HomeMy WebLinkAbout10.24.00 Special Planning Packet
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CITY OF FARMINGTON
PLANNING COMMISSION AGENDA
Special Meeting
October 24,2000 at 7:00 P.M.
Council Chambers
325 Oak Street
1.
CALL TO ORDER
2.
PUBLIC HEARINGS
a) Variance Application - Minimum Lot Size/Lot Width and Encroach into the
required front and side yard setbacks within the I-I (Light Industrial) zoning
district
Applicant: Bill Sauber
b) JIT Powder Coating Variance
Applicant: nT Powder Coating Company
c) Petition to Rezone A-2 (Agricultural Preserve) to R-l (Low Density Residential) -
Donnelly Property
Applicant: Robert Donnelly, Jr.
3.
DISCUSSION
a) Proposed Ordinance - Adult Establishments
4. 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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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmin~on.mn.us
TO:
. City Planning Commission
FROM:
Michael Schultz
Associate Planner
SUBJECT:
Variance Application - Minimum Lot Size/Lot Width and Encroach into the
required front and side yard setbacks within the 1-1 (Light Industrial) zoning
district
DATE:
October 24, 2000
INTRODUCTION
The applicant, Bill Sauber, ] 00 3rd Street, is seeking Planning Commission approval on a variance
application for minimum lot size and to encroach into the front and side yard setbacks within the
1-1 (Light Industrial) Zoning District.
Plannin!! Division Review
Applicant:
Bill Sauber
300 3rd Street
Farmington, MN 55024
Attachments:
I. Application
2. Location Map
3. Site Diagrams
4. Section 10-4-2
Location of Property:
3 15 Pine Street
Legal Description:
Lot 3, Block 31, City of Farmington
Lot Area:
22,233 square feet
Lot Width:
60 feet
Proposed Front Yard
Encroachment:
40 feet
Proposed Side Yard
Encroachment along
East property line:
11 feet
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Proposed Side Yard
Encroachment along
West property line:
21 feet
Surrounding Land Uses:
Single-family to the south and east, open lots to
the west (multi-family beyond empty lots) and
river/park space to the north
Current Land Use:
Vacant (Recently the property had contained a
mobile home and garage)
Existing Zoning:
I-I (Light Industrial)
Comprehensive Plan:
Business
DISCUSSION
The applicant, Bill Sauber, is seeking multiple variances in order to construct a 4,000 square foot
(40' x 100') commercial building within the current I-I (Light Industrial) zoning district; the
request includes variances for minimum lot size and setback encroachment along the front and
side yards of the property.
The land use designation within the 2020 Comprehensive Plan indicates commercial use on this
lot, and the adjacent lots. Because of the impending rezoning of not only this property, but other
properties that do not follow the designated land use within the Comprehensive Plan, staff is
anticipating the property will be rezoned to B-2 (General Business), allowing a zero setback from
property lines.
After discussions with the applicant, it was realized that the submitted site plan was inaccurate,
measurements were taken from the curb line and not the property line, resulting in error of 23 feet
due to the boulevard.
Staff and the applicant have discussed the error and the options available concerning the
requested variances. Attached is the submitted site plan and a revised site plan indicating the
existing property line. Staff has indicated to the applicant that any proposed off-street parking
will not be permitted within the boulevard area, this may result in the building be shifted back and
away from the property line, thus reducing the requested encroachment.
The applicant is proposing to have at least one (1) off-street parking stall, with an additional
parking space in front of the garage door; storage of vehicles may be possible inside of the
building. The applicant has indicated that there would be only one additional employee beside
himself and does not anticipate any additional staff at this time. If any additional staff is added in
the future, staff will review the parking requirements and discuss the options with applicant for
any additional off-street parking.
The Zoning Code requires a minimum lot size of 40,000 square feet and lot width of 150 feet
within the I-I (Light Industrial) zoning district; the applicant's lot size is 22,233 square feet and
has a lot width of 60 feet. The applicant also owns the adjacent lot to the west (18,725 square feet
and 60 foot width), but would prefer to allow that lot to remain open for possible resale for future
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commercial use. The minimum lot size within either the B-2 (General Business) or even the B-3
(Heavy Business) districts is 5,000 square feet.
Minimum setback requirements within the 1-1 zoning district are 50 feet in the front yard and 25
feet along both the sides and rear. Because of the required setbacks within the 1-1 zone, the
subject lot is virtually unbuildable by itself.
The applicant is proposing to encroach 40 feet within the required front yard setback, encroach 9
feet along the east property line and encroach 21 feet along the west property line. As indicated
before, the applicant may need to adjust the site plan in order to allow for an off-street parking
stall that will need to be located entirely on the property, thus pushing the building back on the
property.
The applicant is proposing a metal clad building with brick accent along the bottom third of the
office area. An asphalt shingled overhang is proposed over the office door, asphalt shingles are
also proposed on the roof. Staff would encourage that the applicant consider alternative building
materials (i.e. brick, decorative block or stucco), especially for the front fayade of the office, other
than the proposed steel siding shown for the storage area.
The Board of Adjustment may consider approval of variances based on the following
requirements being met.
1) Strict enforcement of the Title would result in undue hardship with respect to the property:
The current zoning requirements for lot size, width and setbacks within the 1-1 (Light
Industrial) district would result in an unbuildable parcel.
2) Such unnecessary hardship results of circumstances unique to the property:
The property was platted as part of the original town center with a 60-foot lot width, the
lot is long and narrow with a lot area of 22,233 square feet.
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.
The 1-1 zoning requires a 50-loot .front yard setback and 25-100t side and rear yard
setback; a minimum lot size of 40, 000 square feet and minimum lot width of 150-leet.
The property size and dimensions were not a result of the applicant.
4) The variance observes the spirit and intent of this Title, produces substantial justice and is not
contrary to the public interest.
The variances would allow the property to be buildable for a commercial use, which the
property is guidedfor within the 2020 Comprehensive Plan. The variance is not contrary
to the public interest.
5) The variance does not permit a lower degree of flood protection.
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Although the property does contain flood plain, the applicant is staying well away from
the flood plain boundary and does not anticipate the need to do any filling of the .flood
plain.
RECOMMENDATION
Staff recommends the Planning Commission approve the variance application for the following:
1. Permit a 40- foot encroachment into the front yard setback;
2. Permit a 21-foot encroachment into the west side yard setback;
3. Permit a 9- foot encroachment into the east side yard setback;
4. Allow construction on a lot less than the required minimum lot size of 40,000 square feet and
minimum lot width of ISO-feet.
Contingent upon the following:
1. The applicant current the site plan if off-street parking is planned, not utilizing any of the City
boulevard;
2. The applicant place additional screening along the east property where vegetation or fencing
is not existing;
3. The applicant considers design changes to the front fa9ade of the building to include brick,
decorative block or stucco.
