HomeMy WebLinkAbout08.20.00 Planning Packet
.;
'.'
..._-._-'<:~/
.
a)
b)
c)
b)
AGENDA
PLANNING COMMISSION
Regular
August 8,2000 at 7:00 P.M.
Council Chambers
./ 325 Oak Street
1.
CALL TO ORDER
2.
MINUTES
June 27, 2000
3.
July 11, 2000
PUBLIC HEARINGS
7:00 PM
a) Colin Garvey CUP -- Continued Public Hearing
(Supplemental Supplied at Meeting)
Murphy Farm Preliminary Plat
Applicant: DR HortonlArcon Development
c) Conditional Use Permit - Continuation ofNon-Confonning Use - 301 Main Street
Applicant: David Thurston
d) Consider a Variance to the Maximum Cul-de-sac Length - Vermillion Grove Prelimi
Plat
Applicant: Rottlund Homes
4. DISCUSSION
a) Consider single-family models to be constructed before streets and utilities are installed
5. ADJOURN
Planning Chair: Dirk Rotty
Planning Commissioners:
City Staff:
Todd Larson, Chaz Johnson, Ben Barker, Dan Privette
David L. Olson, Community Development Director
Lee Smick, Planning Coordinator
Michael Schultz, Associate Planner
'.J'
.
.
.
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:
Michael Schultz
Associate Planner
SUBJECT:
Conditional Use Permit - Expansion of Landscape Depot Business
Applicant - Colin Garvey, 100 5th Street
DATE:
August 8, 2000
INTRODUCTION
Colin Garvey has made application for a Conditional Use Permit to expand his
Greenhouse/Landscape business within the R-2 (Medium Density) zoning district. This
is a continuation of the public hearing that originally began on June 27, 2000 and has
been continued by the Planning Commission under recommendation by staff.
DISCUSSION
Staffhas reviewed the Conditional Use Permit application submitted by Colin Garvey to
expand his Landscape Depot business located at 100 5th Street unto Lot 4 and the east Yz
of Lot 5 and the vacated alley, all within Block 30, Town of Farmington.
The following issues have not been resolved in respect to the application:
1) The applicant has not submitted documentation from Canadian Pacific Railroad
granting permission for use and crossing of the railroad right-of-way. The applicant
proposed to expand the existing enclosed landscape yard onto the above stated
property that also included the railroad right-of-way. The previous use on the
existing Landscape Depot lot made use of the right-of-way and no documentation
could be found permitting it.
The applicant has also proposed a rear access that crosses over the railroad right-of-
way and onto the area of Pine and 4th Streets. Staff has requested that the applicant
receive permission from C.P. Railway to create such an access.
2) Staff has also requested an adequate site plan for the proposed use of the property.
The current site plan does not indicate precise location of driveways (location or
width of drive paths), storage areas, fenced area or landscaping/screening.
!'
Staff has requested that the applicant consult a professional to draw up the site plan to
indicate the above requested information on the proposed site.
.
Staff has also reviewed the previous Conditional Use Permit application that was granted
in May of 1999. It was found that the applicant has not completed the parking lot portion
of the contingencies listed as part of the Conditional Use Permit, which included
submitting a parking lot construction plan and striping for the appropriate number of lots
for the land use.
STAFF RECOMMENDATION
Staff recommends that the Planning Commission deny the Conditional Use Permit and to
direct staff to complete a Findings of Fact based on the following:
1) The applicant has not submitted a complete, accurate and professional site plan of the
proposed expansion area;
2) The applicant has not forwarded documentation from C.P. Railway granting
permission for the use or crossing of the railroad right-of-way;
3) The applicant has not completed the requirements as listed in the original Conditional
Use Permit application concerning the completion of the parking lot.
.
cc: Colin Garvey
.
.
.
.
Existing Zoning:
R-2
Existing Comprehensive
Plan Use:
Business
Proposed 2020 Comprehensive
Plan Use:
High-Density Residential
Existing Land Use:
Greenhouse and Nursery/Storage of
Landscape Materials
Surrounding Land Uses:
North: Railroad spur line, Marigold
Plant
East: Single-family residential
West: Truck parking area/vacant
South: Single-family residential
DISCUSSION
Mr. Garvey has owned this property for several years and the building uses have varied including
a bus line company, a construction company and taxi service. Mr. Garvey has recently upgraded
the property by painting and re-roofing the existing building that at one time was a former
MNDOT maintenance shed.
A review of past zoning maps shows that the property has been zoned R-2 (Medium-Density
Residential) since the early 70's. Information previous to the 70's has not been located to
determine the exact time period the R-2 zone went into effect. Under an R-2 zone, a
greenhouse/nursery requires a conditional use permit.
Mr. Garvey proposes to use the site to sell landscape materials such as trees, shrubs and landscape
rocks and stones; however the business has been open since April 23, 1999 and is in violation of
the City Code. He is seeking the conditional use permit to remedy the situation, but understands
that there is a risk in opening the business before approval of the permit has been granted.
The attached site plan shows storage bins for the landscape rock and stone along the periphery of
the lot and the location of trees and shrubs on the east side of the lot. He has recently installed a
6- foot high chain link fence with two gates fronting 5th Street. He proposes to use the existing
building to house equipment and provide a location for the sales office. Parking for the
greenhouse/nursery is shown within the boulevard along 5th Street and includes twenty spaces.
There are several code requirements that need to be met in order for the property to be m
compliance with the Zoning Code. The following is a list of the requirements:
1.
10-6-13 (A 2) Screening shall be required in residential districts where any material and
equipment is stored other than recreational equipment, or construction material
currently being used on the premises. Screening is required along the fence line utilizing
slats in the fence, a wall, earth berm or landscaping.
