Loading...
HomeMy WebLinkAbout02.09.99 Planning Packet .. a) . b) c) d) e) 4. a) b) c) d) e) 5. . AGENDA PLANNING COMMISSION Regular February 9, 1999 7:00 P.M. Council Chambers 325 Oak Street 1. CALL TO ORDER 2. ELECTION OF OFFICERS 3. APPROVAL OF MINUTES a) December 8, 1998 b) January 12, 1999 3. PUBLIC HEARINGS .~ ~ 7:00 PM II Amend Section 10-2-3, 10-3-1 and 10-3-2 of the Farmington City Code - B-4 Neighborhood Business District I Amend Title 10 - Definitions of the Farmington Zoning Ordinance - (continued from 1/12/99 meeting) J Application to Amend the Comprehensive Plan - 821 Third Street Application to Rezone property at 821 Third Street from R-2 (Medium Density Residentia1)lto B-4 (Neighborhood Business) i Conditional Use Permit - Continuation of a Non-Conforming Use - 821 Third Street - Airlake Ford Body Shop DISCUSSION Conditional Use Permit and/or Variance for Accessory Apartment - 300 Main Street Sherman Townhomes Schematic Plan Proposed 2020 Land Use Plan - City Council Recommendations Proposed 2020 Thoroughfare Plan r Amend Title 2 Chapter 9 and Section 10-6-14 of the Farmington City Code - Revised Laq.dscape Ordinance ADJOURN ,~ I ~--" . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: City Planning Commission Lee Smick, AICP At 0 Planning Coordinator !)/" FROM: SUBJECT: Amend Section 10-2-3, 10-3-1 and 10-3-2 of the Farmington City Code - B-4 Neighborhood Business District DATE: February 9, 1999 INTRODUCTION The Planning Division proposes to amend Section 10-2-3, 10-3-1 and 10-3-2 of the Farmington City Code to provide a new zoning district titled B-4 - Neighborhood Business. The amendment includes a purpose statement in Section 10-2-3 of the Code for the B-4 District and proposes permitted and conditional uses in Sections 10-3-1 and 10-3-2. DISCUSSION On January 12, 1999, the Planning Commission directed the Planning staff to present the proposed amendments to the City Council to receive feedback concerning the development of a new zoning district titled B-4 Neighborhood Business. The neighborhood business district is intended to provide a setting for low and medium-density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the district is to meet a wide range of needs of everyday living in neighborhoods that provide a variety of housing choices, that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community. Any new development within this district shall be arranged to form part of an individual neighborhood. The Neighborhood Business District may be located within the core of a neighborhood with adequate access to the business center or on the periphery of residential neighborhoods along collector streets or streets of a higher classification. The Planning staff presented the proposed district to the City Council at their January 19, 1999 meeting and the memo from the meeting is attached. The Planning Commission may recall that a number of residents were concerned with the uses existing in the facility at 821 Third Street as well as the type of uses that may be allowed in the facility under the B-4 permitted and conditional uses. A neighborhood meeting was held at the facility on January 7, 1999 and comments from the meeting are included in the attached Planning Commission memo dated January 12, 1999. . . . Comments from the City Council on January 19, 1999 The comments from the City Council at their January 19, 1999 meeting include the following: 1. The City Council was concerned with the size of trucks delivering material to the neighborhood businesses and directed staff to review types of trucks that would be most compatible in this district. Staff response: City staff detennined that the size of a standard UPS truck at 23,000 gross vehicle weight should be the maximum size of truck allowed in the district. This size and type of truck is typical in neighborhood districts and provides the rationale for this detennination. 2. A resident was concerned with the dry-cleaning business as a pennitted use in the district because of the use of highly volatile chemicals used in the service and was also concerned with the high volume of traffic associated with this type of use. Staff Response: City staff responded that dry-cleaning services are regulated by the state and/or federal government and the traffic issues fall under the parking requirements of the City Code. 3. The City Council recommended either moving the neighborhood services from a pennitted use to a conditional use or designating certain neighborhood services as conditional uses that are not as compatible as other services. (Example: Conditional Use - dry-cleaning). Staff Response: City staff understands the concerns of the Council, however, staff has detennined that the pennitted neighborhood uses are compatible with residential neighborhoods. By designating the pennitted uses as conditional uses, every new business that falls in this category would need a conditional use penn it, causing delays for potential business owners. Therefore, City staff continues to recommend that neighborhood services remain as pennitted uses. Attached infonnation includes the pennitted and conditional uses for the B-4 District and definitions pertaining to the new district. The City Attorney has reviewed and approved the attached text amendment for adding the B-4 Zoning District to the Zoning Code. ACTION REQUESTED Staff recommends the amendment of Section 10-2-3, 10-3-1 and 10-3-2 of the Farmington City Code to provide a new zoning district titled B-4 - Neighborhood Business. The amendment includes a purpose statement in Section 10-2-3 of the Code for the B-4 District and proposes pennitted and conditional uses in Sections 10-3-1 and 10-3-2. Upon approval, staff recommends forwarding the amendment to the City Council. Respectfully submitted, ~~ Lee Smick, AICP Planning Coordinator . . . PROPOSED AMENDMENTS TO TITLE 10 - DEFINITIONS DRAFT DAY CARE FACILITY: RESIDENTIAL CARE FACILITY: PERSONAL AND PROFESSIONAL SERVICES: PERSONAL HEALTH & BEAUTY SERVICES: NEIGHBORHOOD SERVICES: LIGHT MANUFACTURING AND ASSEMBLY: 02/04/99 Any state or county licensed facility, public or private, which for gain or otherwise regularly provides day care of a child in a residence outside the child's own home for periods of less than twenty-four (24) hours per day. Any state or county licensed facility, public or private, which provides care for children or the aged or infirm, or for those who may be disabled, and includes licensed programs defined under Minn. Stat. S245A.02, Subds. 10 and 14. Nonretail services involving predominately the handling of information or the performance of administrative services which may include services provided both on-site and off-site on a walk-in or appointment basis, such as counseling or indirect or non-personal service such as real estate, travel agencies, financial agencies, insurance offices and professional services which include, but are not limited to: legal, psychology, dental and accounting services. The selling of services that involve personal health and beauty care and treatment to clients on a walk-in or appointment basis. These services include but are not limited to; barber shops; beauty salons; nail salons; therapeutic massage; chiropractic services; weight-loss services, health clubs, dance studios, jacuzzi and saunas and tanning salons. Uses that provide services to the neighborhood such as: libraries, copying and postal services, locksmiths, jewelry/watch repair, upholstery and furniture repair, computer services & repair, dry-cleaning/tailoring shop or optical care. A use engaged in the basic processing and fabrication of materials predominately from previously prepared materials, of finished products or parts where no process involved will produce noise, vibration, air pollution, fire hazard or noxious emission which will disturb or endanger neighboring properties. The shipment of products shall be limited to truck sizes of23,000 gross vehicle weight (gvw) or less. . 1. 2. 3. 4. . 5. 6. . DRAFT B-4- Nei~hborhood Business Purpose: The neighborhood business district is intended to provide a setting for low and medium-density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the district is to meet a wide range of residential needs of everyday living in neighborhoods that provide a variety of housing choices, that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community. Any new development within this district shall be arranged to form part of an individual neighborhood. The Neighborhood Business District may be located within the core of a neighborhood with adequate access to the business center or on the periphery of residential neighborhoods along collector streets or streets of a higher classification. Permitted Uses: Personal & Professional Services (not exceeding 3,000 square feet of gross floor area) Personal Health & Beauty Services (not exceeding 3,000 square feet of gross floor area) Non-Profit/Public Buildings Day Care Facilities Residential Care Facility Neighborhood Services (not to exceed 3,000 square feet in gross floor area) Conditional Uses: 1. Personal & Professional Services (exceeding 3,000 square feet in gross floor area) 2. Neighborhood Convenience Stores (no gasoline sales, not exceeding 3,000 square feet in gross floor area - no automotive repair facilities allowed) 3. Restaurants (no drive-through services, limited to 3,000 square feet of gross floor area, no alcohol sales) 4. Funeral Homes 5. Animal Clinics (No kenneling allowed) 6. Parking Lots 7. Multi-Family Dwellings 8. Churches 9. Schools 10. Light Manufacturing and Assembly (trucks not to exceed 23,000 gross vehicle weight (gvw) 11. Clinics 02/04/99 . . . /O~ City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.d.farmtnllon.mn.us TO: Mayor and Council~~bers City Administratorf/fP 0 Lee Smick, AICP (}) Planning Coordinator Y ~ FROM: SUBJECT: Amend Section 10-2-3, 10-3-1 and 10-3-2 of the Farmington City Code- B-4 Neighborhood Business District DATE: January 19, 1999 INTRODUCTION The following amendment is being presented as a discussion item with the City Council to develop a new zoning district. The new zoning district will address existing and proposed sites throughout the City that requires a zoning category that is compatible with surrounding residential uses while providing services to the neighborhoods through business related activities. DISCUSSION Subject to discussions with the Planning Commission, it is proposed to amend Section 10-2-3, 10-3-1 and 10-3-2 of the Farmington City Code to provide a new zoning district titled B-4 - Neighborhood Business. The amendment includes a purpose statement in Section 10-2-3 of the Code for the B-4 District and proposes permitted and conditional uses in Sections 10-3-1 and 10- 3-2. During discussions at the December 8, 1998 Planning Commission meeting concerning a proposed rezoning of 821 Third Street, it became apparent to the Planning Commission and Planning staff that there was a need to provide business districts that could serve adjacent residential areas on parcels of land three acres or less in size. Further discu~sions of the B-4 District were discussed at the January 12, 1999 Planning Commission meeting. At the meeting, the Planning Commission discussed possible permitted and conditional uses within the B-4 District and requested that the City Council review the recommendations for the zone. Upon review and recommendations by the City Council concerning the B-4 District, the Planning Commission will hold a public hearing on February 9, 1999 to take action on the proposed neighborhood-business district. . Proposed B-4 District The neighborhood business district is intended to provide a setting for low and medium-density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the district is to meet a wide range of residential needs of everyday living in neighborhoods that provide a variety of housing choices, that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community. Any new development within this district shall be arranged to form part of an individual neighborhood. The Neighborhood Business District may be located within the core of a neighborhood with adequate access to the business center or on the periphery of residential neighborhoods along collector streets or streets of a higher classification. The Planning Division has been in the process of examining surrounding communities such as Rosemount, Lakeville, Apple Valley and Bumsville to determine the types of uses located in each respective community. The attached matrix illustrates these fmdings. The proposed B-4 District purpose, permitted and conditional uses and defmitions are also attached. Advantages of the Proposed Amendment The B-4 District will result in the following: . Provide a variety of service oriented businesses in close proximity to neighborhoods while remaining compatible with the surrounding neighborhood. . . Provide locations for start-up businesses and uses that only require small leased spaces. Provide the opportunity to make use of existing buildings within a residential neighborhood while remaining compatible with the surrounding neighborhood. The City Attorney has reviewed and approved the attached text amendment for adding the B-4 Zoning District to the Zoning Code. ACTION REOUESTED Staff is requesting comments from the City Council in order to continue to refme the proposed B-4 Neighborhood Business District zone and forward comments to the Planning Commission for formal reVIew. Respectfully submitted, ()r-a-- ~~ Lee Smick, AICP . Planning Coordinator . 1. 2. 3. 4. . 5. 6. . DRAFT B-4- Neighborhood Business Purpose: The neighborhood business district is intended to provide a setting for low and medium-density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the district is to meet a wide range of residential needs of everyday living in neighborhoods that provide a variety of housing choices, that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community. Any new development within this district shall be arranged to form part of an individual neighborhood. The Neighborhood Business District may be located within the core of a neighborhood with adequate access to the business center or on the periphery of residential neighborhoods along collector streets or streets of a higher classification. Permitted Uses: Personal & Professional Services (not exceeding 3,000 square feet of gross floor area) Personal Health & Beauty Services (not exceeding 3,000 square feet of gross floor area) Non-Profit/Public Buildings Day Care Facilities Residential Care Facility Neighborhood Services (not to exceed 3,000 square feet in gross floor area) Conditional Uses: 1. Personal & Professional Services (exceeding 3,000 square feet in gross floor area) 2. Neighborhood Convenience Stores (no gasoline sales, not exceeding 3,000 square feet in gross floor area - no automotive repair facilities allowed) 3. Restaurants (no drive-through services, limited to 3,000 square feet of gross floor area, no alcohol sales) 4. Funeral Homes 5. Animal Clinics (No kenneling allowed) 6. Parking Lots 7. Multi-Family Dwellings 8. Churches 9. Schools 10. Light Manufacturing and Assembly 11. Hospitals and Clinics 01/14/99 . . . PROPOSED AMENDMENTS TO TITLE 10 - DEFINITIONS DRAFT DAY CARE FACILITY: RESIDENTIAL CARE FACILITY: PERSONAL AND PROFESSIONAL SERVICES: PERSONAL HEALTH & BEAUTY SERVICES: HOSPITALS AND CLINICS: NEIGHBORHOOD SERVICES: LIGHT MANUFACTURING AND ASSEMBLY: 01/13/99 Any state or county licensed facility, public or private, which for gain or otherwise regularly provides day care of a child in a residence outside the child's own home for periods ofless than twenty-four (24) hours per day. Any state or county licensed facility, public or private, which provides care for children or the aged or infirm, or for those who may be disabled, and includes licensed programs defined under Minn. Stat. ~245A.02, Subds. 