;;~u:~..?-
Michael Schultz
Associate Planner
cc: Bill Sauber
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1
CITY OF FARMINGTON
VARIANCE APPLICATION
Farmington, MN 55024
651-463-7111 FAX 651-463-1611
Applicant Name 5.... .. O,eA.. ". ~ '1 .k'~ G-
Applicant Address 100 '3 &...1) -;..,.. ra.-:-o ;..,.;-&-
Street City
Phone Number (, <!j' ! - ij b 'J - , q ~ 'I
Legal Description of Subject Property: (104 block, plat nam~, section, township, range)
~ 3 ~ '3 I ~ ~ ';-0 "~7~
For office use
Pennit Number
"'JnAL
State
~"'d" t.f
Zip Code
Current Land Use ~
Current Zoning District I - I
Following Attached: (please check) _ Proof of Ownership _ BoundarylLot Survey
-1C Application fee ($150) ~ Copies of Site Plan
_ AbstractlResident List (adjoining property owners only)
_ Torrens (Owner's Dublicate Certificate of Title Required)
Property Owner's Signature 4#~
Date It:) -4 - 00
For office use only .
Request Submitted to the Planning Commission on /0 - ~ - 00
Public Hearing Set for: It) ,- ;)" -00 Advertised in Local Newspaper: /CJ - /2- - 00
Planning Commission Action:
Comments:
_ Approved _ Denied
Conditions Set:
Planning Coordinator:
Date:
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farminilon.mn.us
TO:
City Planning Commission
Michael Schultz ti-D
Associate Planner
FROM:
SUBJECT:
Variance Application - Lot Coverage and Loading Dock Access off
Public Street
DATE:
October 24, 2000
INTRODUCTION
The applicant, JIT Powder Coating Co., 21020 Eaton Ave, is seeking Planning
Commission approval on a variance application to exceed the 35% maximum lot
coverage for buildings and allow for a dock loading ai'ea fronting Eaton Ave.
. Planning Division Review
Applicant:
JIT Powder Coating Co.
Timothy Milner
21020 Eaton Ave.
Farmington, MN 55024
Attachments:
1. Application
2. Location Map
3. Site Diagram
4. Section 10-4-2
5. Section 10-6-22 (C) 6
Location of Property:
21020 Eaton Ave.
Legal Description:
Lot 2, Block 1 Farmington Industrial Park
2nd Addition
Lot Area:
183,803 square feet
.
Surrounding Land Uses:
Industrial Land Uses surround the property
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Current Land Use:
The proposed expansion is occurring on an
existing vacant industrial lot
Existing Zoning:
I -1 (Light Industrial)
Comprehensive Plan:
Light Industrial
DISCUSSION
The applicant, nT Powder Coating Co., is seeking two variances in order to construct a
40,000 + square foot addition to the north of their existing building. The first variance
request is exceed the maximum 35% lot coverage by an additional 5% to 40% lot
coverage. The second variance request is to locate an additional docking area facing
Eaton Ave. (see attached Section 10-6-22 (C) 6).
The applicant is seeking the variance to exceed maximum lot coverage in order to
construct the size building needed for a new paint line that requires a certain length for
the whole process to perform as needed. In a letter sent by the applicant's architects, the
length of the paint line created the need for additional square footage, the line could only
be constructed running north and south due to the length required for set-up.
The applicant's second variance request is to construct additional overhead dock doors
facing Eaton Ave. In the City's Industrial Overlay Ordinance, it requires that "loading
docks shall not be permitted along the street side of a building. The design of the loading
docks shall be incorporated into the overall design theme of the building and constructed
of materials equal to or the same as the principal building."
nT Powder Coating currently has four existing docking doors facing Eaton Ave, the
building at that point is setback 65-feet from the property line; the building is setback at
the minimum 25-feet from the easterly property line. Because this property is a corner lot
(Eaton Ave and 208th Street) and because the existing building is at the minimum side
yard setback (25'), there is no feasible way to locate the dock doors on either the south or
east facing walls.
The Board of Adjustment may consider approval of variances based on the following
requirements being met.
1) Strict enforcement of the Title would result in undue hardship with respect to the property:
The current zoning requirements/or lot coverage within the 1-1 (Light Industrial) district
would result in a limited expansion, limiting the overall potential use 0/ the site.
2) Such unnecessary hardship results of circumstances unique to the property:
.
.
.
Staff feels the lots that were platted, especially along the east side of Eaton Ave and the
west side of Edmonton Ave, were not created deep enough to allow for the turning
radiuses needed for full length semi-trucks.
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.
The Zoning Code restricts maximum lot coverage to 35% in the 1-1 (Light Industrial)
district. The existing location of the building along the east setback prohibits the space
for loading docks and the turning radius needed for full-length semi-trucks.
4) The variance observes the spirit and intent of this Title, produces substantial justice and is not
contrary to the public interest.
The variances would allow the applicant to expand their existing facility to incorporate a
new paint line; the variance would not be contrary to the public interest
5) The variance does not permit a lower degree of flood protection.
The variance would not effect any flood protection.
RECOMMENDATION
Staff recommends approval of the variances to exceed the maximum lot coverage an additional
5%, from the maximum 35% to 40%; also to allow the applicant to front the proposed loading
docks toward Eaton Ave due to limited space along both the south and east sides of the property
contingent upon the following:
1. The applicant add additional landscaping along the north and south sides of both the proposed
and existing dock areas;
Cc: Tim Milner, TIT Powder Coating Co.
Brian W. Houwman, AlA, Houwman Architects
.
.
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CITY OF FARMINGTON
VARIANCE APPLICATION
Farmington, MN 55024
651-463-7111 FAX 651-463-1611 For office use
Permit Number
Applicant Name ::::r;1 Ye>u.fD ~
Applicant Address ~ ! O~ 0
Street
Phone Number tc S 1- '-I {jj 3 - 4 (pI.,;, L/
Legal Description of Subject Property: (lot, block, plat name, section, township, range)
550"2...
Zip Code
Current Land Use
Current Zoning District
Following Attached: (please check) _ Proof of Ownership _ BoundarylLot Survey
./Application fee ($150) _ Copies of Site Plan
_ AbstractIResident List (adjoining property owners only)
~ _ Torrens (Owner's Dublicate Certificate of Title Required)
Property Owner's Signature ~~ o-#', .4. ~. .
Date 6_~ 00 .
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:
--
~20-2000 7:54AM
/
FROM HOUWMAN ARCHITECTS 639 9726
P.2
. ~ 10...11 AHCHIHW
[~~1H3iliiTfU mm SUUTH wESI~riE"iv8RiG""TOK. 'MK 5'S 112
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: 1.1. t..6~..I.J3J...mS.. ,..
October 20, 2000
Mr. Dave L. Olson
City of Fannington
325 Oak Street
Fannington, MN 55024
Re: JIT Powder Coatings
Dear Dave:
I am writing to yClU today regarding JIT Powder Coatings building expansion project. The building expansion
is designed to expand towards the north with new access to the site from the north off of 208th street. The
Owner is requesting approval from the city for two (2) variances for this project which arc explained below.
.