10-6-8 (A) Off-street parking spaces shall be required by Land Use Category. The
greenhouse/nursery is considered a retail business and shall provide 1 parking space for
2.
3.
every 200 square feet of floor space. Thirteen parking spaces are required and the owner
has provided twenty. The area shall be striped to clearly mark the parking spaces.
10-6-8 (A 5) Plans for parking lots shall be submitted to the City Engineer for approval
before construction may begin. The site plan that was submitted is required to show
contours, proposed grading and drainage patterns in to detennine if the parking lot meets
the specifications of the Engineering Division.
10-6-8 (A 2) Any off-street parking lot and driveway shall be gradedfor proper drainage
and surfaced with concrete or bituminous material. The owner is required to install
mountable curb along 5th Street to match the grades of the existing boulevard parking
area and provide for proper drainage.
2-9-12 The spacing of street trees of the species listed in Section 2-9-11 of this Chapter
will be planted no closer than 30 feet except in special planting designs. Section 2-9-14
Boulevard trees shall be planted 7 feet from the property line. The distance trees may be
planted from curbs and sidewalks shall be no closer to any curb or sidewalk than 3 feet.
A total of four boulevard trees are required along 5th Street and are required to be planted
within the boulevard along 5th Street. In lieu of the existing parking lot within the
boulevard, the owner is required to install landscape plantings near the fence line to
provide aesthetics to the site.
.
4.
5.
As illustrated in the above Code requirements, a number of items must be addressed. The
following is an overall list of requirements that the Owner needs to address:
1.
The Owner needs to submit a parking lot plan to the City Engineer and install a
mountable curb for the parking lot along 5th Street.
In lieu of boulevard trees, landscaping material shall be installed along the eastern fence
line.
The storage area must be screened from view when residing within an R-2 zone.
.
2.
3.
ACTION REOUESTED
Approve the requested conditional use pennit contingent upon the conditions stated above.
Respectfully Submitted,
Lee Smick, AICP
Planning Coordinator
cc: Colin Garvey, CG Construction
.
I .
/
.
CITY OF FARMINGTON
CONDITIONAL USE PERMIT APPLICATION
Farmington, MN 55024
651-463-7111 FAX 651-463-1611
Applicant Name (please Print)~d~ ~ ~' Ii
Applicant Address 100 In ~. r( f m I Y1j . . ,vt tV
Street City State
Phone_<l2.5D L1(o?>-4~S" Fax (b~i) L/(P3"4g~O
Legal Description of Subject Property: (lot, block, plat name, section, township, range)
Lot- ~ \ OJ\(~ 'f"ht: Ei12 0 f- lOT 5' Cl{\d 'Hlc Va cCLkcJ A-t1 -e y
~ . {\IY\ ~ 'there t-v all I vt l?/ocK X . TDwYl c+ Fi,-ym I t'1cjl; n
Current Lan Use V l,'l L CLV\, t Current Zoning District
IS 'tpctnc\
Specific Nature of Request:
.
~ Cl'( cI
Following Attached: (please check) _ Proof of Ownership _ Boundary/Lot Survey
'_ Application fee _ 6 Copies of Site Plan
_ Abstract/Resident List *(required 350' from subject property)
_ Torrens (Owner's Dublicate Certificate of Title Required)
Property Owner's Signatnre ~ ~ Applicant's Signatore ~ ~
Date 2' ~ Date ~~~
.
,
---t -
,
-------
LOT
w
0..
(j)OJ~
":-tf'.
1-<0 .
<{~~
-lo~
Q..
Z
1.0
wI-
IO
I-.....J
u....u...
00
w~
z<{
:JI
1-1-
(f'lU1
W<{
3:w
PREP ARED FOR:
DRAWN: JRtoA
DATE: 7-6-99
CERTIFICATE OF SURVEY
CENTER LINE OF ~
EXISTING RAIL SP~ _ _____ _ _____
WSSJ..-- -
~O.OO
.
60
\
\
I
\
I
~------
~~
SCAlE II FEET
30
I
o
I
I
45
80
I
I
15
'f\"T ~
L.V I '-/
w
5
LOT 4
(QaJ
,,_V
.(Q
0)0
000
-r-O
/
:,Q
IOC~
COl
z
.
, hereby certify that this is a correct
representation of 0 survey of:
Lot 4, and the E 1/2 of Lot 5. and the
vacated olley adjoining thereto. 011 in Block
30. Town of Farmington. Dakota County.
Minnesota. according to the recorded
plot thereof. less the railroad.
-~
60
And that this survey and certificate was
prepared by me or under my direct
supervision and that I om a duly licensed
, land surveyor under the lows of the State
, of Minnesota.
~ ~ ,/'f, ;(s 9
\. Grant 'f>. Jacobs . MN License No. 23189
Dated this 8th Day of August. 1999.
o
'. C'l
ALLEY
90.00
N 89059'22". W
CHECKED: GOJ
SCALE: AS SHOWN
JACOBSON
ENGINEERS . SURVEYORS
P.O. BOX 541 LAKEVlLLE. MN
TEL. 469-4328 FAX 469-4624
BEARINGS ARE ASSUMED DATUM PROJ: 99055.21
o - DENOTES IRON MONUMENT F.B.: 149-46
550.
Collin Garvey
21080 Eoton Ave.
Farmington. MN. 55024
c~.
.
e,
.
tJI
;r
.::s f
~
-/ .....,
,. !I
;J
..
R e.&,- c.ei! U€J~<;L 0"- o:S;-- Ort ?}vJ "
C-'
~/
~,""'.t ...-\
., 'v \__ y__
...--- - -'"
------
_________- .' _.- t.
-f"'~ ...-
,_~- ,..--- I
I
C)
'-J\
-'r-
T
.
~ ~.~
", r
"'-;:""6"''''5 .. .