10 and 14. Nonretail services involving predominately the handling of information or the performance of administrative services which may include services provided both on-site and off-site on a walk-in or appointment basis, such as counseling or indirect or non-personal service such as real estate, travel agencies, financial agencies, insurance offices and professional services which include, but are not limited to: legal, psychology, dental and accounting services. The selling of services that involve personal health and beauty care and treatment to clients on a walk-in or appointment basis. These services include but are not limited to; barber shops; beauty salons; nail salons; therapeutic massage; chiropractic services; weight-loss services, health clubs, jacuzzi and saunas and tanning salons. An institution providing health services primarily for human in-patient medical or surgical care for the sick or injured and including related facilities such as laboratories, out-patient clinics and staff offices that are an integral part of the facilities. Uses that provide services to the neighborhood such as: libraries, copying and postal services, locksmiths, jewelry/watch repair, upholstery and furniture repair, computer services & repair, dry-cleaning/tailoring shop or optical care. A use engaged in the basic processing and fabrication of materials predominately from previously prepared materials, of finished products or parts where no process involved will produce noise, vibration, air pollution, fire hazard or noxious emission which will disturb or endanger neighboring properties. The shipment of products before or after assembly by semi-tractor trailer trucks will not be allowed. . . ;> ~ ..::.:: ~ ...:l . ..... u ';:: ..... '" is '" CI) _ .~ gpg;E '- ..= 'u ;g ~ c$:l ~ ~ ~ = ril ... 0 ;l .c c.. ';;:: -; a .e ~ = -= l=l ;:l ,S: ;:l "0 ..... ,~ 8 ~ g::c 8"5 u~ g"'g '" '" <l) ,S '" ;:l I:::!:l "0 o o ..<:: ... o .D ..<:: OJ) 'iil Z "0 <l) ..... 's :.:3 -- ~ ril ~ '" ;l '" "0 g. ~~ 's iJ ~~ ~I:::!:l ..... '" u ~ "C l'I') t:i ;l ~ is-;~~ l=l ="O~ .9 .S - ~ ..... ..... ~ 'c;j :.0 u ca l=l =:a ..... ~ 0 <l) l=l ~ U 8 ~ tIl tIl <l) ,S tIl ;:l I:::!:l I 3 ..... l=l <l) "0 'r;; <l) ~ I:::!:l ~ OJ) ,S tIl ;:l ril 0 ~..<:: ;l.c ~ .~ ~ l=l E~ a ..c: '" OJ) ~:E tIl ... o ~ c.. .c g <l) I:::!:l tIl <l) ...,-.., o tIl t:i .~ c:E 8 'u t1) o c$:l <l) 5hQ) U <l)u ;:l 'E l=l ': ~ ~ <U 0 8 'S '0] 8 ~8i::"O l=l 0 ~ 3 8b~j '" -; ..... 's.. '" o ..<:: tIl <l) tIl u u!+:: :s ~ uta l=l o 'r;; tIl ~ o ... c.. tIl ,~ ~ ~ 'u u -; c$:l S 'u <l) o ~ iJ a -;8",8U 'u ..8 <l) 8 3 ~ ~ 'fa 8 'S ~ iJ € '@ :9 ~O-+-r:/'J g<S8~~ ~ l=l ';:: <l) ..... <l) ;> tIl ..... l=l <l) 8 tIl"<:: 8 .~ 'S: {l ... ..... <l) tIl tIl <l) <l) OJ) ~ rJJ ~ .S ~ ,~ 8 ~ ~ ~~iJ~~"O ... - '" ..... 1ii IU =c;c;~ =8=l=ll=l"O~ = 8 .S: .9 ,9 ~ ... ooi6gJgJc(!~ au c~~"O"O ~ 8 0 e e ::2 ,~ .s cU c..c..u~ ... <l) '2 <l) ;> c o U ..... u 'S tIl is -- u tIl ,~ ::= 'u <l) c$:l tIl ril 5 <l) <l) <l) ..... U U ~ : 'E 'E "Og~~ ~ <l) __ ..... 'S .~ 's ~ i:: '" = <l) ~ g ~ ... <l) ..... = <l) u <l) u >. ~ ~ .- = 5 ~ ;> :> l=l ~ 0 Q..u Q."O -< 0 o -€ o .D ..<:: OJ) 'iil Z <l) ... o ..... tIl >- = 0"", U tIl o o 0, (") ... <l) ;> o ..... u 'S '" ~ tIl ~ is ~ ~ .....-; -; tIl ='"(j) ~ <S '" :.os8 = ..... !+:: o 0 <+-< u:::So "'" tIl o o o V', ... <l) ;> o ..... o = "'" tIl o o 0, (") ... <l) u <l);> u",s';:tIl z~~g~ "0 u I <+-< tIl ~~i::08 .E '8 ~ ee S a <l) a u 0 ",;>=~:.a ~ tIl <l) ::: ~g~8,.g tIl <l) tIl ;:l '" tIl tIl' <l) <l) E ~ ~ ~ tIl tIl l=l <l) ,~ s .s::= c.n'" 0'0 '"(j) ~ c$:l ~ ~ ~ g Q. a ,~ 'r;; ~ c.. C .~ .~~ ~ ~ 0 "5.g::1ii~ 8 0.. ~ tl 'S: -; l=l o tIl ... <l) c.. u ..... <l) on l=l '~ <l) u C "0 <Ii' l=l o -; tIl tIl <l) u !+:: <+-< o .c -; ~ tIl" <l) ';:: <l) .:.: ~ .D <l) tIl U ... S E o ~ <l) Q U <l) 1ii a ... u 5l ~ 'E ,S 0 ~ "0 1ii -; ..... l=l <l) ... <l) c.. ~ ..... ..... Q 'S tIl is tIl <l) ,~ 5 ta ti = 1ii 5 .~..<:: tIl] 6- ..... tIl <l) ~ ~ ;c~-5St:: g ~ 3 -0 <l) u~-58~ '" ~ '" gJ ;l <l) ,S tIl ;:l I:::!:l "0 o o -€ o .D ..<:: OJ) 'iil Z tIl <l) ,-.., ... OJ) a l=l u :a E 1ii tIl t:i <l) <l) U <l) 'S: rJ:: ... '-' <l) tIl tIl ..... = ~ ] ~ ~ i:: g w <l) ..... <l) '" tIl ..<:: tIl <l) ..... <U ... ~ .;: '" c '" = = N ~ c.. o ..<:: tIl <l) ... o ..... tIl <l) U '" 1ii .~ :..= Q.) 8:~ ~ .D <l) U S -2 U :5 ~o Be; '" tIl U .:.: l=l .:.: :.a 1ii 0 0 <l) .D~2 8 <l) ... o <l) t:i u cS ~ 8 .;: g e ~ ~ OJ)c..~ '" ~4:: ;l 'On "0 ... ~ 0 ..... <l) ..... ;:l 's ,S' '" ..... ~ = ~< tIl OJ) l=l [$ :Q -; 8 'S = 0 .D .S: ..<:: -; ...... c; u ..... :a M 'C u = <l) 0 'S 0 3 t:i "'u....:.a is <l) u S o '" ~ '" ;l -- ~ ~ ~ ..... u ..9 '" 1ii 0 ~ 8 iJ ;l ;:l N "O..d-; ~ cB 'E ..... tIl <l) 's u 8 ~ :5 8 ~ U g ..... l=l <l) 8 c.. o '"(j) ;> <l) "0 <l) ~ '" .~ ... ~ i c <l) '" ... ;:l = <l) a u ~ "0 '" tIl <l) l=l 'r;; '" ;:l o .D ~ (1) ;:l OJ) ..... ~ tIl '" '" ~ 8 tIl = (1) .9 g .~ "'''<:: <l) 8 OJ) '"(j) ;:l c ~ <l) ,- 0 rn ~ ~ s g ~ .~ ..... ;:l <l) fJ' ... <l) -5 '" <l) -; tIl '@ ..... <l) ... OJ) l=l :a ;:l u .S . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: City Planning Commission Lee Smick, AICP /\/ f) Planning Coordinator fY FROM: SUBJECT: Amend Title 10 of the Farmington Zoning Ordinance DATE: February 9, 1999 INTRODUCTIONIDISCUSSION The Planning Commission determined at their January 12, 1999 meeting to continue this proposed amendment to the February 9, 1999 meeting upon approval of the related Neighborhood Business District amendment. The attached memo dated December 8, 1998 to the Planning Commission provides the background information to the proposed changes to the definition section of the Farmington Zoning Ordinance. The public hearing notice that was submitted to the newspaper on November 23, 1998 pertains to the below referenced amendments. Staff will ask the Planning Commission to act upon the amendments below, however, additional definitions pertaining to the proposed Neighborhood Business District have been drafted and staff will request the Planning Commission to review the additional definitions and present them to a separate public hearing date in the future. The Planning Division proposes to amend Title 10 of the Farmington Zoning Ordinance in Section 10-1-4 concerning the definitions of "Day Care Facilities," "Residential Care Facilities" and "Personal and Professional Services." The amendment also includes changes to 10-3-1 and 10-3-2 pertaining to "Hospitals and Clinics" as permitted uses and certain "Residential Care Facilities" as conditional uses in the B-1 and B-2 district. The City Attorney has reviewed and approved the proposed amendments. City staff recommends that these text amendments be approved upon approval of the B-4 Neighborhood Business District. Additional Drafted Definitions With the proposed Neighborhood Business District amendment, there is a need to provide definitions for "Neighborhood Services," Personal Health and Beauty Services, and "Light Manufacturing and Assembly." The following is the proposed definition for Neighborhood Services: "Uses that provide services to the neighborhood such as: libraries, copying and postal services, locksmiths, jewelry/watch repair, upholstery and furniture repair, . computer servIces & repair, dry-cleaning/laundries/tailoring shop or optical care. " The following is the proposed definition for Personal Health & Beauty Services: "The selling of services that involve personal health and beauty care and treatment to clients on a walk-in or appointment basis. These services include but are not limited to; barber shops; beauty salons; nail salons; therapeutic massage; chiropractic services; weight-loss services, health clubs, dance studios, jacuzzi and saunas and tanning salons." The following is the proposed definition for Light Manufacturing and Assembly: "A use engaged in the basic processing and fabrication of materials predominately from previously prepared materials, of finished products or parts where no process involved will produce noise, vibration, air pollution, fire hazard or noxious emission which will disturb or endanger neighboring properties. The shipment of products shall be limited to truck sizes of 23,000 gross vehicle weight (gvw) or less." Upon further examination of the definitions, it was determined that a Hospital definition is not included in the Zoning Ordinance. The definition for a Clinic use is attached illustrating the clinic as providing examinations of human patients that are treated by doctors or dentists but are not hospitalized overnight. Hospitals, however, may require in-patient services that involve the hospitalization of patients for an extended period of time. . The Planning Division proposes to include the following definition for a Hospital: "An institution providing health services primarily for human in-patient medical and surgical care for the sick or injured and including related facilities such as laboratories, out-patient departments, training facilities and staff offices that are an integral part of the facilities." ACTION REQUESTED Approve the amendments to Title 10 of the Farmington City Code, Zoning Ordinance, concerning the definitions of Day Care Facilities, Residential Care Facility, and Personal and Professional Services and by including Hospitals and Clinics as permitted uses and certain Residential Care Facilities as conditional uses in the B-1 and B-2 Districts and forward this recommendation to the City Council. Review the recently drafted definitions concerning Neighborhood Services, Personal Health and Beauty Services, Light Manufacturing and Assembly and Hospitals and forward comments to City staff. City staff will prepare a public hearing notice for the before mentioned definitions for a future Planning Commission meeting. Respectfully submitted, ~LL-~ . Lee Smick, AICP 11/23/9M MON 15:U4 ~AX 612 452 555U CAMt'tlhLL -t+.t l"AK.lIUJ'l\:d.UJ'j ~uu;.: . . . ORDINANCE NO. CITY OF FARMINGTON DAKOTA COUNTY, MINNESOTA AN ORDINANCE AMENDING TITLE 10 OF THE FARMINGTON CITY CODE, THE FARMINGTON ZONING ORDINANCE, CONCERNING DAY CARE FACILITIES, RESIDENTIAL CARE FACILITIES, AND PERSONAL AND PROFESSIONAL SERVICES AND BY INCLUDING CLINICS AS PERMITTED USES AND CERTAIN RESIDENTIAL CARE FACILITIES AS CONDITIONAL USES IN THE B-1 AND B-2 DISTRICTS THE CITY COUNCIL OF THE CITY OF FARMINGTON ORDAINS: SECTION 1. The definition of "Day Care Facility" in Section 10-1-4 of the Farmington City Code is amended to read as follows: DAY CARE FACILITY: Any state or county licensed facility, public or private, which for gain or otherwise regularly provides care of a child in a residence outside the child's own home for periods of less than twenty-four (24) hours per day. SECTION 2. The defmition of "Residential Care Facility" in Section 10-1-4 of the Farmington City Code is amended to read as follows: RESIDENTIAL CARE FACILITY: Any state or county licensed facility. public or private, which provides care for children or the aged or infirm, or for those who may be disabled, and includes licensed programs defIned under Minn. Stat. ~ 245A.02, Subds. 10 and 14. SECTION 3. Section 10-1y4 of the Farmington City Code is amended by adding a definition for "Personal and Professional Services" to read as follows: PERSONAL AND PROFESSIONAL SERVICES: Nonretail services involving predominantly the handling of information or the performance of administrative services which may include services provided both on-site and off-site on a walk-in or appointment basis, such as counseling or indirect or non-personal service such as real estate, travel agencies. financial agencies. insurance offices and professional services which include, but are not limited to: legal. psychology. and accounting serv ices. 67616 ~~/~J/~O mu~ ~~;ua r^A O~~ ~a~ ~aau v^IIU-DJ:.LL ..."...,...,. rl1.l'\J.J1.1J.,.U.LVH IfI:lUUJ SECTION 4. Section 10-3-2(0) of the Farmington City Code is amended by . adding as a permitted use the following: Clinics SECTION S. Section 10-3-2(0) of the Farmington Cily Code is amended by adding as a conditional use the following: Residential care facilities serving more than 6 persons SECTION 6. Section lO-3-2(H) of the Farmington City Code is amended by adding as a permitted use the following: Clinics SECTION 7. Section lO-3-2{H) of tbe Farmington City Code is amended by adding as a conditional use the following: Residential care facilities serving more than 6 persons SECTION 8. This ordinance shall be effective immediately upon its passage. . ADOPTED this City of Farmington. day of . 19 , by the City Council of the CITY OF FARMINGTON By: Gerald Ristow, Mayor ATTEST: . 67616 1 0-1 -4 . BUILDING: CERTIFICATE OF OCCUPANCY: *CLlNIC: CLUB: COMMERCIAL WIRELESS TELECOMMUNICA- TION SERVICES: . CONDITIONAL USE: CONDITIONAL USE PERMIT: CONDOMINIUM: . 597 1 0-1 -4 Any structure intended tor the shelter, support or enclosure of persons, animals or property of any kind. A certificate issued by the Building Inspector for any structure built or change of use within any structure before it is occupied. Any establishment where human patients are examined and treated by doctors or dentists but not hospitalized overnight. Any establishment operated for social, recreational or educational purposes but open only to members and not to the general public. (Ord. 086-177, 3-17-1986) Licensed commercial wireless telecommunica- tion services, including cellular, personal communication services (PCS), specialized mobilized radio (SMR), enhanced specialized mobilized radio (ESMR), pager, and similar services that are marketed to the general public. (Ord. 096-383, 11-18-1996) A use which, because of special problems of control, requires reasonable limitations peculiar to the use for the protection of the public welfare and the integrity of the Comprehensive Plan. A permit issued by the Planning Commission in accordance with procedures specified in this Title as a flexibility device to enable the Commission to assign dimensions to a proposed use or the conditions surrounding it after consideration of adjacent areas and their functions and the special problems which the proposed use presents. Real estate, portions of which are designated for separate ownership and the remainder of which is designated for common ownership solely by the owners of those portions. City of Farmington . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.d.farmineton.mn.us TO: FROM: City Planning Commission , Lee Smick, AICP It /) Planning CoordinatorV SUBJECT: Amend Title 10 of the Farmington Zoning Ordinance DATE: December 8, 1998 INTRODUCTION The Planning Division proposes to amend Title 10 of the Farmington Zoning Ordinance in Section 10-1-4 concerning the definitions of "Day Care Facilities", "Residential Care Facilities" and "Personal and Professional Services" and by including "Clinics" as permitted uses and certain "Residential Care Facilities" as conditional uses in the B-1 and B-2 districts. . DISCUSSION Upon examination of the permitted and conditional uses within the B-1 and B-2 zoning districts, it became apparent to the Planning Division that certain definitions required revisions due to unreasonable language in the text and other definitions needed to be included in the Zoning Code and/or shown as a permitted or conditional use in the B-1 and B-2 districts. The Planning Division and the City Attorney have worked together in providing revisions to the definitions and explanations for those revisions along with including new uses under Chapter 3 of Title 1 0: Permitted and Conditional Uses. Dav Care Facilitv In the existing day care facility definition (see attached), the text states that the facility be licensed and provide for one or more persons with care, training, supervision, habilitation, rehabilitation or developmental guidance on a regular basis for periods less than twenty-four hours per day. The existing definition continues to state that the facility may include family day care homes, group family day care homes, 'day care centers, day nurseries, nursery schools, daytime activity centers and day treatment centers. Under permitted and conditional uses in the zoning code (see attached), day care facilities are permitted in all residential zones depending on the number of persons served. The facility is a conditional use in the B-1 district when the program serves sixteen or more persons. . The Planning Division's concern with the day care facility definition was that the text was all- inclusive, allowing care for children and day treatment centers combined in the same definition. . Typically childcare is seen as the care of children from the ages of infants to teenagers and . . . engages the children in learning and physical activities. Day treatment facilities typically provide training, supervision, rehabilitation and/or developmental guidance of persons from teenagers to adults. The treatments may be for drug or alcohol abuse, gambling or other addictions. The planning division has detennined that the day treatment facility should be removed from the day care facility definition because the existing text is 1) all-inclusive and these uses should be separated and 2) the day treatment center is not compatible in a residential district due to the various needs of persons served through the facility. The planning division proposes to relocate the day treatment use to the business district which provides for service uses and will be discussed below. Therefore, the proposed definition change has been amended to address the care of a child in a residence outside of the child's home for periods ofless than twenty-four hours. The proposal is to relocate the day treatment facility to the personal and professional service definition where the service is a conditional use in the B-1 district and a permitted use in the B-2 districts. Residential Care Facilitv While reviewing the day treatment definition, the Planning Division and City Attorney examined the residential care facility and determined that the language concerning "equipment for surgical care, treatment of disease or injury and does not include maternity care or the treatment of mental illness" should be struck from the definition (see attached). In place of this language, the City Attorney proposes to insert requirements defined under Minnesota Statutes 245A.02, Subdivisions 10 and 14. The language for "continuous care" was also struck to meet the above State statute requirements. Residential care facilities are pennitted uses in R-I, R-2 and R-4 districts that serve 6 or fewer persons and permitted uses in the R-3 district with 7 through 16 persons served. The planning division has detennined that residential care facilities serving more than 6 persons is a compatible use in the B-1 and B-2 district under certain conditions and proposes to include the residential care facility as a conditional use in the B-1 and B-2 districts. Personal and Professional Services Under Section 10-3-1 and 10-3-2 for pennitted and conditional uses in the zoning code, personal and professional services are a conditional use in the B-1 district and a pennitted use in the B-2 district. Personal and professional services typically includes non-retail services involving the handling of infonnation or the perfonnance of administrative services such as counseling, real estate, travel agencies, financial agencies, insurance offices and professional services such as legal, psychology and accounting services. In Section 10- I -4 under definitions, personal and professional services are not included. The planning division has detennined that this definition is necessary in order to incorporate a number of services not listed in the existing pennitted and conditional use section. Therefore, the proposed definition for personal and professional services has been added to this amendment. By adding this amendment, day treatment facilities will become a conditional use in the B-1 district and a pennitted use in the B-2 district. These types of services along with the ones listed above that have not been addressed in the ordinance will provide compatible uses in each respective business zone due to the services expected in business districts. . Hospitals and Clinics Upon reviewing day treatment facilities, it was observed that hospitals and clinics are conditional uses in the R-l, R-2 and R-3 districts (see attached). The planning division has determined that this limits the location of hospitals and clinics and does not allow this service to be a permitted use in any district. Hospitals and clinics are frequently located in business districts because they provide the type of services that are business/office/service oriented. Therefore, the planning division proposes to include hospitals and clinics as a permitted use in the B-1 and B-2 districts. The above amendments will assist in clarifying definitions and providing definitions that do not currently exist in the zoning code. The amendments also make logical choices in locating certain uses where they are compatible with other uses in the district. As mentioned before, the City Attorney has drafted and approved the proposed amendments and forwards this information to the Planning Commission. ACTION REOUESTED Approve the amendments to Title 10 of the Farmington City Code, Zoning Ordinance, concerning the definitions of day care facilities, residential care facility and personal and professional services and by including hospitals and clinics as permitted uses and certain residential care facilities as conditional uses in the B-1 and B-2 Districts and forward this recommendation to the City Council. . Sincerely, ~~ Lee Smick, AICP Planning Coordinator . 1 0-1 -4 . CONDOMINIUM UNIT: COVERAGE: DAY CARE FACILITY: . DENSITY: DISTRIBUTION CENTER: DRIVE-IN ESTABLISHMENT: . 1 0-1 -4 A portion of a condominium, whether or not contained solely or partially within a building, designated for separate ownership, the boundaries of which are described pursuant to MSA section 515A.2-11 O. That portion of a lot covered by the principal and accessory use structures. (Ord. 086-177, 3-17-1986) Any State or County licensed facility, public or private, which regularly provides one or more persons with care, training, supervision, habilitation, rehabilitation, or developmental guidance on a regular basis, for periods of less than twenty four (24) hours per day, in a place other than the person's home. Day care facilities include family day care homes, group family day care homes, day care centers, day nurseries, nursery schools, daytime activity centers and day treatment programs. (Ord. 091-246, 5-20-1991) The number of dwelling units per acre allowable in each district as established in Table 1, Section 10-4-2 of this Title. (Ord. 086-177, 3-17-1986) Any establishment which provides for the distribution of goods or tangible personal property, excluding retail sales. (Ord. 097-398, 7-7-1997) An establishment which accommodates the patron's automobile from which the occupants 398 City of Farmington 1 0-1-4 1 0-1 -4 . RESEARCH FACILITY: RESIDENTIAL CARE FACILITY: RESTAURANT: . SEGREGATED CONDOMINIUM: SIGN: SOLAR ENERGY SYSTEM: SPECIAL RECYCLING ACTIVITY: . Any establishment where research and development are conducted related to activities such as the manufacturing of production of tangible personal property, including medical, technical and scientific research. (Ord. 097-398, 7-7-1997) Any State or County licensed facility, public or private, which provides continuous care for children or the aged or infirm, or for those who may be disabled. Such a home does not contain equipment for surgical care, treatment of disease or injury and does not include maternity care or the treatment of mental illness. (Ord. 091-246, 5-20-1991) A sit down facility offering food on permanent reusable tableware and dishes. A restaurant may offer a high or moderately priced menu and could belong to national chain operations. Their service may include a limited takeout menu. The average turnover rate per customer is about one hour. The condominium consists of a single lot or group of lots within a plat. Any name identification, display, illustration, insignia or device which is publicly displayed and which is used to direct attention to a product, person, business, institution or place. Collectors which provide at least fifty percent (50%) of annual space heating needs and at least ninety percent (90%) of hot water heating needs when the solar index registers seventy (70). (Ord. 086-177, 3-17-1986) Recycling activity associated with nonprofit community organization events or fundraisers which have obtained a special recycling activity permit pursuant to Section 7-1-3 of this Code. Each nonprofit organization shall be limited to 398 City of Farmington 10-3-1 CHAPTER 3 . , 0-3-2 PERMITTED AND CONDITIONAL USES SECTION: 10-3-1 : 10-3-2: Permitted Uses Conditional Uses 10-3-1 : PERMITTED USES: The permitted uses for each district are listed below. Accessory uses and essential services are also permitted. (Ord. 086-177, 3-17-1986; amd. Ord. 088-205,8-15-1988) 10-3-2: CONDITIONAL USES: The Planning Commission may authorize conditional uses as specified below, which will not be detrimental to the integrity of the districts if all the conditions and provisions of Chapter 8 of this Title are met. (Ord. 086-177, 3-17-1986; amd. Ord. 088-205, 8-15-1988) . Permitted Uses (A) A-1 Agricultural 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 . Conditional Uses 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 City 0; Farmington 597 10-3-2 . Permitted Uses 12. Day care center (Ord. 086-177, 3-17-1986; amd. Ord. 2-16-1993; Ord. 096-383, 11-18-1996) (B) . . 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) 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 (C) 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 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 City of Farmington . (D) . . 1 0-3-2 Permitted Uses 10-3-2 Conditional Uses 8. Water recreation and water storage 9. Solar energy systems 10. Double and multiple-family dwellings 11. Planned unit developments 12. Greenhouses and nurseries 13. Townhouses - quad homes 14. Condominiums 15. Accessory apartments 16. Public and parochial schools 17. Churches 18. Congregate care facilities 19. Towers (Qrd. 086-177, 3-17-1986; amd. Ord. 088-198, 2-1-1988; Ord. 091-246, 5-20-1991; Ord. 093-298, 2-16-1993; Ord. 094-335, 8-1-1994; Ord. 096-378, 8-19-1996; Ord. 096-383,11-18-1996) 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 dwellings 3. Day care facility serving more than 14 persons 4. Solar energy systems 5. Planned unit developments 6. Boarding 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 apartments. 18. Dental laboratories 19. Public and parochial schools City of Farmington 597 10-3-2 . (E) .. Permitted Uses 10-3-2 Conditional Uses 20. Churches 21. Congregate care facilities 22. Towers (Ord. 086-177, 3-17-1986; amd. Ord. 088-198. 2-1-1988; Ord. 091-246, 5-20-1991; Ord. 093-298. 2-16-1993; Ord. 094-335. 8-1-1994; Ord. 096-378. 8-19-1996; Ord. 096-383. 11-18-1996) R-3 High Density District 1. Single-family dwellings 2. Two-family dwellings 3. Day care facility serving more than 16 persons 4. Planned unit developments 5. Public utility buildings 6. Public buildings 7. Solar energy systems 8. Hospitals and clinics 9. Nursing homes 10. Clubs 11. Accessory apartments 12. Public and parochial schools 13. Churches 14. Funeral homes 15. Congregate care facilities (Ord. 086-177, 3-17-1986; amd. Ord. 091-246, 5-20-1991; Ord. 093-298, 2-16-1993; Ord. 094-335, 8-1-1994) 1. Multiple-family dwellings 2. Townhouses - quad homes 3. Public parks and playgrounds 4. Accessory storage buildings 5. Residential care facilities serving 7 through 16 persons 6. Day care facility serving 13 through 16 persons (F) R-4 Mixed Code District 1. Single-family dwellings (UBC) 2. Public parks and playgrounds 3. Accessory storage buildings 4. Residential care facility serving 6 or fewer persons 5. Day c~mtfacility serving 14 or fewer persons . 597 City of Farmington "1 1. Two-family dwellings 2. Multiple-family dwellings 3. Planned unit developments 4. Townhouses - quad homes 5. Solar energy systems 6. Accessory apartments 7. Public utility buildings 8. Public buildings 9. Day care facility serving more than 16 persons . 10. Public and parochial schools 11. Churches d 10-3-2 . (G) . . 10-3-2 (Ord. 086-177, 3-17-1986; amd. Ord. 088-198, 2-1-1988; Ord. 091-246.5-20-1991; Ord. 092-284, 9-21-1992; Ord. 093-298, 2-16-1993; Ord. 096-378. 8-19-1996) B-1 Limited Business District 1. Water recreation and water storage 2. Public buildings 3. Public utility buildings 4. Farm implement sales. service. repair 5. Offices 6. Wholesale business 7. Supply yards 8. Fast food establishments 9. Theaters 10. Mini storage units 11. Outdoor sales 12. Personal and professional services 13. Car wash 14. Solar energy systems 15. Day care facility serving more than 16 persons 16. Recreational assembly places 17. Auction houses (Ord. 086-177, 3-17-1986; amd. Ord. 090-227, 2-5-1990; Ord. 091-246, 5-20-1991; Ord. 095-345, 1-3-1995) 1. Retail business . 2. Auto sales. service. repair 3. Restaurants 4. Hotels and motels 5. Animal clinics 6. Commercial recreation 7. Recreational equipment sales, service and repair 8. Motor fuel stations, major 9. Clubs, health clubs 10. Home and trailer sales and displays 11. Parking lots (H) B-2 General Business District 1. Retail business 2. Restaurants 3. Offices 4. Personal and professional service S. Public buildings 6. Auto sales, service and repair 7. Commercial schools 8. Commercial recreation 9. Animal clinics 10. Clubs - health clubs City of Farmington 1. Water recreation and water storage 2. Research laboratories 3. Public utility buildings 4. Solar energy systems 5. Multiple-family dwellings 6. Wholesale business 7. Supply yardS 8. Funeral homes 9. Elderly and handicapped housing 597 10-3-2 . (I) . 