The first variance is for additional square feet to be allowed in addition to the exi~ting 35% coverage role. For
example, the site is now going to be 183,803 SF, We are now allowed 35% lot coverage for the building's
footprint; this calculate.c; the lot coverage to be 64,332 SF. Our new total building footprint (including the
existing building and it'~ new addition) is 73,925 SF., which would mean we would need a variance granted
for the additional 9,593 SF that required for our addition. The reason for the extra square footage is becausr.:
the paint line requires a certain length in order for the process to work. That length created the additional need
for the square footage because this line can only work in the north I south direction causing this extra length
which thL't) created the additional square footage.
i
i A. I
The second request is for overhead dock doors being able to face Eaton Avenue. We are asking for this
variance to have these dock doors face the street because the building expansion is adding Onto the exiMing
dock area of the building and the current existing dock fdCCS Eaton A.venue. These n~ dock$; need to he
adjacent to the existing docks in order to keep the loading dock operation of the building together. This allows
the building and it's tenant the best production flow.
If you have any questions or need to di~cuss this request further, please call me at your convenience. Thank
you.
Sincerely,
6AJ11JA.1J. t
Brian W. Houwman, A.I.A.
Mn License # 22604
Prcsident- HCluwmun Architects, Inc.
.
cc: Owner
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1 0-6-22
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.
(D)
(E)
(F)
.
10-6-22
roof edge or an opaque screen constructed of the same material as
the building's primary vertical exposed exterior finish. Equipment
shall be painted a neutral color. The site plan shall indicate all
mechanical rooftop equipment and shall include elevations.
6. Loading Docks: Loading docks shall not be permitted along the
street side of a building. The design of the loading docks shall be
incorporated into the overall design theme of the building and
constructed of materials equal to or the same as the principal
building. The loading dock areas shall be landscaped and/or
screened so that the visual and acoustic impacts of their function is
fully contained and out of view of adjacent properties and public
streets. The architectural design shall be continuous and
uninterrupted by ladders, towers, fences, and equipment. Businesses
that abut County Highway 50 and/or County Highway 31 shall not
construct loading docks that front these roadways.
7. Trash Containers: Trash containers or trash compactors shall not
be located within twenty feet (20') of any street, sidewalk or internal
pedestrianway and shall be screened by a six foot (6') masonry wall
on three (3) sides of the trash unit.
8. Coverage: Unless otherwise approved by the City, the ratio of
building square footage and parking area shall not exceed sixty five
percent (65%) of the total square footage of any building site within
the affected property.
Utilities: All buildings and structures shall be served by underground
utility distribution facilities. The installation of such utilities shall not
change the grade or contour of the City-approved grading plan for
the site.
Building Setbacks: No building or other structure shall be erected
within fifty feet (50') of the front property line; or twenty five feet (25')
of the side and rear property lines. If two (2) or more lots are
developed as one site, the interior common lot line shall be ignored.
Parking Areas:
1. Surfacing: Prior to issuance of a certificate of occupancy, all
parking areas, driveways and loading areas shall be surfaced with
asphalt or concrete pavement following the City's Engineering
Standard Plates. In the event said surfacing cannot be completed
due to weather or seasonal restrictions, a temporary certificate of
occupancy may be issued contingent upon the extension of the
398
City of Farmington
1 0.6.22
10.6.22
(a) Brick: Size, type, texture, color and placement shall be
approved.
.
(b) Stone: Stone shall have a weathered face or shall be
polished, fluted or broken face.
(c) Concrete Masonry Block: Concrete masonry block shall be
those generally described as "Customized Architectural Concrete
Masonry Units" or shall be broken faced brick-type units with marble
aggregate. All concrete masonry units shall be coated with a City-
approved coating. There shall be no exposed concrete block on the
exterior of any building unless approved by the City.
(d) Concrete: Concrete may be poured in place, tilt-up or
precast; and shall be finished in stone, textured or coated, with a
minimum life expectancy of ten (10) years.
2. Alternate Materials: Alternate exterior surface materials of
preengineered metal may be substituted in an amount not to exceed
six percent (6%) of the exterior wall surface area of each building if
the following conditions apply:
(a) Used for housing or screening equipment necessary to the
manufacturing operations;
.
(b) Architecturally compatible with the building as a whole as
determined by the City Planning Division;
(c) Compliance with any additional screening and/or landscaping
requirements of the City; and
(d) Modifications are made with prior written approval of the City
Planning Division.
3. Alterations To Buildings: Any alterations to buildings shall meet all
requirements of this Chapter.
4. Canopies: Canopies with visible wall hangers shall not be
permitted. Design of canopies shall be in keeping with the design of
the building and shall be approved by the City prior to construction
or alteration.
,
5. Roof-Mounted Equipment: All rooftop equipment shall be set back
a minimum of twenty feet (20') from the edge of the roof and shall be
screened. Screening shall consist of either a parapet wall along the
.
398
City of Farmington
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463.7111 Fax (651) 463.2591
www.ci.farmin~on.mn.us
TO:
. City Planning Commission <J9
Lee Smick, AlCP
Planning Coordinator
FROM:
SUBJECT:
Petition to Rezone A-2 (Agricultural Preserve) to R-l (Low Density Residential)
- Donnelly Property
DATE:
October 24, 2000
INTRODUCTION
Farmington School District #192 has entered into an agreement to purchase 60 acres from Robert
Donnelly, Jr. between 190th Street and 195th Street adjacent to Troyhills. The property is
currently in the Agricultural Preserve District and is zoned A-2. The Donnelly's are seeking to
rezone the property to R-I (Low Density District) to allow for a proposed elementary school
directly south of I 90th Street. .
. Plan nine Department Review
Applicant:
Robert Donnelly, Jr.
20080 Flagstaff Avenue
Farmington, MN 55024
Developer:
Independent School District # 192
51 0 Walnut Street .
Farmington, MN 55044
Attachments:
I. Rezone Application
2. Zoning Map
3. Comprehensive Plan
4. Conceptual Site Layout
5. Conditional and Permitted Uses
Rezonine Requirements
Location of Property:
The property is located south of I 90th Street, west of the
Troyhills subdivision and north of 195th Street.
Size of Property:
60 total acres
Area Bounded By:
Agricultural land surrounds the property on the north,
west and south. One single-family home exists on the
south side of 195th Street. Single-family residential
.
.
.
.
abuts the property on the east III the Troyhills
development.
Existing Zoning:
A-2 Agricultural District
Current Land Use:
Agriculture
Comprehensive Plan:
Low Density Residential
Proposed Rezone:
The owner seeks to rezone the property from A-2
(Agricultural Preserve District) to R-I (Low Density
Residential District).
Proposed Development:
The developer proposes to construct an elementary
school on the property within an R-I zone. A
Conditional Use is required for the school within an R-I
zone and will be applied for at a later date.
Streets and Accesses:
The developer proposes to utilize 190th Street as the
primary access to the new elementary school site.
Currently, 190th Street terminates at Everest Path
therefore; the developer will be required to connect 190th
Street to the west for access to the site. Everglade Path
and 193rd Street are also identified as potential accesses
to the site.
Water & Sewer:
Water and sewer access is available within the Troyhills
development until a trunk sewer facility is constructed
west of Troyhills. .
Topography:
Site topography is generally flat adjacent to Troyhills
and falls to a ravine that runs north/south on the western
portion of the 60 acres.
Wetland:
No wetlands exist on the site, however, the City's
Wetland and Waterbody Classification Map identifies
the existing ravine as a greenway corridor.