.~
J;;c:>C < '
~;.-
I'
I
I~
v-
I:+-
I",
'"
I~
I~
STo~-
'(
~
~
'"
v
'\0.' q-,
;' -r
i ~t~,'L.,___~]
r I~?'<":!
1-
Sr-e->>l::"
r-------------.
/J",,,I: '-',
<.p
-;:
;j
~
Sf-o ~ 'C
~ I Ll)K
i .( r t. ( ,,! 'I r
;,
,
-j
=. l
.
--,
-
-
..
.....1
-.!..
~.
d~
. .. fit
J .
- f
. ~
<D.
.
1'--
.1._
'-
I r----,! - I
I I
I J._______
I '--;;-'---, :::
t '! \) I :::: I ...
l - !!~ ~: ~
I '\: I ;:;
.. (,,, 170.. -, , <>
- ~
- - - - --I '" I ~
. (.,;' "'/<:7-.1. I ~
.t\ "_-' I ..
- ;",,! I . ,;9
-4., · _, _
I ~,,-- '.:~:" .-J'J.......
· ~ N"
--p "::J..\" I ...,~ ' ~
r-1S. -'~>I~ l
. I. _
.. -
- :~
C\I
. ~
.. "
.
, ..
.
..
:
.
,
~.:.z. ~
.-- "
....z.:'
-"
r-
-
!~.' .
r--
-
r:
-,,)
~-iC\o
- f(
v :.-.J
-
,
,
t
.
It)
""'
-
.
-.)
(0, ,
, I
-.J'"~ _
..9
.,t.,
V"""
~-::r
..., I · t
.$", l'
- ,
,
-
-
v
;0
"
10
(0
-
~
\
~
'in
-
-
CD
I"-
..u
-
~4 ...
.,. I
&.
-+ - - 'il
- - _'L ."""-;>:r~.>-j.' . I
I.)... I,,~
-- ---
-
,..
....
~
.
....
Q
-
t)
<:;
...
o
~
~.
~
'",
,.~.. l
/11
7 C
\1; /
..~.
-..-
--,
i-It,.:.
- IU- ~ -. ~ ~
- I.i
'I' ~c.i I .. n~'.
I . -:i..~._ v.~
~. rv ~ "'__ _ _,." ---T
. AI 0 ..,
~ ~r .~~
-:.A. - - ~~ _~: -Ojo<-, ,- ~(\I~'-I\-_-:
. - "'ocr -'1.
. -~ t ,_ . , ".
--41['-~ ~;l r _;,~.......~
r-:- ., ~_ .. I. I ...
~7.A._ I... 'l: I II' _-.(..
· ... --...., _J~ _
q
"en
I~
"
s". .- .,...
~~ ff".0 ,_
--:l
~ J'~,... >.II
...~,
10
'I-rrr
~
.
....
.,
:).
II
. ~I
-.1
\.~ '\.
~ "
~ ,!l
It
-
---_ ~__L
..:..- - - -
---.
:.
. " ,~~ ~-J."
: f~>>
.~
'f,
I"'. "'1;7
~ E'~'
- J....' r7..s" t:'fJ.
: FI
,
~ .,=,~.,J.FI <if2D r:1f1,
~ "..."
~ ",V
't..
~
~ ,,~
-
~
-
-
-
_6~'"
C\J
12.
~
-
v
-
.~ll>tlZ _ _In _.,-'
~ - b~ ,... . '.
I ""'--
\
~L.~
T,
.J __
~r
.. -
....
~.""'" \
L-:-
1
I
~
r
- ,
,eoott'.!;;'~I~,6' zzoo
I.. .. 'f/'I
-~- - - - O""'~'..';:'~
-" ~
-"
r
J
to
1-
/
-/
~
.k. i ...l.
l
--
-
"",
~.
C\I
-
.f~
/
.
-
ca
tn
o
C.
o
s-
a.
a.
:::l
o
.
C:
ca
C)
c
.-
-
o
o
.
''''{\ n '
0\J'0
,
:.
III
~.~ .,
~ '..
\
:.
---~-
1:'
-en
01:'
.Q) 0
... 0
COu..
~
I
,-------1
-
c:
o
..
en
0)
::l
C"
c:
:::,
~
o
a::
-
0)
~
-
(j)
0)
c:
a:
:en
,en
,'0) 16
: (,) 0)
,0
: CO J::
: 1:' (j) ,
O).J::
en - '
o~
a. o'
0-
...
a.
l
~
\
\
-o!/J
Q)!/J
roO
O).S \ 0) ~
a. CO 0
rJ ~ .Eo,
en_1:"
1:'0=\
, c:o.::l'
,COO)COI
\R-~~
I ---
--
,
I --
I \
I' \ ~g
: g.s!
I ~.~
x-
I o.!/!
...x
!~
I
\
\~
:-0
-. ~
: 0
. ....
- -"
: .~
-: (t
\I
: I
i i
L---J
, --"..._---------
199JlS 4lS
1:' .~ c:
0) e.2
en 0) en CO
oEC:O)
a. CO'"
e E 0.<(
0..0><
OW
\
:2cn~
8,-0 0)
.- 0 a.
"'00
CO u.. ...
~ a.
=
~
CII
-a
oS
CII
C) I
-a . i \
cD '
II) - I
8. : i \
~~lu\
-.- -. \
- - - ,:
, 1-
" ! :.....\
.--T: --
I .
I
I
I
198JlS 4lv
~
-,
r--
! l
>-
~
L---i CO
1:J
~
as
()
as
>
c8
OC
._ cD
tj-
oil
~8.
ee
a. a.
~o
-I
.-J
!
I
-
~
II'
o
4,-
\)
.J...
.c:.
L
~
o
--
,.,'-
-r-
'-
CJ
4-
f
Co-
<:
<
",'
c
.......