10.3.2 Permitted Uses Conditional Uses (Ord. 086-177, 3-17-1986; 091-246,5-20-1991) 10, Churches 11. Light manufacturing 12. Outdoor sales 13. Fast food establishments 14. Farm implement sales, service and repair 15. Equipment and storage yards 16. Research and testing laboratories 17. Mini storage units 18. Motor fuel stations - minor 19. Hotels and motels 20. Recreational assembly places amd. Ord. 088-198, 2-1-1988; Ord. 11. Home and trailer sales and display 12. Parking lots 13. Recreation and equipment sales, service and repair B-3 Heavy Business District 1. Mechanical sales, service and repair 2. Commercial services 3. Animal clinics 4. Wholesale business 5. Supply yards 6. Warehousing 7. Light manufacturing 8. Research and testing labs 9. Parking lots 10. Public buildings 11. Auto sales, service, repair 12. Motor fuel stations, major . 1. Public utility buildings 2. Offices 3. Water recreation and water storage 4. Home and trailer sales and displays 5. Manufacturing 6. Petroleum bulk storage 7. Mini storage units 8. Equipment and storage yards 9. Outdoor sales 10. Retail business 11. Restaurants 12. Fast food establishments 13. Solar energy systems (, ' (()rd. 086-177, 3-17-1986) (J) 1-1 Light Industrial District . 597 1. Research and testing labs 2. Offices 3. Supply yards 1. Manufacturing 2. Water recreation and water storage City of Farmington . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: City Planning Commission Lee Smick, AICP ()l/J Planning CoordinatorY FROM: DATE: February 9, 1999 RE: Application to Amend the Comprehensive Plan - 821 Third Street PLANNING DIVISION REVIEW Applicant: JDS Properties 12245 Safari Path. Apple Valley, MN 55124 Attachments: 1. Planning Commission memo - 12/8/98 2. Planning Commission memo - 1/12/99 Location of Property: The property is located on the west side of Third Street at 821 Third Street. Size of Property: 41,047 square feet Comprehensive Plan: Subject to amendment application. Current Land Use: Auto repair shop/warehouse/office building Proposed Amendment: Amend the Comprehensive Plan from Low Density Residential to Business, Area Currently Bounded By: Single-family residential to the east and west, auto repair shop to the north and a funeral home to the south. ADDITIONAL COMMENTS: JDS Properties is requesting a Comprehensive Plan Amendment for the property at 821 Third Street consisting of 41,047 square feet from the existing Low Density Residential to Business. The comprehensive plan amendment was first brought before the Planning Commission on December 8, 1998 to amend the property from Low Density Residential to Business. Upon continuous meetings at the Planning Commission and City Council (see attached memos), it was . determined that a new district be developed to address existing and proposed sites throughout the City that require a zoning category that is compatible with surrounding residential uses while providing services to the neighborhoods through business related activities. The Comprehensive Plan Amendment to revise the Low-Density Residential designation to Business is contingent on the approval of the addition of the B-4 Neighborhood Business District in Section 10-2-3, 10-3-1 and 10-3-2 of the Farmington City Code. ACTION REQUESTED: City staff recommends forwarding a recommendation to the City Council to amend the Comprehensive Plan for the property at 821 Third Street from Low-Density Residential to Business contingent upon the following: 1. Approval of the amendment to Section 10-2-3, 10-3-1 and 10-3-2 of the Farmington City Code to add a Neighborhood Business District to the zoning designations, and; 2. Subject to Metropolitan Council approval of the Comprehensive Plan Amendment application. Respectfully Submitted, . ~~ Lee Smick, AICP Planning Coordinator . . . . City of Farmington 325 Oak Street. Farmington, MN 55024 (651) 463-7111 fax (651) 463-2591 www.cl.farmlnjton.mn.us TO: City Planning Commission Lee Smick, AICP /}-. tJ Planning Coordinator~ FROM: SUBJECT: Application to Amend the Comprehensive Plan - 821 Third Street DATE: January 12, 1998 INTRODUCTIONIDISCUSSION The application to amend the Comprehensive Plan at 821 Third Street was reviewed at the December 8, 1998 Planning Commission meeting. The owners requested that the Comprehensive Plan be amended from Low Density Residential to Business for the 41,047 square foot property. At the meeting, a number of residents from the adjacent neighborhood had concerns with the Airlake Ford body shop presently operating within the bay area of the building. The concerns included noises associated with the repair of automobiles as well as the outside storage of cars and parts. Other concerns from the residents included the alleged dumping of noxious pollutants on an adjoining resident's property. At the request of the Planning Commission, the property owners held a meeting at the site on January 7, 1999. The owners, tenants ofthe building and residents were in attendance to discuss the use of the building. Results from this meeting include the following: 1. The residents did not object to the Airlake Ford body shop as long as the 'owners require the tenant to keep the garage door closed throughout business hours, limit the business hours, not allow for outdoor storage of cars or parts, only allow for the priming of cars - no painting of cars would be allowed and eliminating any noise associated with the body shop operations. 2. The residents did not object to the veterinary lab in the building as long as no outdoor mixing of powders is done on the site or dumping of materials on the lot and no semi- tractor trailer trucks be allowed in the alley area. 3. The property owners verbally agreed to continue to share the parking lot with White's Funeral Home to the south. Since the property owners agreed to the above contingencies, the residents were satisfied with the uses existing in the building. Therefore, City staff is making the following recommendations for the property at 821 Third Street: . . . 1. Consideration of the establishment of a new neighborhood business district as a text amendment to the Zoning Code and that the property at 821 Third Street be considered for rezoning to this new classification. 2. Since the Airlake Ford space has continually been used as a vehicle repair shop since the early 1960's when Dakota Electric constructed the building, there will be no change in the original non-conforming use for a vehicle repair shop. Therefore, it is recommended that the application to amend the Comprehensive Plan from Low Density Residential to Business should be withdrawn and the owners apply for a conditional use permit for a change of a non-conforming use as cited in Section 10-6-1 of the City Code. The City Attorney has reviewed and approves the staff recommendation. ACTION REOUESTED City staff recommends the public hearing for the amendment of the Comprehensive Plan for the property at 821 Third Street from Low Density Residential to Business be closed. Action on the amendment to the Comprehensive Plan should continue to be considered with the rezoning to the new neighborhood business district. Respectfully Submitted, ~/~ Lee Smick, AICP Planning Coordinator . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farminl:ton.mn.us TO: City Planning Commission Lee Smick, AICP I) f) Planning Coordinator~ FROM: DATE: December 8, 1998 RE: Application to Amend the Comprehensive Plan - 821 Third Street Plannine Division Review Applicant: Attachments: Location of Property: Size of Property: Comprehensive Plan: Current Land Use: Proposed Amendment: Proposed Development: Area Currently Bounded By: Additional Comments: IDS Properties 12245 Safari Path. Apple Valley, MN 55124 1. Location Map 2. Comprehensive Plan The property is located on the west side of Third Street at 821 Third Street. 41,047 square feet Subject to amendment application. Auto repair shop/vacant office building Amend the Comprehensive Plan from Low Density Residential to Business. The owner proposes to rent the office facility to Journey Counseling Services and continue to rent the facility to Airlake Ford for their auto repair/body shop. Single-family residential to the east and west, auto repair shop to the north and a funeral home to the south. . IDS Properties is requesting a Comprehensive Plan Amendment for the property at 821 Third Street consisting of 41,047 square feet from the existing Low Density Residential to Business. The property at 821 Third Street has been known as the Farmington Professional Building since the early 1960's. Dakota County Electric Cooperative constructed an addition to the existing building in 1962 and added a radio tower in 1963 to the site. A second story addition was added to the building by Dakota County Electric Cooperative in 1965 and an abandoned underground fuel tank was removed in 1990. The building was then remodeled in 1991 to make room for Dakota County Soil and Water Conservation District (SWCD). The SWCD moved out of the building in early 1998 to their present location at 4100 220th Street West in Farmington. The property in this neighborhood has been an office/warehouse site for over thirty years. Since the neighborhood is familiar with the building on the site for a long period of time, the Planning Division determined that the Comprehensive Plan be amended to reflect the office/warehouse building. The building is sound and would be a valuable addition for both office and commercial uses. The City Attorney has reviewed the proposed Comprehensive Plan amendment and has approved the amendment considering that the office/warehouse building have been in the location for a long period oftime. Requested Action: City staff recommends forwarding a recommendation to the City Council to amend the Comprehensive Plan for the property at 821 Third Street from Low Density Residential Business . subject to Metropolitan Council approval of the Comprehensive Plan Amendment application. Respectfully Submitted, ~~ Lee Smick, AICP Planning Coordinator . . 0- C co co~ - o.c o Q),- >..... ._ CO (/)0 C 0 Q).....J ..c:..... ~~ E "- 0('1) ()~ N CO . >- l;i 't> ~~ "," "'0 l!! l!l " c <cI,.. GlCl Jl~O:.. ~~ ~~.. ~""" Q) ... f/) ftI C UJ'as c. ~ < ~!Q.~~ H~i! iii!b 0; fJ) 'l::'U;C::..c~ O:iS> - ~~u~~~8r~!~!~@~~ ~<O!QIIIIOIOlrnl ~ t.1.l z.~ " .2 .. :i o co " 'c " .. 0: ~ o ~ ..., ~ l!! o ~ .~,. ,~ . . ~P~l~:':: -~I'~"J .~ ~ ,[ t~~fiii" ~~;;h~ ',\ r ' iJ;'8\iJ~ - g~~ ~; ~~~]~l ." ~ m ~~ ~ErlItQIE FittB Bi8 FE ~~ ~ I ffiilli!j ~ ~LJ.. is HiS ~~ FJ~ ~ffiIittJ is HJ.V ~I ~i~l!IlillJi~ iSOl:l€ rnrnrnIIJJJ I ~DIIITIID ~~~~ ... .~ ,,_ "" . ~.'''' .,-..,.:...~. .' -,' .... _ "'.~" :. ~'. "'''''"1...~..~..-;..,.~,~ '~,-'_".' -, ' .... .~. ~ .; , , ,.>' . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: City Planning Commission Lee Smick, AICP ('y 0 Planning CoordinatoV FROM: SUBJECT: Application to Rezone 821 Third Street from R-2 (Medium-Density Residential) to B-4 (Neighborhood Business) DATE: February 9, 1999 INTRODUCTIONIDISCUSSION JDS Properties is requesting to rezone the property at 821 Third Street consisting of 41,047 square feet from the existing R-2 (Medium-Density Residential) to B-4 (Neighborhood Business). The original rezoning request was brought before the Planning Commission on December 8, 1998 and was continued to the January 12, 1999 (see attached memos) in order for residents to visit the site with the property owners. This request was to rezone the property from R-2 (Low-Density Residential) to B-2 (General Business). However, the petition was withdrawn due to the proposed creation of a new B-4 (Neighborhood Business) district. The B-4 (Neighborhood Business) District has been developed to address existing and proposed sites throughout the City that require a zoning category that is compatible with surrounding residential uses while providing services to the neighborhoods through business related activities. The petition to rezone the property from R-2 (Medium-Density Residential) to B-4 (Neighborhood Business) is contingent on the approval of the addition of the B-4 (Neighborhood Business) District in Section 10-2-3, 10-3-1 and 10-3-2 of the Farmington City Code. ACTION REQUESTED: Staff recommends forwarding an approval to the City Council to rezone the property at 821 Third Street from R-2 Medium Density - Single Family Residential to B-4 (Neighborhood Business) contingent upon the following: 1. Approval of the amendment to Section 10-2-3, 10-3-1 and 10-3-2 of the Farmington City Code to add a B-4 (Neighborhood Business) District to the zoning designations; and 2. Contingent on the application of a building permit for any unauthorized construction within the building; and; . . . 3. Subject to Metropolitan Council approval of the Comprehensive Plan Amendment application. Respectfully Submitted, ~~ Lee Smick, AICP Planning Coordinator . '. . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.c:i.farminaton.mn.us TO: City Planning Commission r/) Lee Smick, AICP ()(J/ Planning Coordinator Y FROM: SUBJECT: Application to Rezone 821 Third Street from R-2 (Medium Density Residential) to B-2 (General Business) DATE: January 12, 1999 INTRODUCTIONIDISCUSSION The application to rezone the property at 821 Third Street consisting of 41,047 square feet from the existing R-2 - Medium Density Residential to B-2 General Business was reviewed at the December 8, 1998 Planning Commission meeting. As stated in the prior staff memo to amend the Comprehensive Plan for 821 Third Street, City staff recommends the following: 1. Consideration of the establishment of a new neighborhood business district as a text amendment to the Zoning Code and that the property at 821 Third Street be considered for rezoning to this new classification. 2. Since the Airlake Ford space has continually been used as a vehicle repair shop since the early 1960's when Dakota Electric constructed the building, there will be no change in the original non-conforming use for a vehicle repair shop. Therefore, it is recommended that the application to rezone the property from R-2 - Medium Density Residential to B-2 General Business be withdrawn and the owners apply to rezone the property to the new neighborhood business district upon approval of the district by City Council. The City Attorney has reviewed and approves the staff recommendation. ACTION REOUESTED City staff recommends the public hearing to rezone the property at 821 Third Street from R-2 - Medium Density Residential to B-2 General Business be closed. Action should be continued for rezoning the property to the new neighborhood business district. ,~~~ Lee Smick, AICP Planning Coordinator . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ct.farminl:ton.mn.us TO: City Planning Commission Lee Smick, AICP 0# Planning Coordinator FROM: SUBJECT: Application to Rezone 821 Third Street from R-2 (Medium Density Residential) to B-2 (General Business) DATE: December 8, 1998 Plannine Division Review Applicant: Attachments: Location of Property: Size of Property: Comprehensive Plan: Current Land Use: Current Uses in Building: Suggested Zoning Change: Proposed Development: IDS Properties 12245 Safari Path Apple Valley, MN 55124 1. Rezone Application 2. Zoning Map 3. Conditional and Permitted Uses 4. Fire Marshall's letter The property is located on the west side of Third Street at 821 Third Street. 