Flood Plain:
The ravine is identified on the Zoning Map as F-3
(General Floodplain).
Parkland and Trails:
The developer proposes to connect with existing trails in
the Troyhills development that run north/south along
Everest Path and east/west along 193rd Street. A tot lot
exists at the southeast intersection of Evens ton Drive and
Everest Path. Park requirements by the school district
will be met through the required playgrounds and
ballfields on the site.
.
.
.
DISCUSSION
Mr. Donnelly is requesting to rezone 60 acres of his property from A-2 (Agricultural Preserve
District) to R-l (Low Density Residential District).
The 2020 Comprehensive Plan (see attached) shows the western portion of the site as natural
open space and the remainder of the property as low density residential. The proposed rezone
from A-2 to R-l complies with the 2020 Comprehensive Plan; therefore no plan amendment is
required.
Since the property is within the Agricultural Preserve program, the School Board has recently
sought to remove the parcel from this status through an eminent domain acquisition process. This
process includes a Notice of Intent to the Environmental Quality Board (EQB) for eminent
domain action as provided in the Minnesota Rules Chapter 473H.15, Sub.2. This request was
reviewed at the September 21, 2000 EQB meeting where action was not taken on the item.
However, due to the before-mentioned state statute, the eminent domain proceeding was
eventually approved because the 30-day time period for voting against the action had expired.
The attached conceptual site plan illustrates a building footprint, accesses to the site and play
areas. The proposed use requires a Conditional Use Permit in an R-l zone; therefore, the
conceptual plan may be revised upon detailed review of the site by ISD #192 and City staff.
The proposed school will be located in the general vicinity of the building footprint as shown on
the plan. Therefore, the proposed school will be situated directly to the south of 190th Street,
which requires 190th Street to be extended to the west from the current termination point at
Everest Path. Additionally, the school district proposes to separate the bus traffic from general
traffic with two separate accesses. A third access is shown on the conceptual plan at Everglade
Path; however, upon review of traffic requirements by Shelly Johnson (see attached) and City
staff, Everglade Path may be utilized as a trail to the proposed school rather than a vehicle access.
The remainder of the property to the south is shown as play areas and open space.
193rd Street is shown on the conceptual plan as terminating at the eastern property line of the
Donnelly property. The 2020 Thoroughfare Plan identifies 193rd Street as connecting to 1951h
Street to the south through the Donnelly property. This connection will be required to extend
through the property when the southern half of the property is developed. 190'h Street is shown as
a future collector eventually intersecting with Flagstaff to the west. 195th Street is shown as a
future minor arterial expanding to the west as well.
ACTION REOUESTED
Consider approval of the petition to rezone of the Donnelly property as described on the attached
legal description from A-2 (Agricultural Preserve District) to R-l (Low Density Residential)
District) bringing the property into compliance with the 2020 Comprehensive Plan, require a
Conditional Use Permit for a school use within an R-l District and forward the recommendations
to the City Council.
.~~
Lee Smick, AICP
Planning Coordinator
cc: Superintendent Greg OhI, ISD #192
Philip Behrend, A TS&R
.
.
.
.
i.,
.
19/12/00 THO 10:14 FAX 651 463 1611
CITY OF FARMINGTON
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PETITION FOR REZONIJ\1-
I, the undersigned, am the fee O\\11er of and hereby request that the following described land:
F\,,)~(e Sc..~~ol (EI~W\,,~~,'( Sf. ~ol IS,", il IJ j'j) '~J+~. Se ~
(~..:~:t..~tO J) esc.rYJ 'h'olA_
be rezoned from: A - ~
to: "R" ... I
I understand that a public hearing is required, as well as a published notice of hearing, for which I hereby
attach payment of the fee in the amount of S '3 00. ~ , which I understand further will be
refunded if no meeting is scheduled.
&Jb~~
Signature B6~ L).-~( r:
~-~G,-VO
Date
The Planning Comlnission recommended on the
to (approve) (deny) the petition.
day of
,19_
City Planner
Action of the City Council:
1. On the
day of
,19_ declined to set a Public Hearing.
2. At a Public Hearing held the
(approved) (denied) the petition.
day of
,19_,
Date
City Administrator
In accordance with Title 10, Chapters 2 and 12 of the City Code.
cc: Planning Commission, Council, Attorney, Engineer, Water Board: P ARAC
/-
.
.
.
PURCHASEAGREE~NT
This Purchase Agreement is made and entered into this a~ day of August, 2000
by' and between ROBERT J. DONNELLY, JR., a single person, and BRIAN J.
DONNELL Y and KAREN M. DONNEW, husband and wife, hereinafter referred to as
. "SEL~" and INDEPENDENT SCHOOL DISTRIcr #192, hereinafter referred to as
"B~" on the following terms and conditions, to-wit:
1. DESCRIPTION OF PROPERTY: The propertY being sold hereunder is
located at:
Street address: 19224 Flagstaff Avenue
City ofFarmingtOD, Calmty of Dakota, state of Minnesota
legally descnOed as follows:
Approximately 60 acres of vacant land presently owned by SELLER and descn'bedas
follows:
That portion of the Northwest Quarter (NW~) of Section Twenty-Three
(23), Township One Hundred Fourteen (114), Range Twenty (20),
Dakota County, Minnesota, lying Easterly of the centerline of that
certain creek that runs in a general North-South direction that runs
through said Northwest Quarter (NW Y4) TOGETHER WIlli Outlot B
Troyhill 3cd Addition, according to the duly recorded plat thereof:
Dakota County, Minnesota
The exact legal description of the property being sold hereunder shall be
determined by the survey to be obtained as set forth at paragraph 15
below.
including the following property, if any. located on said property: garden bulbs, plants,
shrubs, and trees, all ofwhich property shall hereinafter be referred to as the "property."
2. SALES PRICE: The purchase price of the property shall be Thirty-Five
Thousand Dollars ($35,000.00) times the actual number of acres of the property. For
purposes of determining the purchase price~ the measurements set forth in the survey (as
hereinafter defined) shall be conclusive and the area of the property shall be measured in
a "gross" manner, to the exterior boundaries, and shall not exclude easemen~ rights of
way, wetlands and the like. It is believed that the property consists of 60 acres and that
therefure the total purchase price will be approximately Two Million One Hundred
Thousand and 00/100 Dollars ($2,100,OOO.OO)~ The actual purchase price will be based
upon the actual number of acres of the property as aforesaid.
/
doaDdly tobtpu~
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Engineers & Architects
Bonestroo. Rosene. Anderlik and Associates. Inc. is an Affirmative Action/Equal Opportunity
Employer and Employee Owned
Principals: Otto G. Bonestroo, PE, . Marvin L. Sorvala. PE. . Glenn R. Cook. PE. .
Robert G. Schunicht. PE. . Jerry A. Bourdon. P.E.
Senior Consultants: Robert W. Rosene, PE, . Joseph C. Anderlik, PE. . Richard E. Turner, PE. .
Susan M. Eberlin. C.P.A,
Associate Principals: Howard A. Sanford. PE. . Keith A, Gordon, PE. . Robert R. Pfefferle. PE. .