-+
\r
--
-
--..::
~
<:'
-2:
~
I
~;.'-
~
"
~
<:..
.;:::
~"
~
\":
"'-
.:..
\J
"\
"
\..
~
,-t
"'::\-
:.-:"
'::
v-
i~
I .
I 'it
~
'oj
----
,
"
~
Q
~
'"
i o-
r 1.-::
If:
.
.
.
City of Farmington
325 Oak Street, Farmington. MN 55024
(651) 463-7111 Fax (651) 463-2591
www.cl.farminiton.mn.us
TO:
City Planning Commission
FROM:
Lee Smick, AICP
Planning Coordinator
SUBJECT:
Middle Creek Estates Preliminary Plat/PUD
DATE:
August 8, 2000
INTRODUCTION
The Planning Commission reviewed the Middle Creek Estates Preliminary Plat/PUD on July 25,
2000. At the meeting, it was detennined that a number of issues needed to be addressed by the
Developers before the Preliminary Plat/PUD was approved and forwarded to the City Council.
Therefore, the Preliminary Plat/PUD was continued to the August 8, 2000 Planning Commission
meeting.
DISCUSSION
DR Horton and Arcon Development were required to address the following issues and prepare a
response for the August 3, 2000 meeting. The items below contain the issues to be addressed.
The response by the Developer for each item is provided in the attached letter from the
Developer's engineer addressing each issue.
I. The plat name for Murphy Farm needs to be renamed due to the name being previously used
on another plat in Dakota County.
2. The 128 units shown outside of the MUSA are identified as a premature subdivision in the
zoning code (11-2-4 (A-I) and are not allowed to be platted at this time.
3. The Parks & Recreation Commission require that a park site be identified in the southern
portion of the project that is not susceptible to flooding and is large enough to provide space
for a ballfield.
4. Street J is proposed to provide a southerly east/west local street, however, because of the
proposed traffic along this roadway, City staff require that the roadway width be increased to
34 feet measured from the back of curb to the back of curb rather than the proposed 30-foot
back to back. Because of the requirement, the configuration of the townhomes will need to
be modified to prevent Buildings 4 and 5 in Lot 6 and 4,5, and 6 in Lot 7 from being shifted
into the proposed Middle Creek floodplain.
/
5. Request that the Developer make homebuyers aware of the gas pipeline easement so that
future applications for decks or storage sheds are taken into account and do not encroach
within the easement.
6. Approval of the Murphy Farm Preliminary Plat is contingent upon all engineering
requirements being addressed. The issues related to engineering comments are included in a
staffmemo by Lee Mann dated July 19,2000.
7. An agreement needs to be resolved between Rottlund Homes and DR Horton/Arcon
Development concerning the timing of the installation of a culvert in the DNR protected
wetland 353W.
.
Dakota County Plat Commission Comments
The attached letter from the Dakota County Plat Commission states that the preliminary plat
"does not provide for local street integration with County highways as called for in the
Contiguous Plat Ordinance." They are concerned that the development does not contain a
north/south collector street as called for in the City's 2020 Comprehensive Plan.
However, the plat does not show the continuation of Street A to 20Sth Street because the street is
proposed in a future phase of the project. The attached Schematic Plan shows the conceptual site
plan with the continuation of Street A to the south. In the Middle Creek Estates project, Street A
intersects with Street C, another local collector, and then turns towards the south to complete the
north/south alignment. Additionally, Street A is shown on the attached preliminary plat for
Vermillion Grove and intersects with 19Sth Street to the north. The attached 2020 Thoroughfare
Plan also illustrates the required north/south collector and Street A meets the local north/south
collector requirements. City staff will discuss this item with the County Plat Commission at
their next meeting.
.
Outlots Proposed on the Property
There are a number of outlots proposed on the preliminary plat (sheet 4 of 20). The following is
a list of the uses for each outlot:
Outlot A
Outlot B
Outlot C
Outlot D
Outlot E
Outlot F
Outlot G
Outlot H
Outlot I
Outlot J
Outlot K
Outlot L
Single-Family Lot Size
DNR Protected Wetland
Future Development including Wetlands
Future Development including Wetlands
Future Park
Future Development
Future Roadway right-of-way
Future Development
Future Development
Road Entrance Feature
Road Entrance Feature
Road Entrance Feature
Road Entrance Feature
14.0 acres
101.4 acres
27.9 acres
12.4 acres
4.1 acres
1.5 acres
7.3 acres
0.6 acres
450 s.f.
450 s.f.
450 s.f.
450 s.f.
.
The single-family lot size range from 9,325 square feet to 30,540 square feet. The larger lots are
generally along the existing gas pipeline easement.
2
.
.
.
ACTION REQUESTED
Recommend approval of the Middle Creek Estates Preliminary Plat/PUD and forward the
recommendation to the City Council.
cc: D R Horton, Don Patton
Arcon Development, Larry Frank
3
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 ,(\0
Associate PlannerV"
SUBJECT: Conditional Use Permit - Continuation of a Non-conforming Use
Applicant: David Thurston
DATE: August 8, 2000
INTRODUCTION
David Thurston, P.O. Box 240191, Apple Valley, MN, has made application for a
Conditional Use Permit for a continuation of a non-conforming use within the 1-1 (Light
Industrial) zoning district.
. Planning Division Review
Applicant:
David Thurston
P.O. Box 240191
Apple Valley, MN 55124
Attachments:
1. Application
2. Location Map
3. Applicant's Plot Plan
4. Zoning Map
5. Comprehensive Plan Map
6. 10-8-5 (C) Conditional Use Permits - Approval
Criteria
Location of Property:
301 Pine Street
Lot Area:
27,659 square feet
Surrounding Land Uses:
Multi-family to the east, commercial to th~ south
(Sauber Plumbing and Auto Repair), railroad right-
of-way and commercial to the west, and Vermillion
River to the north
.