41,047 square feet Subject to amendment application. Auto repair shop/office building Auto repair shop Veterinary Lab Overflow mail service Insurance office Cooperative Power office Rezone the property from R-2 Medium Density Residential to B-2 General Business. The owner proposes to rent the office facility to Journey Counseling Services and continue to rent the facility to the existing tenants. . . . Area Currently Bounded By: Single-family residential to the east and west, auto repair shop to the north and a funeral home to the south. Additional Comments: IDS Properties is requesting to rezone the property at 821 Third Street consisting of 41,047 square feet from the existing R-2 - Medium Density Residential to B-2 General Business. The property at 821 Third Street has been known as the Farmington Professional Building since the early 1960's. Dakota County Electric Cooperative constructed an addition to the existing building in 1962 and added a radio tower in 1963 to the site. A second story addition was added to the building by Dakota County Electric Cooperative in 1965 and an abandoned underground fuel tank was removed in 1990. The building was then remodeled in 1991 to make room for Dakota County Soil and Water Conservation District (SWCD). The SWCD moved out of the building in early 1998 to their present location at 4100 220th Street West in Farmington. The office building has four tenants at this time. Airlake Ford, as the fifth tenant, utilizes the warehouse area in the building as an auto repair shop and has been in this location since last year as a non-conforming use, without the knowledge of the Planning Division. The Planning Division recently became aware of the auto repair operation in October of 1998 and required that the property owners apply for a rezoning of the property to assist in making the office building/auto repair shop a conforming use. Independent School District 192 was interested in developing a classroom on the first floor of the building in August of 1998, however, renovation costs for handicap accessibility and the meeting of fire code regulations became too costly for the School District and they withdrew their conditional use request. At present, the site is zoned R-2 medium density and does not allow office use or auto repair business to remain in this location. Since the building has been located in this neighborhood since the early 1960's, the Planning Division determined that the area should be rezoned to B-2 General Business so the building may be used for business purposes. At the present time, the building cannot be utilized for any business-related use as a result of its current zoning and all of the uses in the building are in violation of the zoning code. The Planning Division's arguments to rezone the property to B-2 General Business consist ofthe following: 1. The building has resided in the neighborhood since the early 1960's and has had both Dakota Electric and Dakota County Soil & Water Conservation District as tenants while being zoned R-2. In this case, the neighborhood is aware that an office complex is located adjacent to their single-family homes. 2. The building structure is sound and the space is extensive to allow for the attraction of office/commercial space close to the downtown area. 3. The Airlake Ford auto repair shop could continue to run its operation in an enclosed space as long as the operation remains indoors. The building which currently houses Block's Auto . . . Service, to the north of the Farmington Professional Building, was also built in the early 1960's and provided retail space as well as an auto repair shop. These activities were considered non-conforming uses grandfathered in 1976. It appears that Block's Auto Service started its business in approximately 1993, most likely because of the previously allowed grandfathering of the non-conforming use. Therefore, an auto repair shop has resided in this neighborhood since at least the early 1960' s. Since the neighborhood is aware of the auto repair businesses in the area, the Planning Division has determined that continuance of the Airlake Ford operation could commence. However, Airlake Ford would like to expand its operations to include the painting of cars, which requires an exhaust system and other crucial items to be added to the warehouse. The attached letter by the Fire Marshall illustrates the requirements for Airlake Ford to meet and the company has stated that they will meet these requirements. City staff notes that it is important for the auto repair business to insure that they remain as compatible with the surrounding residential area as possible which may include enclosing the entire operation within the confines of the warehouse. The Fire Marshall reviewed the building on December 2, 1998 and discovered that the Veterinary Lab tenant has expanded its office space and constructed walls without a building permit. The owners of the property have been notified and state that they will apply for a building permit as soon as possible. The City Attorney has reviewed the proposed rezoning and has approved the zoning change from R-2 to B-2 considering that the office and warehouse building have been in the location for a long period of time and the building is virtually unusable for business or warehouse uses because of the current R-2 zone. The Planning Division has not discovered any information stating that the building was grandfathered at any time in this process, so staff has determined that the only choice to make the building useful is to rezone the property to B-2. However, the new information concerning the construction within the building without a permit may need to be finalized before the rezoning is reviewed and/or approved. Reauested Action: Staff recommends forwarding an approval to the City Council to rezone the property at 821 Third Street from R-2 Medium Density - Single Family Residential to B-2 General Business contingent on the application of a building permit for any unauthorized construction within the building and subject to Metropolitan Council approval of the Comprehensive Plan Amendment application. Respectfully Submitted, ~~ Lee Smick, AICP Planning Coordinator . en -eo. M~ ~ C'C ':8 6~ ~ . a. ~~ ~~ ~~ ~~ 00 dJ z+ ~ .S '5 i5 2' '; ll: ~ 1;- j < " ~ I l- is HiS ] [l]] I~ I-- -l llJJJJJ I~v- - i~ .i ~ " is HiP Ii ~ / ~ ~ ft- I .' I 4 ~ is aH€ J ~[[ 1\ IT1 :E ~ l- i V en u. I ~~~_ :J: '-- S ~[[ () ----, /1 w ~ liUTI I ~r- w m is aNl I I--. - ~ J "-----'------~ =L:c=-~~ ~ -------------- / / -- - ~"---------! ! I f j = . . . TO: FROM: SUBJECT: DATE: Planninl! Division Review Applicant: City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us City Planning Commission ry1 Michael Schultz, Associate Planner Conditional Use Permit - Continuation of Legal Non-Conforming Use February 9, 1999 Arlender NordviklJDS Properties 623 2nd St Farmington, MN 55024 Property Location/Address: 821 3 rd Street Legal Description: Attachments: Conditional Use Proposal: Area Bounded By: Current Land Use: Comprehensive Plan: Existing Zoning: Additional Comments: Lots 19,20,21 and 22 Park Addition 1. Administration and Enforcement of Nonconforming Uses: Section 10-8-9 2. Location Map 3. January 12, 1999 Planning Commission memo from Lee Smick, Planning Coordinator Continuation of a Legal Non-conforming use- Automobile Repair Commercial to the north and south of the property, residential to the east and west. Office/Commercial (mixed use) Low Density Residential R-2 (Medium Density) (Proposed to be rezoned to B-4 [Neighborhood Business]) The current owner, Arlender Nordvik, who still owns the subject property with JDS Properties having a purchased agreement for the contract for deed, has applied for a conditional use permit for the Planning Commission to recognize the Airlake Ford body shop as a legal nonconforming use. . The building has been known as the Farmington Professional Building since the early 1960's. Dakota County Electric Cooperative constructed an addition to the existing building in 1962. A second story addition was added to the building by the Cooperative in 1965. The building was then remodeled in 1991 to make room for the Dakota County Soil and Water Conservation District (SWCD). The SWCD moved out of the building in early 1998 to their present location at 4100 220th Street West in Farmington. The office building has four tenants at this time, Airlake Ford, as the fifth tenant, utilizes the warehouse area in the building as an auto repair shop and has been in the location since last year as an illegal non-conforming use, without the knowledge of the Planning Division. The Planning Division became aware of the auto repair operation in October of 1998 and required that the property owners apply for a rezoning of the property to assist in making the office building/auto repair shop a conforming use. The property owners and tenants of the building held a neighborhood meeting with residents on January 7, 1999 to discuss the use of the building. The residents did not object to the Airlake Ford body shop as long as certain conditions were meet (see Lee Smick's January 12, 1999 memo to the Planning Commission). At present, the site is zoned R-2 (Medium Density) and does not allow office use or auto repair under that zoning district. At the present time, the building cannot be utilized for any business-related use as a result of its current zoning and all of the uses in the building are in violation of the zoning code until a solution is resolved (i.e. adoption of the B-4 Zoning District). The proposed B-4 (Neighborhood Business) District would not allow for automobile repair facilities. . The Planning Division staff is recognizing the provision in Section 10-8-9 of the Farmington City Code concerning the identification of new nonconforming uses. The ordinance allows the Board of Adjustment power to "authorize changes of lawful nonconforming uses" (see attached for complete ordinance). Requested Action: Staff recommends that the Planning Commission recognize the non-conforming use thus making it a legal non-conforming use contingent upon the following conditions: 1) The hours of operation be limited to week day and daytime hours to be determined by the Planning Commission; 2) The main garage doors be kept closed during hours of operation to minimize noise; 3) The operation will not expand beyond its current capacity including expansion within or outside of the building and the current capabilities of automobile repair; 4) No outdoor storage of damaged automobiles or automobile parts will be permitted; 5) Work being performed within the facility is related to that of only vehicles owned by Airlake Ford. . cc: Arlender Nordvik JDS Properties ~ 6 a. '0 '5 ~~ i:i ~ z+ -g- 'e ::J~ a; !5: . S~ 5 z-z- ~ 00 ~ <1] " ~ t ~ e (L ~a. i~ i~ U5...J ~ ('f) ~ ~ . - I .is H.i9 I I I J f-- I III I .is H.iv lll_IJ ~=IIJJ I I I I i I i I I I I .is a~8 [11 I r I ~ I- f- ~ IJ I (f) w ~ -l U I 0- W U <( w :E :2 11l I I I :JNl I ' I I I I I I I f--- I - L I I ~ ~~ I ~~~ I I I I \ 10-8-7 10-8-10 . City the option of completing the work or demolishing the structure to clear, clean and restore the site, unless an extension is granted by the City Council. In the event that the moving of any building causes damage to the public streets or other public property, in addition to any other remedies the City may have, the Zoning Officer may require the damage to be repaired with the cost to be deducted from the letter of credit. (Ord. 095-357, 8-7-1995) 10-8-8: INV ALIDA TION: If within one year from the date of granting a conditional use or variance, upon recommendation of the Zoning Officer, substantial progress has not been made to implement its purpose, the Board of Adjustment shall declare the conditional use or variance null and void. (Ord. 086-177, 3-17-1986) 10-8-9: NONCONFORMING USES: The Board of Adjustment shall have the power to authorize changes of lawful nonconforming uses as follows: (A) A nonconforming use which occupies a portion of a structure may be extended within such structure as it existed when this Zoning Title was enacted but not in violation of the area and yard requirements of the zoning district. . (B) A new nonconforming use may be created in an existing structure to replace a lawful nonconforming use, provided that the owner agrees in writing that: 1, The proposed nonconforming use will entail no structural changes or additions other than those required for purposes of safety, health and aesthetics, 2, The proposed use will be limited by all provisions of the section of this Title regulating nonconforming uses. (Ord. 086-177, 3-17-1986) 10-8-10: AMENDMENTS: This Title may be amended whenever the public necessity and convenience and the general welfare require such amendment. All amendments relating to flood plain areas shall follow provisions outlined in Chapter 10, Flood Plain Management, of this Title, All others shall be guided by the following: (Ord, 093-323, 12-6-1993) (A) Proceedings for amendment of this Title shall be initiated by: .. 296 City of Farmington . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Pax (651) 463-2591 www.cI.farminaton.mn.us TO: City Planning Commission Lee Smick, AICP /)--' tJ Planning Coordinator~ FROM: SUBJECT: Application to Amend the Comprehensive Plan - 821 Third Street DATE: January 12, 1998 INTRODUCTIONIDISCUSSION The application to amend the Comprehensive Plan at 821 Third Street was reviewed at the December 8, 1998 Planning Commission meeting. The owners requested that the Comprehensive Plan be amended from Low Density Residential to Business for the 41,047 square foot property. At the meeting, a number of residents from the adjacent neighborhood had concerns with the Airlake Ford body shop presently operating within the bay area of the building. The concerns included noises associated with the repair of automobiles as well as the outside storage of cars and parts. Other concerns from the residents included the alleged dumping of noxious pollutants on an adjoining resident's property. At the request of the Planning Commission, the property owners held a meeting at the site on January 7, 1999. The owners, tenants of the building and residents were in attendance to discuss the use of the building. Results from this meeting include the following: .>(1. The residents did not object to the Airlake Ford body shop as long as the 'owners require the tenant to keep the garage door closed throughout business hours, limit the business hours, not allow for outdoor storage of cars or parts, only allow for the priming of cars - no painting of cars would be allowed and eliminating any noise associated with the body shop operations. 2. The residents did not object to the veterinary lab in the building as long as no outdoor mixing of powders is done on the site or dumping of materials on the lot and no semi- tractor trailer trucks be allowed in the alley area. 3. The property owners verbally agreed to continue to share the parking lot with White's Funeral Home to the south. Since the property owners agreed to the above contingencies, the residents were satisfied with the uses existing in the building. Therefore, City staff is making the following recommendations for the property at 821 Third Street: . . . 1. Consideration of the establishment of a new neighborhood business district as a text amendment to the Zoning Code and that the property at 821 Third Street be considered for rezoning to this new classification. 