RIChard W. Foster, P.E. . David O. Loskota, P,E, . Robert C. Russek. A.I.A, . Mark A. Hanson, P.E. .
Michael T, Rautmann. PE. . Ted K.Field. PE, . Kenneth P Anderson, P.E, . Mark R. Rolfs. PE, .
David A, Bonestroo. M.B.A, . Sidney P Williamson, P.E.. L.S. . Agnes M, Ring, M,B.A. . Allan Rick Schmidt, P.E,
Offices: St. paul, St, Cloud, Rochester and Willmar. MN . Milwaukee. WI
\lIebsite: www.bonestroo.com
Memorandum
TO:
Lee Smick
Planning Coordinator
FROM:
Shelly Johnson
DATE:
October 13,2000
RE:
New Farmington Elementary School- 190th Street
Our File No. 141-00-125
The concept layout provided by the architect (see attached) provides two access locations to
190th Street and appears to have an access to the parking lot that is an extension of Everglade
. Path.
One of the access drives from 190th Street provides access to the bus loading/unloading area on
the west side of the building while the other provides access to the parking lot and the passenger
pick-up/discharge area located on the east side of the school. This concept does appear to
remove the provision of access from 193rd Street.
Everl!lade Path Access
Allowing an access as an extension of Everglade path has positive and negative connotatiOns.
The positive is that it would allow some of the school generated traffic (auto trips only) to use
Everglade Path and one block of Everest Trail (191 st Street) to arrive at Everest Path, which is a
minor collector. Thus, traffic in that area south of 190th Street would not have to travel on 190th
Street. The negative is that those persons living on Everglade Path and Everest Trail (191st)
would probably not like the increased traffic coming to/from the school parking lot. Even
though Everglade Path has been "stubbed out" to the west to potentially be a local street for more
residential development, the fact that it would serve as an access to a school parking lot may
cause some residential objections.
190th Street Access
.
Since 190th is a major collector, we should strive to get a minimum of 1/8 mile between access
locations. It appears as though the two school driveways are approximately 450 feet apart. The
access to the parking lot needs to be "flipped" to the east side of the lot in order to obtain 600-
660 foot spacing from the bus access. This will still be more than adequate distance from the
2335 West Highway 36 · St. Paul, MN 55113. 651-636-4600 · Fax: 651-636-1311
.
.
.
Lee Smick
Page 2 of2
October 13, 2000
Everest Path intersection with 190th Street. Looking to the west, along future 190th Street
extension, it would appear as though we would have adequate spacing from the bus access to the
future intersection of 190th and the proposed north-south collector.
193rd Street Access
It doesn't appear as though it would be economically feasible to construct an 850-foot "roadway"
from the south edge of the parking lot to an extended 193rd Street. If the site shifted southerly
(topography may prevent that), then 193rd access would be more feasible.
Roadwav Improvements
Roadway improvements should be discussed, even at this early stage of planning. Requirements
would include an extension of 190th Street, at major collector standards, to at least the bus access.
Exclusive left and right turn lanes will be required along 190th Street at both school access
drives.
Access Alone: North Side of 190th Street
It should be noted that the location of the school access drives would fix the location of access to
future development along the north side of 190th Street.
School Generated Traffic
We do not know what volumes to expect from the school development as the number of students
expected, at capacity, has not been provided.
Conclusions
The proposed project can function without an Everglade path and 193rd Access. Proper spacing
and design of access along 190th can allow for effective access. However, until we know the size
of the school and can estimate some volumes, we aren't absolutely certain that Everglade Path
wouldn't be a good secondary access.
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1. Two-family dwellings
2. Agricultural service
3. Commercial recreation
uses
4. Water recreation and
storage
5. Public buildings
6. Public utility buildings
7. Kennels
8. Solar energy systems
9. Cemeteries
10. Mineral extraction
11. Equipment and mainte-
nance storage
12. Feedlot
13. Accessory apartments
14. Public and parochial
schools
15. Churches
16. Towers
(Ord. 086-177, 3-17-1986; amd. Ord. 088-205. 8-15-1988; Ord.
093-298, 2-16-1993; Ord. 096-383. 11-18-1996)
1 0-3-2
Permitted Uses
.
12. Day care center
(Ord. 086-177, 3-17-1986; amd. Ord.
2-16-1993; Ord. 096-383. "-18-1996)
(8)
A-2 Agricultural Preserve District
1. Agriculture
2. Single-family dwellings
3. Public parks and playgrounds
4. Golf courses
5. Stables and riding academies
6. Drainage and irrigation systems
7. Specialized animal raising
8. Greenhouses and nurseries
9. Travel trailer and boat storage
10. Truck gardening
11. Seasonal produce stands
12. Day care center
.
R-1 Low Density District
1. Agriculture
2. Single-family dwelling
3. Public parks and playgrounds
4. Golf courses
5. Accessory storage buildings
6. Residential care facility
serving 6 or fewer persons
597
City of Farmmgtan
.
10-3-2
Conditional Uses
......~ '\
13. Accessory apartments
14. Public and parochial
schoOlS
15. Churches
16. Towers
088-205. 8-15-1988; Ord. 093-298,
1. Cemeteries
2. Nursing homes
3. Nonprofit recreational uses
4. Day care facility serving
more than 14 persons
5. Hospitals and clinics
6. Public utility buildings
7. Public buildings
10-3-2
.' A~_
".
.
(D)
.
.
i 0-3-2
Permitted Uses
Conditional Uses
8. Water recreation and
water storage
9. Solar energy systems
10. Double and multiple-family
dwellings
11. Planned unit devetooments
12. Greennouses and nurseries
13. Townnouses - quad homes
14. Condominiums
15. Accessory apartments
~ 6. Public and parochial
schools
17. Churches
18. Congregate care facilities
19. Towers
rd. 086-177. 3-17-1986; am r . 8. 2-1-198 ; 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)
7. Day care facility
serving 14 or fewer persons
R-2 Medium Density District
1. Agriculture
2. Single-family dwellings
3. Public parks and playgrounds
4. Accessory storage buildings
5. Residential care facility
serving 6 or fewer persons
6. Day care facility
serving 14 or fewer persons
1. Two-family dwellings
2. Multiple-family dweilings
3. Day care facility serving
more than 14 persons
4. Solar energy systems
5. Planned unit deveiopmems
6. 8oaroing house
7. Water recreation and water
storage
8. Hospitals and clinics
9. Nursing homes
10. Public utility buildings
11. Public buildings
12. Funeral homes
13. Cemeteries
14. Greenhouses
15. Townhouses - Quad homes
16. Condominiums
17. Accessory aoartments
18. Dental laboratories
19. Public and parochial
scnOOlS
City of Farmington
:97
.
.
.
1.
CITY OF FARMINGTON
PLANNING COMMISSION AGENDA
Regular Meeting
October 10, 2000 at 7:00 P.M.
Council Chambers
325 Oak Street
CALL TO ORDER
2.