.
.
.
Previous Use:
Willey's Jeep, sale of automobiles Geeps) and
automobile Geep) parts
Proposed Land Use:
Automobile sales & boat storage
Existing Zoning:
I -1 (Light Industrial)
Comprehensive Plan:
Business
DISCUSSION
The applicant, David Thurston, has submitted a Conditional Use Permit application in
order to continue the sale of automobiles within an 1-1 (Light Industrial) Zoning District,
which is a non-conforming use in the current zoning code.
The previous owner, Louis Larson, operated Willey's Jeep on the property since
(approximately) 1988 when a 5,000 square foot addition was constructed; the property
was zoned B-3 (Heavy Business) at the time. The property was later rezoned to 1-1
(Light Industrial) making the sale of automobiles a non-conforming use.
Currently, the City's Comprehensive Plan has the area designated as commercial, with
the intent that the city's downtown business district will expand to the north, making use
of scenic Vermillion River area.
The applicant's proposal is to sell automobiles from the west parking lot of the site and
use the rear storage building and the fenced off outdoor area for the storage of personal
and recreational vehicles (i.e. boats, campers, R. V.' s, trailers, motorcycles, snowmobiles
and classic cars).
The applicant anticipates approximately 10 to 15 cars to be on the lot and possibly up to
30 ifthere is adequate room (the applicant would try to avoid squeezing the vehicles on
the site as much as possible). Advertising for car sales would be mainly over the internet
or through the Auto Trader magazine, and held on the property for people to inspect;
some outdoor advertising would be done for both the car sales and vehicle storage on the
front of the building.
The applicant stated that the owner of the jeep and jeep parts will have everything moved
off of the property by the end of the month to a location outside of the city. The applicant
proposes to clean up of the property by painting the interior and exterior of the building,
replacing damaged entryway and garage doors and cleaning up the front yard (possibly
including re-landscaping). There is also consideration of erecting a cedar fence along the
west property line abutting the railroad, resurfacing the blacktop and striping the parking
areas.
.
.
.
RECOMMENDATION
Staff recommends approval of the Conditional Use Permit, continuation of a non-
conforming use for both automobile sales and the storage of personal recreation vehicles,
based on the fact that future use of the property is identified as commercial within the
Comprehensive Plan; approval is contingent upon the following:
1) The applicant completes exterior improvements to the building within 60 days of
operation of the proposes uses;
2) The applicant submits a landscape plan to the City for any landscape improvements;
3) No automobile or motor repair take place on site;
4) All existing exterior lighting is in working condition within 30 days of operation of
the proposed uses;
5) Other conditions as may be recommended by the Planning Commission.
cc: David Thurston
.
CITY OF FARMINGTON
CONDITIONAL USE PERMIT APPLICATION
Farmington, MN 55024
651-463-7111 FAX 651-463-1611
~/)''1
Zip Code
Applicant Name (please print) f"AAt),j ~Ui" tt'i"
Applicant Address .. ~o v2:>c)( -::l'-!o \~\ "-Pf'\.e\.hii.--y ,1111/
Street City State
Phone_~q87- 10'4'7:>- Fax_<-:>
Legal Description 9f Subject Property: (lot, block, plat name, section, township, range)
~ ;t+,k<c \.",J, S....r..;~'I
Current Land Use 3t'.e{l ~\'I!). "" ~h';. L~
Current Zoning District
'J=\
. Specific Nature of Request:
'On+: .,...,,<.- ~,."
cl{..
;1.)0,,,\ &" "J~;m"" 'S""'L-
-4:,.-
Cor- $<<.L<.>,
Following Attached: (please check) _ Proof of Ownership .L BoundarylLot Survey
-L Application fee _ 6 Copies of Site Plan
)( AbstractlResident List *(required 350' from subject property)
_ Torrens (Owner's Dublicate Certificate of Title Required)
Property Owner's Signature ~ ..~~.
Date I - ). ,- 09':::::'
Applicant's SignatureD ~~~~
Date "7 - Z j - '" c'
)
.
.
.
.
:\ ~1. ..... ~ ~,.......;.,:j "T':"", ,~",.../I' "". . ""'" ";"'1" '1Mf'Ito ~ .1. + 'i8 -:!f'- .' ;~1 101"'. oj :!'\P.A
,1'Vij1 t,,),;;im19,S ...<.;.VIC ,,,U,,:),,OH ,an "..Iwner 0 H'I...... o~ " !",j, "S'J:Il,eaHC ''-I',"""
'>-,:'> l'm 0'''''1 ("'!-,o''''' t::,:'>ip"'=.?5",d stO:r~C<i1l 1 ""'''',Q''''CSe '1-.0 ,~~o;::>n' ,1 m.::,nd "'tart'''' hoa. t st.orace ;:1<1"!A
: 'ooilljj..},l',l,J";::}':. .1;i_.......:....._;..,A ,~""""l ;l, ..u..:;v., }J~ :~.." }. .....,t'...,~. ..,..lIl-"!,;d-;; '#....... '.~'~" ,... "" 'Q1111\...;i
car saJes:I.;S;T',ess:n:2C'1 "Pir:~? street, farmington, Minnes.ota. List.ed be!Qware
$011)e fJf rrry ~!j~~a~3
",~.,~ '."". .",.....,;.i...," . ; ,', '.t ,-l ",,,,-,,,'..' 1.ho ,. .,.. lor ...,...,i
."e .ad. " 19, .C).. .I:, ,~j~rarll: ,0...0 ,$ 1"",m[ ,J .e~x..ef,. a"""
~alter10f ~:)f ::he ;}t:~iJ~ngt re{n0V~3
'J~3fis ,S1PQ ;~alr~~.a~;3t~ ;:lr{)~jfna
OB.r,.,mg
;:C3'~cr.e 0~J;:lf,5;~'1 tJ.lB F~1r r;z;rrh
......'.:............,.,i
:H;j~';i.j
i~;~)Li(:;
'''~!O :;:5
I.,,\~,n
--~ ,j-
. . . I . ,.