2. Since the Airlake Ford space has continually been used as a vehicle repair shop since the early 1960's when Dakota Electric constructed the building, there will be no change in the original non-conforming use for a vehicle repair shop. Therefore, it is recommended that the application to amend the Comprehensive Plan from Low Density Residential to Business should be withdrawn and the owners apply for a conditional use permit for a change of a non-conforming use as cited in Section 10-6-1 of the City Code. The City Attorney has reviewed and approves the staff recommendation. ACTION REOUESTED City staff recommends the public hearing for the amendment of the Comprehensive Plan for the property at 821 Third Street from Low Density Residential to Business be closed. Action on the amendment to the Comprehensive Plan should continue to be considered with the rezoning to the new neighborhood business district. Respectfully Submitted, ~S;wQ Lee Smick, AICP Planning Coordinator . . . TO: FROM: SUBJECT: DATE: Plannine: Review: Applicant: Attachments: Property Location: Property Size: Current Zoning: Current Land Use: Comprehensive Plan: City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us City Planning Commission ~ Michael Schultz, Associate Planner Discussion of Accessory Apartment- 300 Main St. February 9, 1999 Melissa Blasier 300 Main Street Farmington, MN 1. Location map 2. Section 10-6-3: Accessory Apartments 300 Main Street 6,000 sq. ft. R-3 (High Density) Single- family High Density Proposed Comprehensive Plan: Discussion: Business Melissa Blasier has inquired City Staff of re-establishing the upstairs apartment of her home at 300 Main Street. Mrs. BIasier provided information that the apartment had been in existence for some time, but had been abandoned for at least several years. The entire floor area of the house is approximately 2,040 sq. ft., of which about 715 sq. ft. is on the second floor. The apartment still has a separate outside entrance and off-street parking stall. The property is currently located within a R-3 zoning district, which is defined as High Density Residential. Section 10-6-3: Accessory Apartments of the City Code states that accessory apartments are permitted in any A-I, R-l, R-2, R-3 and R-4 zoning district but the minimum lot size is 10,000 square feet. . . . The property meets the remainder of the code specifications in reference to Section 10-6-3: (A) minimum lot size of 10,000 sq. ft. is not met, lot size of property is 6,000 sq. ft. (B) of minimum floor area (1,800 sq. ft.); (C) maximum unit size of less than 40% (this case it is 35%); (D) the density levels within the block do not exceed 125% of the density level; (E) off-street parking is provided off ofthe driveway with a separate paved stall; (F) any structural work will be restricted to the interior; and (G) usable yard space in the rear yard exceeds the minimum requirement of 1,000 square feet. The lot size is the only requirement that does not meet the minimum requirements, but because this property is part of the original town center and that a portion of the property was split off for the use of Starr Automotive there could be an argument made for a hardship to possibly warrant a variance. The property owner must also apply for a conditional use for the accessory apartment. Required Action: Discuss with the property owner any questions the Commission may have concerning the need for both a variance and conditional use permit. Also to review the minimum standards established with the Accessory Apartment portion of the City Code. . ,~ c:C: .- 0 ~~ 8.3 ('I') . + a. ~co co~ -g- i<~ dS~ ~~ 00 >0 "- " \ .c ::l o 1Il -Q) ~ \ \ \ \ '\ \ \ \ ~ ~ -J W I I l-=~ L-:J 10-6-2 10-6-3 .., j' B) 1, Pools shall not be located within any required front, side and rear yards and shall be at least six feet (6') from any principal structure or frost footing. 2. In addition to observing yard setback requirements of each district, the filter unit, pump, heating unit and any other noise making mechanical equipment shall be located at least twenty five feet (25') from any residential structure on adjacent property. (C) Multiple-Family Residential: 1. Water surfaces and pumps, filter or other apparatus used in connection with the pool shall not be located closer than fifty feet (50') to any lot line. 2, Landscaping as outlined in Section 10-6-14 of this Code shall be placed between the pool area and adjoining low density district lot lines. 3. Deck areas, adjoining patios or other areas used In conjunction with the pool shall be located at least fifteen feet (15') from any lot line in an adjoining low density district. (Ord, 088-198,2-1-88) . 10-6-3: ACCESSORY APARTMENTS: One accessory apartment may be authorized per principal use as a special exception in Zoning Districts A-1, R-1, R-2, R-3 and R-4 as outlined in Chapter 8 of this Zoning Title if the following conditions are met: (A) Minimum Lot Size: Ten thousand (10,000) square feet. (B) Minimum Structure Size: One thousand eight hundred (1,800) square feet of finished living area including planned accessory unit, exclusive of garage space, . (C) Maximum Unit Size: Forty percent (40%) of finished area. (D) Density: Accessory units shall not be permitted on either block side of a platted street with the majority of the parcels zoned R-1 through R-4 If the current mean density of these blocks exceeds one hundred twenty five percent (125%) of the density allowed on these blocks according to Table 1, Section 10-4-2 of this Title, Lot and Yard Requirements, . 686;388 10-6-3 10-6-4 . (E) Parking: Three (3) off-street parking spaces as illustrated on a site plan drawn to scale which shows suitable landscaping to buffer the parking from abutting properties. (F) Exterior Architectural Integrity: All conversion work shall be limited to the inside of the structure unless exterior elevation drawings are submitted and approved as part of the conditional use procedure, (G) Usable Yard Space: One thousand (1,000) square feet of open space Illustrated on a site plan drawn to scale for the private use of the residents of the structure. 10-6-4: ACCESSORY FARM BUILDINGS: Accessory farm buildings shall not be erected within one hundred feet (100') of a neighboring property. Other structures shall be limited as follows: (See following page for continuation of Section 10-6-4) . . 686;388 . . . TO: FROM: SUBJECT: DATE: Plannin!! Division Review Applicant: Attachments: Proposed Development: Location of Development: Area Bounded By: Existing Zoning: Current Land Use: Proposed Land Use: Size of Property: Building Footprint Area: Coverage/Density: City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us City Planning Commission f\J tf) Michael Schultz, Associate Planner y Sketch Plan Review- Sherman Townhomes February 9, 1999 George Sherman Sherman Associates 1525 South 4th Street #200 Minneapolis, MN 55454 1. Location Map 2. Site Plan 3. East Farmington PUD 4. Building Elevations 5. Floor Plan Proposes to construct 16 rental townhome units within the East Farmington PUD South side of Larch Street along Trunk Highway 3, south of the Budget Mart station Single-family residential to the east and south, commercial to the north and Trunk Highway 3 to the west (see location map). R-2 PUD Vacant The East Farmington PUD calls for a multi- family development on this location. 1.676 acres 13,920 sq. ft. Coverage of the property is at 19%. The density level is 9.55 units/acre. . . . Terrain: Terrain is mostly flat open space with little or no elevation change. Additional Comments: Mr. George Sherman is proposing 16 rental townhome units on a parcel identified for multi- family use within the East Farmington planned unit development. The proposal is four (4) less than the original PUD proposal of 20 units, but because of the lot configuration and the realignment of 8th St. it was difficult to accommodate. Each unit will be 1,405 gross floor area with an attached one-stall garage. Also, each unit would be comprised of 3 bedrooms, 1.5 baths, dishwasher, washer and dryer and plenty of storage space. Rents will begin around $790/month, including utilities. The developer is projecting that this project should have the same demographics as the single-family homes in the neighborhood. The developer is attempting to follow the same block layout of the single-family portion of the development with open space being provided in the rear of the block. The developer is also proposing that the townhomes carry the same architectural features as the homes themselves with vinyl siding, brick veneer and front porch areas. Staff also recommended that the townhome buildings vary in color so at not to be repetitive which are standards established by the East Farmington developer. Staff and the architects discussed placing a combination of fencing and landscaping along the south property line to buffer the townhomes and park space from the existing single-family homes. The landscaping included possibly mounding, trees and shrubs. The Engineering Division has made preliminary review comments that may change the overall layout of the development. Shelly Johnson of Bonstroo Engineering made comments concerned with the distance of the westerly driveway from the 8th Street frontage road. This may jeopardize the seven (7) off-street parking stalls proposed off of 9th Street. The parking lot at this time would be an additional amenity for guest parking; the garage and driveway would provide the required parking for each housing unit. Engineering Division is awaiting complete design plans including preliminary grading and utility plans when preliminary plat plans are submitted for a full review. Requested Action: No action is required of the sketch review at this time of the proposed development. Preliminary Plat plans should be submitted sometime after the Planning Commission comments. Michael Schultz Associate Planner cc: George Sherman J AN-19-99 TUE 9: 45 ~ SHElmAN ASSOC FAX NO. 8888888 r I I I I I I I I I I~! I I I I I . en I ......... i ~I I STAlE lRUNJ( HIllIWAY NO. J r - - - - - fRONTACE -- , I I I I I I I , IS I SF I M I~ I i I ! , I I ~ I II . I, I I NlNlIt SlREEI' , P. 02 1 ii 2 M I I I I , I I I I , I I 1- .....t , , , ~ -=-"-0. ~& ~IJI !i I . I .,. t ;; . I I : ! . LL1L:...:.-J w. "--:-f::=r wO~". .----I--T- iil--T..-..--......_..~--r- -r r--r-.l '1 I I q: I I I' : I I I I .1 I I l' ! i II. 'OW 'AM ,UHno~ ~--r-l ! ! I 1 ! : [8 ril LLl [-r1 I I I L._J r;.n I ~ I . ' 1"1 : ,,,, , l-=#.-- I "I I I i5 : :.., , 1...1_j r-r-, ~ i : , , ! ..---.. --r-.. It; LU N' '" of O. '"".!l ./"1. . ". ..... r-T--r-r---'l ~__L_L_r----1 . I '~""'5' . - .... ." - i . :: ."1'. !i I !': I .1 ~ , :: t--rrl' I I i A'~J lI~NISI I ! I L._J __ L_J..._l.._..........J..._-J......-l... __1.._.. -~....... i ........ ~ ..10......'...._..... .ntt..._...._..,......,.,.....''''..u SUOJ.3^unS I SU3JN19NJ I SU3NNV"ld 'JU! 'll!1-1'~ sClwef ~~ ~~ ~:...~. ~- s . = . ~ I :: 19'd ~ J . I I ~ :: 'nn.", r"--r----"l r..........r---- I I " ; 1"-----1-----1. r---- . I I -1 t--.--- --I L____. I I.. j Ii l_.i... -- I'" 0011 ~-i-- --1 . .. . t----- ooJ I I r-----' I I ,.--.-.. --1 t l I r--'-~----.' --~ I 1 /'o. J I' . I l -- ..--.:.:"';~:~:::- ~ 10.'0 N: . t, I . . [;J ..,...... r.':' 0- .o(~,,~ \ ...." . 1. ...~ " ~~7W'J. 0 \ I , , ---.... ... I' ;;; '.. .. .. N !!! ~\ \~'\ .~~ .. 'ON ....MH )lMnlu. JJ.'1J.1 i ~ I I I , , I I . I , , I I ., I , , . , , , , I , , ! , . , I " I , , , I I I , , I , i : I I I I I I I , I : -~, : f>~'" I 'v~i': I ,:~., I ! II N ~. ,\:;\ ...f.:. ...\ \\':\ "1\'\" .. .. .. ~ u ;;: u .. \. \ "\ :i ~ I I I I , I ,. I . " , I I I I I I I I I I I . . I; ~ ~y I~ 1- . 1/1 ~ z: rJ; ~ ~ ~ N < o CI if CI ! ~ ~ ~ ..., Ol otI ~~ ~ i5 ::3E 1-'" 1!5 i ill ~ a.. ::. t3 !! ~ ~~ g ~ PO'd 8888888 'ON Xlj:l aOSSlj NljW~3HS ~ 9v~ 301 68-81-Nljf . . 'b I h N I ~ I I I I i I I . ~O-.~ 4 --- ----- I I a I 'lI1IJiJ__Jllllll I - - - - - ----- :;I ,.. I · I ! .. " ,--.....---..--..- I a '" /.. .. II " II II :I I ~ I ! .. " II ~ II I ,.. ______~...;_J 1I0-.lr 'lO-,~L EO 'd ~ ~~ ~~ ~~ ~ I I BBBBBBB 'ON Xtl~ OOSStl NtlW~3HS ~ 9v:6 301 66-61-Nijf - - --- . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: City Planning Commission Lee Smick, AICP /t f) Planning Coordinato.[J.A/ FROM: SUBJECT: 2020 Land Use Plan DATE: February 9, 1999 INTRODUCTIONIDISCUSSION The City Council reviewed the 2020 Land Use Plan and the recommendations by the Planning Commission concerning the proposed land use plan on February I, 1999. The attached memo dated February 1, 1999 to the City Council addresses the land use plan in six different districts in order to discuss proposed land uses within the separate districts in detail. Also attached is the most current proposed 2020 Land Use Plan for your review. The comments and recommendations by the City Council are as follows: 1. Utilize the North Branch floodway to act as a buffer to the west, the rail access and the proposed CSAH 60 roadway to designate an industrial park at the northwest comer of District 2 on the Seed/Genstar property. City Council Rationale: Location has roadway and rail line access and the North Branch floodway provides a buffer area from the houses towards the west. 2. Relocate the medium density land use designation along Denmark Avenue on the Neilan property and designate a neighborhood commercial district at the comer of Denmark Avenue and Ash Street. City Council Rationale: Medium density located across from the Farmington High School would not be seen as detrimental to the area. The number of senior housing needs is on the rise and seniors because of the close proximity to the downtown could utilize areas such as this. The location of a dense housing development keeps large amounts of people downtown. Finally, the commercial area at the intersection of Denmark Avenue and Ash Street provides convenient services in walking distance from the housing development. . . . The Planning Division has made changes to the 2020 Land Use Map as well in order to meet the Livable Communities Act. Medium density residential areas have been removed because the percent of multi-family housing stock compared to the total housing stock in the City is well above the City's 32-36% goal. Staff is revising the land use numbers to make a more accurate prediction on potential housing types in the future. ACTION REQUESTED This is presented as a discussion item and any recommendations from the Planning Commission will be presented at the February 16, 1999 City Council meeting. Respectfully submitted, -, 1"'1 /.,/ /, O:ec ~ <~ Lee Smick, AICP Planning Coordinator . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 fax (651) 463-2591 www..i.farmin~on.mn.us TO: City Planning Commission Lee Smick, AlCP /)ttfJ Planning Coordinato~ FROM: SUBJECT: 1998 Cornprehensive Plan Update- Land Use Map DATE: January 12, 1999 INTRODUCTIONIDISCUSSION At the January 6, 1999 Planning Commission workshop concerning the proposed 1999 Land Use Map there were numerous revisions to the map recommended by the Commissioners. The following is a listing of the recommended revisions addressing Commissioner's concerns. 1. Distinguish in greater detail the colors designated on the map between Low- Density and Low/Medium-Density. 2. Distinguish the North Branch and the Vermillion River on the map in order to meet the vision of utilizing the river banks as aesthetically pleasing opportunities. 3. Relocate the Medium-Density on the Neilan Property to the north side of Ash Street to utilize the proposed minor arterial and eliminate the Medium-Density along Denmark Avenue across from the single-family residences and Farmington High School and redesignate the north half of the property as Low-Density. 