APPROVAL OF MINUTES
a)
August 8, 2000
PUBLIC HEARINGS
3. Conditional Use Permit - Daycare Facility in R-l (Low Density) Zoning District
(Continued Public Hearing)
DISCUSSIONS
4. Multi-tenant Sign Plan Approval- Barb Ackerman
5. Adjourn
Planning Chair:
Planning Commissioners:
City Staff:
Dirk Rotty
Todd Larson, Chaz Johnson, Ben Barker, Dan Privette
David L. Olson, Community Development Director
Lee Smick, Planning Coordinator
Michael Schultz, Associate Planner
.
.
.
Planning Commission
Minutes
Regular Meeting
August 8, 2000
1.
Chair Rotty called the meeting to order at 7:00 P.M.
Members Present: Rotty, Larson, Barker, Privette
Members Absent: Johnson
Also Present: Lee Smick, Planning Coordinator, Michael Schultz, Associate Planner
2.
Chair Rotty requested comments for the minutes as submitted for June 27, 2000 meeting.
MOTION by Larson, second by Privette to approve minutes. APIF, MOTION
CARRIED.
3.
Chair Rotty requested comments for the minutes as submitted for July 11, 2000 meeting.
Commissioner Larson asked whether discussions concerning the approved 15-foot
variance for the length of the cul-de-sacs would need to be revised in the minutes.
Planning Coordinator Smick stated that the item on the August 8, 2000 agenda
concerning a variance to the maximum cul-de-sac length for Vermillion Grove would
override the 15-foot variance and the minutes would not need to be revised. MOTION
by Larson, second by Barker to approve minutes. APIF, MOTION CARRIED.
Planning Chair Rotty opened all four scheduled public hearings.
4.
Planning Chair Rotty introduced the continued public hearing for the Conditional Use
Permit application from Colin Garvey to expand the Greenhouse/Landscape business
located at 100 5th Street.
Schultz updated the Commission indicating that this public hearing is a continuation of
the hearing that began on June 27, 2000. Schultz explained that the applicant has not
submitted documentation from Canadian Pacific Railroad granting permission for use and
crossing of the railroad right-of-way. Additionally, the applicant has not submitted an
adequate site plan. Finally, the applicant has not completed the parking lot portion ofthe
contingencies stated in an approved Conditional Use Permit granted in May of 1999.
Schultz explained that because these items have not been completed, staff recommended
that the Planning Commission deny the Conditional Use Permit for the expansion of the
Landscape Depot and direct staff to complete a Findings of Fact based on the
uncompleted items.
MOTION by Larson, second by Barker to close the public hearing. APIF, MOTION
CARRIED. MOTION by Larson, second by Privette to deny the Conditional Use
Permit and direct staffto complete a Findings of Fact. APIF, MOTION CARRIED.
5.
Chair Rotty introduced the continued public hearing for the Middle Creek Estates
Preliminary Plat/PUD for DR Horton and Arcon Development.
Planning Coordinator Smick stated that at the July 25, 2000 Planning Commission
meeting a number of issues was unresolved requiring a continuation of the public
hearing. Smick presented the plat and photos from the site to provide the Commission
with a view of the site. Smick stated that the Developer submitted a letter to the City on
August 3,2000 presenting resolutions to all of the pending issues. Smick stated that the
.
following revisions were made to the plat. The preliminary plat was renamed to "Middle
Creek Estates"; the 128 units outside of the MUSA were removed from the plat and the
area is shown as an outlot, the Parks and Recreation Department has approved Outlot D
on the plat; Street J was adjusted to a 34-foot back to back roadway; the Developer will
be responsible to notify homeowners along the gas line easement that no structures are
allowed within the easement; the Developer will follow all requirements from the
Engineering Division; and the Developers and Rottlund Homes will coordinate efforts for
the installation of the culvert in the D.N.R. wetland 353W.
Smick also presented a letter from Dakota County stating that the plat "does not provide
for local street integration with County highways as called for in the Contiguous Plat
Ordinance". Smick stated that the County was concerned the plat does not contain a
north/south collector street. Smick presented the plat for Vermillion Grove to the north
of Middle Creek Estates showing the north/south collector street has met the
requirements ofthe City's 2020 Thoroughfare Plan.
Chair Rotty asked for comments from the applicant. Larry Frank, Arcon Development,
stated the Park Dedication Fee would be both a combination of land and cash donations
for the park. Frank stated that they would save trees along Pilot Knob Road and the
northwest area of the plat. Frank proposed to remove the existing cul-de-sac in this
location to save the trees. Frank explained that the houses along the gasline easement
would be set off the easement by at least 15 feet.
.
Chair Rotty asked the Developer's engineer what was the time frame used in his
calculations for 15 inches of rain. The engineer responded that it was a 24-hour time
frame. Chair Rotty commended the Developers for their efforts in saving trees on the
property. Chair Rotty asked how the Developer would notify potential homebuyers of
the gasline easement. Don Patton, DR Horton, explained that all homebuyers in the
development would be given a packet of information disclosing the gas line easement and
informing the homebuyer that no structures are allowed within the easement. Chair Rotty
expressed to the Developer that they provide the plat in models showing the gas line
easement and making it clear to potential homebuyers of the easement situation.
Chair Rotty asked for comments from the Commission. Commissioner Larson asked
whether the Wilson property would be permanent and the Developer would grade around
the property. Larry Frank explained that they would grade around the property and
provide a road to the Wilson property and build a driveway for property. Chair Rotty and
Commissioner Larson were concerned about the plat and would have preferred a cleaner
plat be sent to the City Council.
.
Commissioner Barker asked when the next Dakota County Plat Commission would meet.
Planning Coordinator Smick stated that they would meet on the following Monday.
Smick stated that staff would attend the meeting showing the north/south collector
between Middle Creek Estates and Vermillion Grove. Commissioner Barker asked if the
Dakota County Plat Commission could deny the plat for unforeseen circumstances and
thereby effecting the Planning Commission's approval of the plat. Smick stated that the
letter from the Dakota County Plat Commission was a recommendation to reduce traffic
on their system and because they do not have jurisdiction of local streets, the decision of
the Planning Commission would not be affected. Smick also stated that staff has had a
number of coordination meetings concerning access to CSAH 31 and from these
meetings, the accesses have been approved.
.
.
.
MOTION by Larson, second by Privette to close the public hearing. APIF, MOTION
CARRIED. MOTION by Larson, second by Barker to approve the Middle Creek
Estates Preliminary Plat. APIF, MOTION CARRIED.
6.
Planning Commission Chair Rotty introduced the Conditional Use Permit for a
continuation of a non-conforming use at 301 Pine Street.
Associate Planner Schultz presented the staff memo to the Commission. Schultz stated
that the property is zoned I-I and the Comprehensive Plan shows the lot as commercial.
The applicant proposes to sell 10 to 15 cars on lot and possibly 30 if there is adequate
room for the cars. Schultz stated that the applicant would clean up the property by
painting the interior and exterior of the building.
The applicant, David Thurston, acknowledged that he was excited about opening a
business in the City. Chair Rotty asked about signage. Schultz stated that the applicant
would have to apply for a sign permit. Mr. Thurston stated that he is aware of the sign
permit requirements. Chair Rotty asked Mr. Thurston if he understands that the he is not
allowed to repair automobiles on the site. Mr. Thurston agreed to that requirement.