JV{)S'.~ .s~.c::..; ~C'~. .~;j'.:j 2~,(::'2C':3~:C{~ ,~rC;'L~.;::::..:'G
/:;8.1\ .2-
~rc,ccr~""!
:0
c ~-::y
,1.:......,,''''
'"Ail ......J
-.I; ,
''!!I'''''''
"1.1,;>1\\ ~ irt"'!lV 'Iifer-,I.l
. li"l;'.lJ:!.il'~ ..,,/1 '.;/"'''! .~
\'... ~ ~
~ ~
fJ;j~/id~r,'fl'L!}"'f3'lon
.
c:
o
--
,..,
ca
(J
o
-I
,..,
.e
....
en
CI)
c:
--
a..
~
o
M
.
, I
I I
__ -L '
- T~- -----~--~
~ r
__ I
-----1
I
I
~I
I ------------
r+------ -,
: i -
i I ~---------
! I
i I
I I
II
I I
II
W-.
II~
I I
I
I
I
I
.
Ll__
1---1
I-J
i I .....
: _... ,i en
1- -, ~
__j-----------, 0
..J
..J
~
>,i
1::
Q)
a. .--
o
. .... ,
!Cl. .
\ ---
\
\
\.
i
I~, I
! -------] ,
I I I
,__ I I
I___J fI1
~
I '
I
.is H.i V
.....
en
w
z
0-
~
i '
i I
, [L-J
. . [
! ;----_~..... ~Ij I
i en '
:Z :
;__1 : <(: I
~_- -I:; I--~
II -; H
1.S ~~E~_l I_~
__ \-,- ,u_~_1 1_ ~
---------.u i "1 I I
_'--- : I I
...._~~~-----l~y
------------- '
I
~
\ I
I '
J I
1
i
-;~
\
\
\
-- \
(;:;:'j~ " 1
I .I )! I
, " I / '
II ( ~
\\.. ,I.;' I
<~;/ f~
_ L .____._--'_--====r:__===:::L i
\.
1/;// 1 f/ / / ~ / 1~ >'~ ("iJ:) '/~" \ \
II I I / / / F ' '.., \ i"''''
II I / "ry / / /, \ '\ \ l ' \
1/; /, '0/1//1/1 ~ - 'I C~~_..-- \
~I /1 1/,1 I I 1/ I 1'!.'(H'('N:.4' In:':;'(" \ \ \ \1 "
1 I I I '''"'j I I 1/ ('I ,~~~.t-",~r~\<.. \ J\ i " "-
: 1/1 N j" // /;/ ~....: .1// F",,,,,..1, \ \ ~ \ I~ "\!~"
111;1 II/I /F/t wo,.t\ \ \ ,8<:>.
It/I{)II/I// I I \1 \
I1II I f / / / I I ,""",( --- \ \ \ \
If/If 1111/ \\\ \
1/1111 II//i'" \\
f I I II ,~/c! / / \\~'1v \ \
VIIIII f/}// '\\\
~ I \ \ L /1/ I / / \ \ \ \ :r,
/ }u ! \ '
/1 L'I~"\~; / ~!L//~/. /' , ~~ I~i \ I I I,' I':
'I' I / // ?O~1f< ...;/ \) Ie) I I!
/ I I I j' <; :~:~" II,
I. I , . '.\ ! i i
I /, I 111,I-iJ ~ ~>. Iv; ! / (
I I II~, ,// \. \1,/,
r I J I I II I;:; 1(; r ./ \ I II I I :,u
,-I I I In c> IV I
~ .~; f Q , r:? II ""<.3 I . I \
Q '.' I ! I C) r.J .,! '
/ II / I \~' i-- /' .. (\:~''':. :.'. \ \,'~"
~ / / "'1) / i I .' \ I II ". \
/ / / //~...' / ..~ :"', f : i 'I.L\~'
/I///~//I'J~;'/~/ / ,,~,-.'r! ',,'; :fli ~r n"~C~/~"'(":"11 A + I)," {I 'I' :\ \ \ '~:,~,:,"::::~ ':: '.'~~: : :;;~:;o~:~~
fV. ': II" "'""" 0 ( 1"ar..1i "".ton. bUlIrI'
'"t / ' ~ ~1:r <<'. ~,\. ~ " '.~'~I". \
/ I 19"26 -" I' (C,.I":. "t P, \
.....- " . ~ ~. !~ I \
I '9 '~ f\ \
/ : ~ /'1t ,,; '1 ~ "\
,,/ ~;;I <' (, '"'-"::,' C(/"W; '..
,'t: :rl-/~- j
I "1 I-I ,,;> ' (
If ~.~ '( V
I ~~L" . .--.-.::;':~~~~,~~ l!~~(:~r ,~" i - __. _. _I~ '-L.i
I - U rC _ '0 vv I >
;'02.5 .....: U '" \.' ~~ '~r! -' I
"x. '()1'f}\(J(I>1 J v I I
OF ",,~r' 1 ',1]'" \- - "',~\I ____J:'~.'" .9(',
; " ,/"d :.,,; J ~ I ";:: - j"".:- - ". - vJ~'~ - ".~.~~."'" --- - w
-=J=-l, ~j ,~J i, IJ\ " ,,;/<~5 ""9
5,1 (N I --JII)71"-.)III/~~ <VI' :';, .,/::. ')Vi',
s .....q,c:,o 2J'3C" W '/
/
/
-- ---- ::-.-::-.----------
1/ ;;;0-:">
f
,/
i(
\
,
.
