: _ Approved _ Denied
City Council Action {if necessary): _Approved _ Denied
Comments:
Conditions Set:
Planning Coordinator:
Date:
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. 10-2-3: ZONING DISTRICTS, PURPOSE:
A -1 Agricultural District is intended to protect existing agricultural investments until such
time as public utilities may be
extended and there is need for additional urban development land.
A-2 Agricultural Preserve District is proposed to identify lands intended for long-term
agricultural use with a residential density not to
exceed one unit per quarter/quarter section.
*
R-1 Low Density Residential District is established to provide extensive areas within the
community for low density development with
full public utilities in a sequence which will prevent the occurrence of premature
scattered urban development.
R-2 Medium Density Residential District is intended as an area which incorporates older
existing development as well as undeveloped land
that would be suitable for small lot single-family constructions as well as duplexes,
townhouses and quad homes.
.
R-3 High Density Residential District is designated to provide areas of the City which will
allow multiple dwellings in areas close to business
and services, public facilities and good transportation. The location of these areas
generally follows the recommendations made in
the Comprehensive Plan.
R-4 Mixed Code Residential District is established to provide areas of the City where
manufactured housing may be located on either
subdivided or unsubdivided developments in attractive neighborhoods in areas
designated as medium density in the Comprehensive Plan.
B-1 Limited Business District is intended to provide areas along major thoroughfares for
unified commercial centers oriented to
serving automobile traffic.
B-2 General Business District is proposed to identify downtown Farmington allowing
general commercial uses including retail and
wholesale sales, office space and service establishments as well as repair services.
These uses may be developed in combination with
high density residential dwellings.
.
B-3
Heavy Business District is a transitional classification designed to provide space for
.
.
.
(C) R-l Low Density District
1. Agriculture
1. Cemeteries
2. Single-family dwelling
2. Nursing homes
3. Public parks and playgrounds
3. Nonprofit recreational uses
4. Golf courses
4. Day care facility serving
more than 14 persons
5. Accessory storage buildings
5. Hospitals and clinics
6. Residential care facility
serving 6 or fewer persons
6. Public utility buildings
7. Public buildings
7. Day care facility
serving 14 or fewer persons
8. Water recreation and
water storage
9. Solar energy systems
*
11. Planned unit developments
12. Greenhouses and nurseries
13 . Townhouses - quad homes
14. Condominiums
15. Accessory apartments
16. Public and parochial
schools
17. Churches
18. Congregate care facilities
19. Towers
(Ord. 086-177, 3-17-1986; amd. Ord. 088-198,2-1-1988; Ord. 091-246, 5-20-1991; Ord.
093-298,2-16-1993; Ord. 094-335, 8-1-1994; Ord. 096-378, 8-19-1996; Ord. 096-383,
11-18-1996)
.
.
.
CHAPTER 4
LOT AND YARD REQUIREMENTS
10-4-1: GENERAL REQUIREMENTS:
The minimum lot area, minimum depth of front, rear and side yards for each district shall be as shown in
Table I, Section 10-4-2 of this Chapter, Lot and Yard Requirements. No proposed plat of a new subdivision
shall hereinafter be approved unless the lots within such plats are equal to or exceed the minimum size as
required for the district in which the property is located, and shall include documentation which suggests
the location for both principal and accessory structures.
(1) 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)
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1 0-8-5
, 0-8-5
2. The approved site plan and all attached conditions shall be filed
by the petitioner with the Zoning Officer within thirty (30) days of final
approval. Any development contrary to the approved plan shall
constitute a violation of this Title.
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A conditional use shall be approved if it is found to meet the
following criteria: -(
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1. The proposed use conforms to the district permitted and
conditional use provisions and all general regulations of this Title.
(,
2. The proposed use shall not involve any element or cause any
conditions that may be dangerous. injurious or noxious to any other
property or persons and shall comply with the performance
standards listed below.
3. The proposed use shall be sited, oriented and landscaped to
produce harmonious relationship of buildings and grounds to
adjacent buildings and properties.
4. The proposed use shall produce a total visual impression and
environment which is consistent with the environment of the
neighborhood.
5. The proposed use shall organize vehicular access and parking to
minimize traffic congestion in the neighborhood.
6. The proposed use shall preserve the objectives of this Title and
shall be consistent with the Comprehensive Plan.
7. Additional requirements with respect to conditional uses in the
Conservation District include the following:
(a) Filling a wetland shall not exceed the flood storage capacity
requirements for the wetland.
(b) The proposed development shall not result in unusual
maintenance cost for road and parking areas or the breaking and
leaking of utility lines.
(c) Development shall be permitted in such a manner that the
maximum number of trees shall be preserved. The remaining trees
shall contain at least fifty percent (50%) of the canopy coverage.
City of Farmington
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