Commissioner Larson questioned if Mr. Thurston would buy the property. Mr. Thurston
answered that it is a 3-year lease with an option to purchase the property. Commissioner
Larson requested that the applicant and staff work with Dakota County and the
Minnesota Pollution Control Agency because a portion of the property was utilized as the
Elm Park dumpsite as well as potential oil spills on the property. Chair Rotty asked if
Mr. Thurston would carry flood insurance. Mr. Thruston agreed to that request.
MOTION by Larson, second by Privette to close the public hearing. APIF, MOTION
CARRIED. MOTION by Larson, second by Barker to approve the Conditional Use
Permit for the continuation of a non-conforming use within an I-I zone contingent on the
following:
1) The applicant completes the exterior improvements to the building within 60
days of operation of the proposed use.
2) The applicant submits a landscape plan to the City for any landscape
improvements
3) No automobile or motor repair takes place on the site.
4) All existing exterior lighting is in working condition within 30 days of
operation of the proposed use.
5) Staff and the applicant work with Dakota County and the Minnesota
Pollution Control Agency.
6) The applicant carries flood Insurance.
APIF, MOTION CARRIED.
7.
Planning Commission Chair Rotty introduced the public hearing to consider a variance to
the maximum cul-de-sac length for the Vermillion Grove Preliminary Plat.
Planning Coordinator Smick presented the staff memo stating that a separate public
hearing was required for this variance which was approved by the Planning Commission
at the July 11, 2000 meeting. Smick stated the City Attorney's office required that a
public hearing for the variance be held separate from the approved Vermillion Grove
.
.
.
Preliminary Plat that was approved by the Planning Commission on July 11, 2000 and by
the City Council on July 17, 2000. At the City Council meeting, the approval was
contingent upon approval by the Planning Commission of the variance to the maximum
cul-de-sac length of 500 feet.
Smick stated that the applicant, Rottlund Homes seeks a variance to the maximum cul-de-
sac length of 500 feet by 115 feet. Michael Noonan, Rottlund Homes stated that he
supported the recommendation by staff.
Chair Rotty stated that he would support the variance, however the issue of cul-de-sac
lengths should be a part of the Zoning Code Update discussions.
MOTION by Barker, second by Privette to close the public hearing. APIF, MOTION
CARRIED. MOTION by Privette, second by Barker to approve the variance to the
maximum cul-de-sac length of 500 feet by 115 feet. APIF, MOTION CARRIED.
8. Chair Rotty opened the discussion item concerning the consideration of single-family
models to be constructed prior to the installation of streets and utilities.
Planning Coordinator Smick explained that the City has received a number of requests
from developers to receive approval for constructing single-family models prior to street
and utility installation in order to show models. Smick explained that City concerns
include emergency vehicle access and water access to the site. Smick further stated that
the City is reviewing whether paved roadways would be required or Class 5 would be
efficient.
Commissioner Larson stated that he would not be in support of allowing the models to be
constructed before streets and utilities are installed. Commissioner Privette was
concerned about the safety issues concerning the lack of utilities and potential muddy
roads. Commissioner Barker also agreed with Commissioner Larson and Privette. Chair
Rotty asked if this would be a City policy or written into the development contract.
Smick stated that staff has not determined where the issue would be located because
further discussions with the Planning Commission and City Council are required. Smick
also stated that the Fire Department would approve Class 5.
Michael Noonan, Rottlund Homes explained that they have made a request to the City to
build models before streets and utilities are installed. He further stated that the reason for
this request is to get ahead on the construction in the spring. Mr. Noonan understands that
no temporary certificate of occupancy would be allowed for a sales office or model until
they would meet the requirements of the City such as access and safety if they would
change the policy. He proposed that staff review other jurisdictions in the metro area to
discover that they allow models before streets and utilities.
Commissioner Larson would like to determine the phasing of streets, utilities and other
issues for subdivisions. Chair Rotty requested that staff research other jurisdictions. He
also acknowledged the Commission's reservations at approving models before streets and
utilities and stated that the Commission would not support the proposal at this time.
9. There being no further business the Commission agreed to adjourn.
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmineton.mn.us
TO:
. City Planning Commission
Michael Schultz ,f\,.1iJ
Associate Planner Y
FROM:
SUBJECT:
Conditional Use Permit - Construct Day Care Facility within R-l (Low
Density) Zoning District (Continued Public Hearing)
Applicant: Karol & Mike Bednar
DATE:
October 10,2000
INTRODUCTION
This is a continued public hearing from the September 12, 2000 Planning Commission meeting.
Karol and Mike Bednar have submitted for a Conditional Use Permit to construct a Day Care
Facility serving 14 or more persons within an R-l (Low Density) Zoning District proposed at the
northeast comer of Pilot Knob Rd and 190th Street.
DISCUSSION
The Planning Commission agreed to continue the public hearing after questions arose from
neighborhood residents concerning the amount of traffic generated from the proposed land use
and to allow the Commissioners to review the previous traffic count and analysis that occurred in
April and May 2000.
Attached are copies of the traffic count and analysis that took place from Friday April 28, 2000 to
Tuesday May 2, 2000, the resulting memos from staff to the City Council. Also attached is a
recent analysis conducted by Shelly Johnson, Bonestross Engineering, dated October 2, 2000.
In Mr. Johnson's memo he assumes that the anticipated number of vehicles traveling in and out of
the daycare/preschool facility will be 500 trips per day (250 trips in/250 trips out). Mr. Johnson
also assumes that half of the vehicles will travel north on English Ave and the other half will
travel south to 19Sth Street.
Based upon these assumptions Mr. Johnson recommends that no additional traffic controls be
added along English Ave; specifically a three-way intersection at 189th Street. Mr. Johnson also
recommends against closing off the northbound travel of English Ave at 189th Street in order to
allow the street to function as "a facility that handles "short" trips along the east side of CSAH
31".
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RECOMMENDATION
Based on the criteria for approval of Conditional Uses as found in Section 10-8-5 (c) of the
Zoning Code and also the findings of Mr. Johnson involving the traffic study along English Ave;
Planning Staff recommends approval of the Conditional Use Permit to construct a daycare facility
serving 14 or more persons within the R-l (Low Density) Zoning District contingent upon the
following:
1) The property be platted prior to a building permit being issued for the construction of the
building;
2) The proposed trees along English Ave are planted within the boulevard and to the City
standards outlined according to Section 10-6-14 of the City Code;
3) An additional luminaire be added near the entrance of the property to provide driveway
lighting;
4) The applicant submit for staff approval the addition of brick veneer as detailing on the
building;
5) The applicant indicate the placement of a six (6) foot high dumpster enclosure, contingent
on staff approval, along the perimeter of the proposed parking lot;
6) The applicant submit for staff approval the placement and variety of plantings around the
perimeter of the parking lot;
7)
The applicant submit a plan that complies with the City's standards and requirements for
the construction of parking lots;
8 ) The applicant submits landscaping and parking lot sureties in an amount acceptable to the
Planning Coordinator and City Engineer.