Tr)T-.JL IlRL/J = 2(~-~
()n ':~'P North r.un tinq to
or'{~i-n..ll-'y ldid ('It:, ~H' t:.h(.
"dnd on !:!If'o We:;': Ly ':'1e Md'
f'dcific l{,lilvdY r:01JDany.
/
/
^nd ;.\Jso all pclrl~.'; of Vilcat
Wp.st ha' [ (..If 'f'h r:d :-':f:t'<?r.~t ,)
U~I~fI r.,)t r" Block. .',l, of th,
:;rJld V''1r~dt.ion (\f: P nn f~tr.r.>(,1
_1('P1l r~ t::'[\dflt pilr: t 0 f sai:1 .. ^ ,.
0(: ~",,, i~-f 1.0': fl, ~llock :~J. 01 I
t-:iH~tt'()( nn.... on :i,JI. a:nd of r
\..,j,f:hin and for ~,<-1i(f county arl
'jOTE: TOPOr,-
j :i'V('I-1 ".'/!!T'1j,- ,"
.
I
I
1/
.
.
.
a
(
>.
t::
Q)
0..
o
I-<
0..
E
Q)
.....
Vl
ro
Q)
OJ}
s::
o
Cil
OJ}
s::
:9
.3
,.D
'-
o
.....
s::
o
tl::
r
if
.
.
.
I
[
,
l' ..
I'
I ~j
(
t
.
:{
t
"J
..
.~ .,',~
1,1 .
(! ,( J:
~ ~ .1
nl ::
[]I t 'i;:'"
D"
" I' ';>-j
r '
.' ~~
" I....
. ~l
\ : li
'", ,i
I
Q)
u
C
ro
l-<
......
C
Q)
~
...c:
t::
o
c
t)1)
c
:.g
o
o
......
1
I
I
......
Q)
Q)
l-<
......
r/J
Q)
C
.-
0...
......
o
~
"!
,
.
.
.......
en
Q)
~
OJ)
t::
o
"'2
...c:
t
o
t::
OJ)
t::
:.g
o
o
..........
III
.
.
.
.
*
1 0-8-5
10-8-5
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.
(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.
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 Farmington
1 0-8-5
.
.
.
294
10-8-5
(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 for 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 unsanit~ry 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
.
I
~ (D)
.
.
10-8-5
10-8-5
(g) That there will be an equal degree of encroachment
extending for a significant reach on both sides of the stream.
All conditional uses shall comply with the requirements of this
Section. In order to determine whether a proposed use will conform
to the requirements of this Title, the Board of Adjustment may obtain
a qualified consultant to testify. Said consultant service fees shall be
borne by the applicant.
1. Fire prevention and fighting equipment acceptable to the Board of
Fire Underwriters shall be readily available when any activity
involving the handling or storage of flammable or explosive material
is carried on.
2. No activity shall cause electrical disturbance adversely affecting
radio or other equipment in the vicinity.
3. Noise which is determined to be objectionable because of volume,
frequency, or beat shall be muffled or otherwise controlled, except
for fire sirens and related apparatus used solely for public purpose
shall be exempt from this requirement.
4. Vibrations detectable without instruments on neighboring property
in any district shall be prohibited.
5. No malodorous gas or matter shall be permitted which is
discernible on any adjoining lot or property.
6. No pollution of air by fly ash, dust, smoke, vapors or other
substance shall be permitted which is harmful to health, animals,
vegetation or other property.
7. Lighting devices which produce objectionable direct lighting or
reflect glare on adjoining properties or thoroughfares shall not be
permitted.
8. No erosion by wind or water shall be permitted which will carry
objectionable substances onto neighboring properties.
9. Water pollution shall be subject to the standards established by
the Minnesota Pollution Control Agency.
10. Applications for conditional uses in the flood plain districts shall
be accompanied by reports from the City Engineer on the following
material as supplied by the applicant
395
City of Farmington
10-8-5
10-8-5
.
(a) Site plans indicating existing and proposed structures, fill,
material storage, flood proofing measures and their relationship to
the stream channels.
(b) Typical valley cross sections through the site, indicating the
elevation of land areas adjoining each side of the channel, land form
changes proposed on the site together with high water information.
(c) Soils maps, topographic maps at a two foot (2') contour
interval, vegetative cover plus the location and elevation of streets,
water supply and sanitary facilities.
(d) Profile showing the slope of the bottom of the stream
channel.
(e) Specifications for building construction and materials, flood
proofing, filling, dredging, grading channel improvement, material
storage, water supply and sanitary facilities.
(f) Plans showing the floor protection measures to be taken in
accordance with subsection (C)8 of this Section.
(g) An analysis of the above information by a registered
professional engineer which includes the following:
.
(1) An estimate of the peak discharge of the regional flood.
(2) The water surface profile of the regional flood based upon
a hydraulic analysis of the stream channel and over bank
areas.
(3) The effect of the proposed encroachment on the stage and
velocity during the regional flood event. (Ord. 086-177,
3-17-86)
(E) Prior to the approval and issuance of a permit, there shall be
executed by the applicant and submitted to the City Administrator, an
agreement to construct required improvements, to dedicate property
or easements, if any, to the City and to comply with conditions as
may have been established by the Planning Commission. Such
agreement shall be accompanied by surety acceptable to the City
Administrator in the amount of the established costs of complying
with the agreement. The aforesaid agreement and surety shall be
provided to guarantee completion and compliance with the conditions
set forth in the permit within the time to be approved by the Planning
.
395
City of Farmington
~
~
bJ)
~ I-
.~ en
~
0 ~
N 0
......J
~ ......J
0
.