4. Relocate the commercial strip o~ the west side of the realigned Pilot Knob Road to the Seed/Genstar property as a "floating" land use within the 950 acres and relocate the Medium-Density to front along Pilot Knob Road with the knowledge that the Medium-Density acreage may decrease depending on how the City meets the Livable Communities Act requirements. - 5. Relocate the Medium-Density on the Babe Murphy Property and the Reisinger Property on either side of Akin Road to the Seed/Genstar Property as a "floating" . . . land use within the 950 acres. The Murphy and Reisinger properties are redesignated as Low Density. 6. Show the Riverbend Property owned by Genstar as Low/Medium Density to correspond with the Low/Medium Density located in Dakota County Estates. Dakota County Estates is developed at 4.17 units per acre falling within the Low/Medium Density requirements. 7. Meet the Livable Community Act requirement by locating 32% Medium-Density residential within the 950 acres of the SeedlGenstar Property. 8. Show parkland and a public school site as a "floating" land use within the 950 acres of the SeedlGenstar Property. 9. Minor land use changes at Hickory and 8th, Elm and 5th, Walnut and 81h and locate the Business (Neighborhood-Business District) land uses throughout the community. The attached map reflects the above changes proposed at the January 6th Planning Commission workshop. It was recommend by the Planning Commission that the Land Use Map be presented at the January 12, 1999 Planning Commission meeting for final review and adoption of the map. ACTION REOUESTED Approve and adopt the Land Use Map as an element of the 1999 Comprehensive Plan Update and forward it to the City Council. Respectfully submitted, ~! /, Cla- "' Lee Smick, AICP Planning Coordinator . land Use Total Acres Percent of Total Business 104.42 1.18% Business Park 176.26 1.99% Environmentally Sensitive 1470.88 16.57% High Density 86.51 0.97% Industrial 329.59 3.71% Low Density 1886.33 21.25% Low/Medium Density 368.91 4.16% Medium Density 464.92 5.24% Public Park/Open Space 446.73 5.03% Public/Semi-public 275.49 3.10% Restricted Development 312.67 3.52% ROW 720 8.11% Urban Reserve 2232.29 25.15% 8875 100% Source: City of Farmington . Existing land Use Total Acres Percent of Total Agriculture 1120 14.20% Agriculture Preserve 1275 16.17% Existing Commercial 36 0.46% Vacant Commercial 25 0.32% Existing Industrial 189 2.40% Vacant Industrial 330 4.18% Existing Low Density 1016 12.88% Vacant Low Density 800 10.14% Existing High Density 41 0.52% Vacant High Density 182 2.31% Rural Estate 168 2.13% Natural Open Space/Water 1315 16.68% Park Space 430 5.45% Public/Semi-Public 304 3.85% ROW/Misc. 655 8.31% 7886 100.00% Note: 989 acres exist in the Genstar annexation petition (950 acres of property/39 acres of existing ROW) . January 20, 1999 . . . 106 City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: Mayor and Council Members, City Administrator~l::.- Lee Smick, AICP /) t) Planning Coordinator ~ FROM: SUBJECT: 1999 Land Use Plan and Policy Statements DATE: February 1, 1999 INTRODUCTION The proposed 1999 Land Use Plan and Policy Statements are being presented as discussion items with the City Council to determine the future land uses and policies to meet the visions of the City ofFarrnington. DISCUSSION The proposed 1999 Land Use Plan and Policy Statements have been developed over the course of several months, beginning in July of 1998 at the Visioning Workshops. Numerous citizens, developers, City officials, Commissioners and City staff have been involved with this project. The Planning Division and the consultant have formulated the concepts and ideas from these groups into a plan and policies that are reflective of this progressive City. 1999 Land Use Plan During the planning process for the Land Use Plan, there were a number of meetings that involved citizen input. Three neighborhood meetings along with an open house held in November have assisted the Planning staff and consultant to create the current plan. The Planning Commission adopted the Policy Statements on December 22, 1998. They also reviewed the Land Use Plan on three separate occasions including a planning workshop held on January 6, 1999 and adopted the Land Use Plan at their January 12, 1999 Planning Commission meeting (see attached Planning Commission memo). . . . In order to understand the following information, it is important to know the densities of the residential land uses designated on the plan. Staff has added an additional residential category to recognize the 6,000 square foot lots found in Dakota County Estates, East Farmington and the existing residential areas in Downtown Farmington. The new designation is low/medium-density residential. The density levels for all of the residential land uses are shown below: Low Density 1.0 to 3.5 units per acre 4.5 PUD Low/Medium Density 2.5 to 5.5 units per acre 7.0 PUD Medium Density 5.5 to 14.0 units per acre 16.5 PUD High Density 14+ units per acre 18.2 PUD The attached tables show the existing land use inventory and the proposed land use acreages for the City. Also attached is the City Council presentation on September 8, 1998 describing the visioning statements that were formulated from the visioning workshops in July 1998. The City of Farmington has participated in the Metropolitan Livable Communities Act Local Housing Incentives Program since 1995. This program requires cities to set goals for affordable and life-cycle housing within its residential districts. In 1997, the City of Farmington established a life-cycle housing goal within the range of 32-36% of the City's total housing stock to be multi-family. In 1999, the multi-family housing stock is at 26%. The additional medium to high-density land uses shown on the proposed Land Use Plan constitute 32% of the total housing stock as multi-family, meeting the goals of the Livable Communities Act. The Planning staff has divided the Land Use Plan into six separate districts in order to discuss each district in detail. The districts include the North Central, North East, Central, Industrial/Business Park, Downtown and West Rural districts. Each district will be discussed below. District 1 - North Central This district is located in the north central portion of the City and contains a large percentage of fully developed low-density residential along with areas for expansion of the low-density residential land use. Pockets of medium to high density residential surround a relatively small commercial area. The commercial area is located between Upper 1820d Street and Elk River Trail on the east side of CSAH 31. Dakota County Estates consists of existing low-medium density residential and the land use is proposed to expand to the east to the North Branch floodplain. City parks, natural open spaces and a school make up the remaining land uses within District 1. Additional low-density residential is proposed to the west of the current MUSA line and is proposed to culminate at the natural open space on the western border of District 1, 2 . . . providing a natural border between developed and agricultural lands. This additional land use pattern is consistent with existing land uses and attempts to maintain and enhance the residential character of the district. The North Branch of the Vermillion River floodplain takes up most of the northeastern portion of the district, eliminating the potential for development within the floodplain. Developers in this area have obtained new floodplain information and show designations of a smaller floodplain area; however, the City will only formally revise the floodplain upon receipt of a letter of map revision from FEMA. Medium-density is shown in the northeastern comer of the district, outside of the North Branch floodplain and within the current MUSA area. This constitutes a portion of the 32% of multi-family housing stock required by the Livable Communities Act. The property is landlocked at this time, however, with the potential for CR 60 on the north or an accessway to the west crossing the North Branch, the proposed location of medium- density residential next to the CP rail line is possible. The southeastern comer of the district consists of low-density residential, natural open space and City parkland. The strip of land on the east side of Limerock Ridge showing natural open space coincides with the City's vision of maintaining natural features. In this case, an existing twenty-percent slope consisting of oak and hardwood trees will remain undeveloped in order to meet this vision. The wetland area to the east will also be preserved and parts of the wetland area may become City parkland as shown on the eastern border of the district. District 2 - North East This district is not within the City limits at this time, however, because of the owner- petitioned annexation request by the property owner, discussions concerning an orderly annexation agreement will soon be finalized with Empire Township. The district consists of 960 acres of land and with the approval of the orderly annexation agreement, the property will be annexed into the City sometime after the year 2001. The property currently resides in agricultural preserve and this designation will expire in the year 2001. The district offers a variety of land use choices because of the existing rolling topography and the accessibility potential from Trunk Highway 3 on the eastern border, the proposed roadways of CSAH 60 on the northern border and County Road 64 on the southern border forming boundaries of the property on the north and south respectively. A large portion of the district is proposed for low-density residential. Medium-density residential and business designations are also shown within the district, however, these are considered "floating zones" at this time, because of the pending outcome of the orderly annexation agreement. The "floating zones" are being shown in areas where potential transportation access will occur and along the rail line where medium-density 3 . residential uses can perform as a buffer between low-density residential and the CP rail line. The final land use is the natural open space that consists of the North Branch and its floodplain. This use will assist in buffering the low and medium-density residential areas from the rail line and will provide natural areas for walking trails and passive recreation. The business area is located along Trunk Highway 3 and the proposed location of County Road 60 because of the accessibility potential in this area. The land use will only support smaller neighborhood business uses and will not detract from the downtown business area. This area will provide convenience-type services that may be accessed by walking or through short vehicle trips. District 3 - Central This district consists of a wide variety of land uses. The district primarily consists of natural open spaces and a City park. The natural open space involves much of the Middle Creek drainage way on the southwestern portion of the district along with drainage ways from the north connecting to Middle Creek. A large wetland feature located in the center of the district has been designated as a protected wetland. . The low-density residential areas consist of fully developed areas as well as proposed low-density land uses. The Pine Knoll and Riverside Estates neighborhoods are almost completely built-out and the larger lots to the east of Akin Road also consist of existing low-density residential. The proposed low-density areas are shown in the northwestern and central portions of the district. These areas provide a wide range of topography including rolling hills and steep slopes and also consist of large masses of existing tree stands. Additional low-density residential is located outside of the existing MUSA line of the western edge of the district and culminates at the natural open space area between potential developed areas and the existing agricultural lands to the west. The medium and high-density residential uses are shown along major thoroughfares for access needs. The land uses also surround neighborhood business designations and the City's central maintenance facility location. Independent School District 192 has stated that they desire medium to high-density residential uses to be located within a reasonable walking distance to nearby schools to reduce the need for busing students in densely populated areas. The restricted development land use designation on the eastern side of the district relates to the vision of preserving natural areas, while creating passive and active recreational areas and utilizing its location as a central community gathering point between the . northern and southern sections of the City. The area may be utilized as a residential golf 4 . course community, a multi-user trail system, a small lake or a community center to provide recreational, social and residential opportunities for the City. District 4 - Industrial/Business Park This district consists of two major land uses including industrial designations and a new designation identified as the business park. The industrial land use within this district consists of existing uses as well as proposed areas that are currently vacant. All of the industrial land uses reside north of CSAH 50 and extend west of the future CSAH 31. The original designation of industrial uses was bounded by Akin Road on the east and the future CSAH 31 on the west. Additional industrial land is proposed along the west side of CSAH 31 to meet the needs of 303 acres of industrial land use needed to the year 2020. The accessibility to CSAH 31 and 50 is a logical location for this type of land use. The business park land use is a new designation within the City of Farmington. The business park will offer a variety of opportunities for start-up businesses, high-tech offices, high-tech industries, hotels and restaurants within its proposed boundaries. This area will be developed based upon a master plan that will illustrate how various uses will work compatibly with each other in this area. . Most likely, the high-tech offices, hotels and restaurants will be located in the southern portion of the district near the Vermillion River corridor. This area will require increased architectural and landscape standards and can utilize the Vermillion River corridor as a natural trail system for recreational opportunities connected to the offices and hotels as well as the utilization of the scenery for restaurants and hotels. The northern portion of the business park area could be utilized for commercial spaces as well as high-tech industrial or start-up businesses. It is important to note that this entire area will be crucial for the enhanced appearance and progressive future for the City. Architectural elements will need to be increased as well as landscaping standards and a well-planned interior roadway system must be designated within the area, all combined to provide a functional and aesthetically pleasing atmosphere. The area can also become the comer stone for attracting major industrial and business companies to the City. District 5 - Downtown This district consists of the original downtown of Farmington as well as recently developed areas such as East Farmington, Bristol Square and Glenview Townhomes. Once