Respectfully Submi
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Michael Schultz
Associate Planner
cc: Mike & Karol Bednar
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Memorandum
TO:
Mike Schultz
Associate Planner
FROM:
Shelly Johnson
Director, Traffic Engineering and Transportation Planning
DATE:
October 2, 2000
RE:
Traffic Analysis - Proposed Day Care/Pre-School
Facility at Pilot Knob Road and 190th Street
Our File No. 49-Gen
A proposal to construct a day care facility at the northeast corner of Pilot Knob Road and
190th Street has been presented to the City of Farmington. The proposed 7,625 square
foot building would house a day care facility and a pre-school facility. This traffic
analysis will address the following issues:
. Traffic impact of the proposed facility on the area roadway system
. Effect of the development on English Avenue as it relates to traffic control on English
Avenue at 190th and 189th Streets
. Citizen concerns/ideas for English Avenue at 189th Street
Development Traffic Impact
The development proposal consists of building a day care facility with anticipated use of
day care and pre-school activities. The projected student count is 110. The projected
vehicular trips generated on a daily basis is 500 (250 in; 250 out). This is based on
average trip rate data presented in the Institute of Transportation Engineers (ITE) report
titled "Trip Generation", 6th Edition, 1997.
Given the site access is proposed to occur along English Avenue, it can be estimated that
the directional distribution of traffic on English A venue would be 50 percent to the north
and 50 percent to the south. This would add approximately 250 vehicles per day to
English Avenue traffic on either side of the English Avenue access.
Traffic count data collected by the Farmington Police Department in April and May of
2000 indicated a 24-hour volume of 860 vehicles for a weekday along English Avenue.
Peak hour volumes totaled approximately 100 vehicles. The counts were conducted in
the 18800 block of English Avenue. The proposed development will increase the
volumes on English Avenue to approximately 1,000 vehicles per day. Note that not all of
these volumes will be "new trips" as the day care/pre-school trips are being made today,
but to different facilities.
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The volumes generated by the proposed development will not create any land use traffic
congestion on the area roadway system.
Traffic Control
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The volumes generated by the development will not create the need to change the
existing traffic control at the intersections of English Avenue at 190th Street or 189th
Street. Presently, English Avenue is controlled by stop signs at 190th Street and 187th
Street. At the English A venue/189th Street intersection, 189th Street is controlled by a
stop sign. The projected volumes at those locations would not warrant all-way stop
control and sight distance is sufficient so as not to warrant any change in the existing
traffic control.
It should be noted that placement of all-way stop control at the English A venue/189th
Street intersection, would, if installed, cause needless delay for English Avenue traffic
that is not necessary or warranted. That traffic is already required to stop at 190th and at
187th. The introduction of stop signs on English Avenue at 189th Street would, over time,
tend to be ignored by traffic and drivers would tend to "roll" through the stop signs.
Drivers would wonder why this stop sign was there since traffic on 189th is very minimal.
The more stop sign controls installed, those not evident to serve a purpose, the more
drivers tend to ignore them and "roll" through the locations. This is a potentially
hazardous situation that needs to be avoided citywide.
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Northbound Ene:lish Avenue Closure
A citizen suggestion has been to close English Avenue-to northbound traffic just south of
the intersection of 189th Street. This is not recommended for the following reasons:
. English functions as a facility that handles "short" trips along the east side of CSAH
31. It provides access to development that has occurred along the east side of CSAH
31. Prohibiting northbound traffic at 189th Street would force "short" trips to use
CSAH 31 which is not desirable along that road which functions as an arterial.
. The volumes on English, projected at approximately 1,000 vehicles per day, do not
cause any traffic congestion - closure is not necessary and would cause more
problems than it would solve.
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the 18800 block of English A venue. The proposed development will increase the
volumes on English Avenue to approximately 1,000 vehicles per day. Note that not all of
these volumes will be "new trips" as the day care/pre-school trips are being made today,
but to different facilities.
The volumes generated by the proposed development will not create any land use traffic
congestion on the area roadway system.
Traffic Control
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The volumes generated by the development will not create the need to change the
existing traffic control at the intersections of English Avenue at 190th Street or 189th
Street. Presently, English Avenue is controlled by stop signs at 190th Street and 187th
Street. At the English A venue/ 189th Street intersection, 189th Street is controlled by a
stop sign. The projected volumes at those locations would not warrant all-way stop
control and sight distance is sufficient so as not to warrant any change in the existing
traffic control.
It should be noted that placement of all-way stop control at the English A venue/189th
Street intersection, would, if installed, cause needless delay for English Avenue traffic
that is not necessary or warranted. That traffic is already required to stop at 190th and at
187th. The introduction of stop signs on English Avenue at 189th Street would, over time,
tend to be ignored by traffic and drivers would tend to "roll" through the stop signs.
Drivers would wonder why this stop sign was there since- traffic on 189th is very minimal.
The more stop sign controls installed, those not evident to serve a purpose, the more
drivers tend to ignore them and "roll" through the locations. This is a potentially
hazardous situation that needs to be avoided citywide.
Northbound Emdish Avenue Closure
A citizen suggestion has been to close English Avenue-to northbound traffic just south of
the intersection of 189th Street. This is not recommended for the following reasons:
. English functions as a facility that handles "short" trips along the east side of CSAH
31. It provides access to development that has occurred along the east side of CSAH
31. Prohibiting northbound traffic at 189th Street would force "short" trips to use
CSAH 31 which is not desirable along that road which functions as an arterial.
. The volumes on English, projected at approximately 1,000 vehicles per day, do not
cause any traffic congestion - closure is not necessary and would cause more
problems than it would solve.
1 0-8-5
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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.
(C)
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.
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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.
.
294
City of Farmin.gtan
1 0-8-5
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294
, 0-8-5
(d) Development shall be accomplished only in such a manner
that on-site soil erosion shall be minimized both during construction
and when construction activity is completed.
(e) Wetlands and other water bodies shall not be used as
primary sediment traps during development.
(f) The quality of water runoff and water infiltration to the water
table or aquifer shall remain undisturbed by the development of the
site.
(g) The type and density of land use proposed tor the site shall
be suited to the site. Bedrock conditions shall not present a threat to
the maintenance of ground water quality and shall not fail to
adequately correct problems due to soil limitations including bearing
strengths, shrinkwell potential and slope stability. (Ord. 086-177,
3-17-86)
8. Additional requirements for conditional uses in flood plain districts
are listed in Chapter 10 - Flood Plain Management, of this Title.
(Ord. 093-323, 12-6-93)
9. Conditional uses in the flood plain districts shall also be subject to
the following considerations:
(a) The danger to life and property due to increased flood
heights or velocities caused by encroachments.
(b) The danger that materials may be swept onto other land or
downstream to the injury of others.
(c) The ability of proposed water supply and sanitary systems to
prevent disease, contamination and unsanitary conditions.
(d) The susceptibility of the proposed facility and its contents to
flood damage and the effect of such damage on the individual
owner.
(e) The availability of alternative locations not subject to flooding
for the proposed use.
(f) The compatibility of the proposed use with existing and
anticipated development.
City of Farmington.
English Ave - Land Uses and
Traffic Control Device Locations
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