~ ~ l-
I (f)
~ = z
~ <(
0 ~
0
.~
U
.
.
C3 C
.~ ~
<> @"
i ~ E: ~
~~~-8 -o..Cl:S 0 C
o ou 0 f:I:l =- _ ._
ct .5.5 ~ "Og 6' - "0 .~ 'c ~ ~ ~ 0;
] ~ ~~~~'~~:-~j~~'~~j~
v 1>'>-0 2 2 ell ell ell is '" >..- "- ::l -0 C E <> U
01) ~ 5 :;:;~1! >..0 5 ~r.t..-g ~~ ::lCl-o
~ co_.~.~~<>>~_-o-o~=~~~~~
- aell~~~E~~'i~gg~~~o<>._.~
ell<E<<~O~~U~~O~-~~~~
~~.~~~~~~ ~~--_c~~~;
.~ :=> Cl I I I I I" I I ~ "? -:=> I t I I
U~~<<ellellellellU"-"-"-~o..~~~~
<~IIIII~IIIDIIDill
t.I.l
-
v
v
u...
o
o
'<t
z*oo
:::
0
0
N
V
-a
u
r/)
01
0
0
N
~
II :E ~ I
.
"'0
C
Q)
0>
Q)
....J
'"
.,
~ ~
c: "
'" .,
;: ro 0-
., ., 0
:s:;;: ~
.~ 8. ~
::<.Q;:)
:s ~ .~
"'., ~
a: 0 '" c
'8 .!;; -g c;; ., .,
.QE 5 'E", ~K8
lL~m.. .,'" Uo.o",
~~-g~ ~~'" :g~~~
:;:" "';:) "0'" Cl.8."c:
"':Jl5~"., ~o:: ~"'._ 08.
<.' c: 0 .,. c: ~ '" '" E ., '" EO" 0
~~ ~ m '2 ~ ~ _ Cl. ~ ~ 0 ~ ~ ~ ~ c;;
~5~i~I~~~~~~~0~Cl.E~:S:
5mg a: Cl. ~ c: ~Ui.!;; ~j'g.g,-g~~~~
.g~~'8'8".lll';;;il!!loO::<iCl.c')O:: ]
~~~ ~ ~ lO :S1~1.Er;D -"illmllf] .
<~ 0 8 ~I
Q)
Q)
u.
o
o
~
c:
Lt)3:
......0
0......
.- c:
~~
ce
c
ro
a..
Q)
(/)
::>
"'0
c
ro
....J
o
N
o
N
t.IJ
o
o
N
if!
...z
"OW
zz"
Z9~
:;"''''
K~~
",.."
00...
~:;u
1'1>-~
~g~
....~
rWa
~2~
...",'"
~Kill
z+~
;::
Q)
ro
u
CJ)
01
o J
o
N
\ . \
lL__ ______ .
.
.
.
City of Farmington
325 Oak Street. Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farminlfon.mn.us
TO:
City Planning Commission
Lee Smick, AICP /Y cO
Planning CoordinatoK
FROM:
SUBJECT:
Consider a Variance to the Maximum Cul-de-sac Length - Vermillion Grove
Preliminary Plat
DATE:
August 8, 2000
INTRODUCTION
At the July 11, 2000 meeting, the Planning Commission approved a variance to the maximum
cul-de-sac length of 500 feet. Upon further consultation with the City Attorney after the
meeting, the Planning Division was informed that a separate public hearing was required for the
variance. Therefore, a public hearing was scheduled for August 8, 2000.
DISCUSSION
During the Planning Commission meeting on July 11,2000, the Planning Division stated that all
of the public cul-de-sacs (Streets C, D, E and N) proposed on the plat exceeded the 500-foot
maximum for a cul-de-sac by 15 feet.
After the Planning Commission meeting and upon further examination of the cul-de-sac lengths,
the Planning Division determined that Streets D and E exceed the 500-foot maximum by 115 and
98 feet respectively. The cul-de-sacs were measured from the curb line of the intersecting street
to the center of the cul-de-sac.
Streets C and N were also examined and were determined to fall below the 500-foot maximum
length. The lengths of Street C and N were measured from the curb line of Street B to the
intersecting centerlines of Street C and N measuring 465 feet. At the 465-foot measurement the
roadway branches into two separate cul-de-sacs allowing for turnaround accesses in both street
areas.
Staff presented the need for a variance at the City Council meeting on July 17, 2000. The City
Council approved the Vermillion Grove Preliminary Plat contingent upon the approval by the
Planning Commission of a variance to the maximum cul-de-sac length of 500 feet.
Therefore, Rottlund Homes is requesting a variance from the 500-foot maximum cul-de-sac
length requirement by 115 feet. The liS-foot request allows for additional length due to the
requirement of increasing the cul-de-sac radius to the back of curb from 47 feet to 50 feet and the
right-of-way from 60 feet to 64 feet as required with the approval of the preliminary plat.
.
.
.
As stated in the memo on July 11, 2000, the Fire Marshal has reviewed the cul-de-sac length and
determined that if the cul-de-sac has an unobstructed lane of traffic 20 feet in width and an
adequate turnaround radius, the Fire Department would accept a cul-de-sac length of 500 feet or
more.
Therefore, City staff recommends approval of the variance from the 500-foot maximum cul-de-
sac length requirement by 115 feet. As stated at the July II, 2000 meeting, the average cul-de-
sac length for most communities is 700 to 1,000 feet. During the zoning code update, staff will
propose an update to the maximum length of a cul-de-sac.
ACTION REQUESTED
Recommend approval of the variance from the 500-foot maximum cul-de-sac length requirement
by 115 feet.
Respectfully submitted,
~..~
Lee Smick, AICP
Planning Coordinator
cc: Michael Noonan, Rottlund Homes
2