again, the district constitutes a variety of land uses, the most prominent being the low/medium-density residential land use comprising most of the single-family homes in . close proximity to the downtown business area. Additional low/medium-density is 5 . located within the East Farmington development because of the existing and proposed 6,000 square foot lot configuration. The existing business district is proposed to be expanded to the north along Third Street to the Vennillion River and will provide additional land area for potential business uses. The business designation is also proposed to expand to the east and west along Elm Street and will re-designate existing low-density residential into business uses. The business designation in these locations is for the purpose of expanding the business center in order to maintain the downtown business district, provide accessibility to the uses and redevelop older residential property to business uses. The pockets of industrial land designations within the downtown area have been decreased due to the need for expansion of the business district and expansion of medium to high -density residential areas in the district. The industrial designation between Main and Pine Streets has been re-designated to high-density residential and business uses because of the need for redevelopment of either older homes or business in this location. The new designations of high-density residential and business are compatible with the existing industrial uses due to the density and characteristics of each new designation in this area. . Vacant property within the current MUSA includes the property south of CSAH 66 that is proposed for business along TH 3, medium-density along CSAH 66, high-density adjacent to the business use and low-density at the eastern portion of the site. Other vacant property within the current MUSA includes the remainder of the East Farmington Development. Property outside of the current MUSA line includes medium-density designations along TH 3 and south of Dakota Electric along Denmark Avenue. The final area outside of the MUSA within this district includes two separately owned properties on the west side of Denmark A venue, south of the existing fire station. The proposed land use designation shows low and medium-density land uses for the two properties. These designations are reflective of the recommendations by the Planning Commission at their January 12, 1999 meeting. Their comments dealt with showing low- density residential across the street from Farmington High School and they directed staff to show the medium-density residential land use along Ash Street in order to gain accessibility from a minor arterial. . City staff originally showed this area as medium-density along Denmark A venue and low-density towards the west to utilize the open space from the Vennillion River corridor. A business land use was also shown at the intersection of Ash Street and Denmark A venue to provide services within walking distance of existing and proposed neighborhoods. The Planning Commission considered this business area as detrimental to the downtown business district and directed staff to remove the area from the land use plan. 6 . Staff is encouraging the use of small neighborhood business uses within certain areas of the City to both service neighborhoods and provide businesses within walking distances of the neighborhoods. It remains staff s position that the business area at the intersection of Ash Street and Denmark A venue would be an appropriate land use designation within the context of previous staff discussions on transportation and neighborhood business servIce zones. District 6 - West Rural This district contains most of the agricultural lands within the community. This relates to the vision to maintain and enhance the existing rural character of the City and provide a buffer of open space between the developed City of Farmington and the City of Lakeville. The district will be maintained as working farms and is designated as agricultural/urban reserve. The urban reserve areas will not be developed until after the 2020 time frame, however, the owners of property in this area wanted to have the opportunity to develop their property in densities of 1 unit per 10 acres if City infrastructure was available to the property. These situations will be handled on a case by case basis and growth in this area will be limited. . Land Use Policies The policy statements are derived from the information formulated at the Visioning Sessions held in July of 1998. The policy statements propose a definite course or method of action selected to guide and determine the present and future decisions concerning the community. The policies will be utilized as a "yardstick" against which proposed ordinances and programs can be measured. The policies deal with land use, natural resources, housing and staged development. In an overall review of the policies, several statements remain constant. The City of Farmington wants quality controlled growth, the maintenance of the small town character, the concept of a central area for community connection, the need to provide available land for housing, business and industrial uses, the need to provide housing for all income levels, the need to preserve the working farms while creating a natural buffer and the need to preserve natural resources and river corridors. City staff requests the Council review the policy statements and provide comments and recommendations to staff. ACTION REOUESTED . Review the proposed 1999 Land Use Plan and Policy Statements and make recommendations to City staff. 7 .. . . Respectfully submitted, {#e: ~ Lee Smick, AICP Planning Coordinator 8 . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: City Planning Commission Lee Smick, AICP ntfJ Planning Coordinator .y FROM: SUBJECT: Proposed 2020 Thoroughfare Plan DATE: February 9, 1999 INTRODUCTION The proposed 2020 Thoroughfare Plan is being presented as a discussion item to begin the review of the transportation system in the City and review how the system connects throughout the region. The proposed thoroughfare plan is attached and it is anticipated that the Transportation Element chapter will be completed by February 12, 1999. At that time, the transportation chapter will be sent to the Planning Commissioners for review and comment. City staff would like to ask the Planning Commission for adoption of the plan on February 23, 1999 to remain on schedule for the Comprehensive Plan Update, however, additional time may be required to review the plan. It is the option of the Commission Members to postpone or adopt the plan. The information below is included as part of the Transportation Element chapter and is provided for the Commissioner's review. 2020 THOROUGHFARE PLAN The framework of the Farmington Thoroughfare Plan has been in place since 1982. Three levels of government share jurisdiction over the roads serving Farmington. Minnesota Department of Transportation (MnDOT) maintains Trunk Highway 3 (TH 3), and Dakota County maintains the County State Aid Highway (CSAH) and County Road (CR) systems. The remaining streets are the responsibility of the City of Farmington. The Thoroughfare Plan was revised in 1990 by proposing the extension of the realigned CSAH 31 into an east/west link with Ash Street/CR 74. This realignment proposed to bypass the' downtown and continue east to US Highway 52 at Hampton. Minor Arterials The most recent revisions to the 1990 Thoroughfare Plan identify numerous additions of collector streets and revisions to minor arterials. The revised minor arterials include CSAH 31, 60 and CR 64. . County State Aid Highway 311Pilot Knob Road Dakota County has proposed the expansion of CSAH 31 to a 4-1ane divided roadway from CR 64 to CSAH 50 on their 1998 Dakota County Road Plat Review Needs plan. Also included in revisions to CSAH 31 is the proposal to realign CSAH 31 from CSAH 50 to CSAH 74 to intersect perpendicularly with CSAH 74 instead of the concave arc as shown on the 1990 Thoroughfare Plan. The 1998 Dakota County Road Plat Review Needs plan shows both CSAH 31 and 74 as two lane roadways in this location. County Road 64 (l95th Street) County Road 64 (l95th Street) is illustrated in the 1998 Dakota County Road Plat Review Needs plan as a 4-lane undivided roadway (5 lane - 3 lane with shoulder) from CSAH 9 (Dodd Road) in Lakeville to TH 3. This roadway is considered by Farmington as one of the major east/west corridors through the City and is critical in providing adequate traffic circulation both throughout the community and interlinking adjacent jurisdictions. The expansion of this roadway from Akin Road on the west to TH 3 on the east is expected to be developed cost shared by both Dakota County and owners of property on either side of 195th Street. Dakota County has stated that they will provide a cost share of 55% of roadway development costs in this location within the City limits and will provide a 100% share of roadway development costs within Empire Township. . Dakota County does not show the CR 64 extension in their 1999-2003 CIP. However, with the planned annexation of 950 acres of the Seed/Genstar land that is directly north of CR 64 in the year 2001, and the continued development of property along both sides of the roadway, the need for construction of CR 64 from Akin Road to TH 3 will become extremely important. The City of Lakeville Transportation Plan shows CR 64 ii its existing location with 195th Street extending to the east from Cedar Avenue as a high-density minor arterial. 195th Street continues to the west as a minor collector and connects with 192nd Street terminating at CSAH 50. It is apparent that neither 195th Street nor CR 64 would have direct access to Interstate 35. County Road 60 (J 85th Street) The 1998 Dakota County Road Plat Review Needs plan shows CSAH 60 extending from CSAH 60 (185th Street) in Lakeville to the east, terminating at TH 3. CSAH 60 also extends to the west through Scott County as a minor arterial roadway. The alignment on the plan shows 185th Street intersecting at Dodd Road and Cedar A venue in Lakeville and curving north, cutting through the northwest corner of Farmington and running to east just outside of the northern border of Farmington and terminating at TH 3. The plan shows the roadway as a 4-1ane divided transportation system. Benefits to this alignment allow for direct access to Interstate 35 from TH 3 and additional east/west route along with the existing CSAH 50 and 42. Dakota County has stated that there is a critical need to provide a major east/west arterial between Farmington and Lakeville. However, this alignment has some disadvantages including the crossing of the newly constructed wetland banking site that was part of the CSAH 31 roadway project; and the City of Lakeville shows the alignment of 175thll79th Streets in the same vicinity as shown for CSAH 60. . . . . Dakota County has noted these planning issues between CR 64 and CSAH 60 and is preparing to meet with both jurisdictions in the spring of 1999 to begin a Central Area Corridor Study. This study will review both options as well as evaluate other areas for an east/west corridor through both communities. Collector Streets The 1990 Thoroughfare Plan proposed a number of collector streets within the City to assist in carrying traffic from local streets to the major system of arterials and highways. The collector streets included in the plan were Spruce Street, 20Sth Street, CR 72 and Akin Road. Spruce Street Spruce Street is shown as an east/west collector between the extended CSAH 31 roadway and Twelfth Street in the East Farmington development. The street exists as a collector between Denmark Avenue and Twelfth Street at this time, however, the proposal for the street extending to the west is to provide a collector through the proposed business park shown on the 2020 Thoroughfare Plan. The street will provide a direct link to the downtown area from the proposed business park. Disadvantages to the Spruce Street location on the west side of Denmark Avenue include the crossing of the Vermillion River and associated wetland areas. A study concerning the roadway alignment will need to be prepared to insure that wetlands are either avoided or mitigated in this area. Finally, a bridge will need to be constructed to cross the Vermillion River creating an increased roadway cost for the City. 208th Street The 1990 Thoroughfare Plan showed 20Sth Street as an east west collector from Cedar Avenue in Lakeville to TH 3 in Farmington. At this intersection, 20gth Street would connect with CSAH 66 and run easterly towards TH 52. Advantages to this roadway include an additional east/west collector through the City, an accessible roadway for the Industrial Park and the Independent School District #192 school locations near Riverside Estates and finally, the connection of a City collector street to a minor arterial at CSAH 66 providing direct access to TH 3 and TH 52 for goods movement from the Industrial Park. Disadvantages to the proposed 20gth Street alignment include the high costs of constructing a bridge over the CP Rail line along the eastern border of the City and the need to cross the Middle Creek drainage way near the Industrial Park. CR 72 (213th Street) County Road 72 currently consists of a paved surface roadway to the east end of the South Suburban Terrace complex and consists of a gravel-surfaced roadway from that point to the east. With new development activity in the area including the Bristol Square Townhome and East Farmington developments continuing towards the east on CR 72 on the north and south sides of CR 72, the need for upgrading the roadway is apparent. . . . Plans for upgrading the roadway are underway with the construction of the Bristol Square and East Farmington developments. The plans include the widening of the roadway, paving and the construction of curbs, sanitary sewer and water lines running north beneath the east/west configured roadway. The Developers for Bristol Square and East Farmington will share in the costs of 45% of the roadway, while Dakota County will provide a 55% share for development costs. The roadway will be reconstructed to the northerly end of the Bristol Square development and remain gravel-surfaced as it continues to the east through Empire Township. Dakota County will share in the costs of upgrading the roadway because it will turn back CR 72 to the City upon completion of the upgrades within the City. County policy requires turnbacks of roadways be upgraded to City standards before the City accepts the roadway. Dakota County proposes the future of CR 72 towards the east to continue to be a 2-1ane roadway eventually terminating at CR 72. Akin Road With the soon-to-be completion of the realigned CSAH 31 project, Akin Road will be turnbacked to the City as a local roadway system. The City will continue to use the roadway as a north south collector. Akin Road will act as in does today, carrying traffic to downtown Farmington as well as delivering traffic to the newly expanded CSAH 31. Akin Road will be beneficial in continuing to provide a north-south traffic corridor along with the realigned CSAH 31. Akin Road will connect with 190th Street and continue westerly in the future and terminate at Flagstaff Avenue. Minor Collectors The 1990 Thoroughfare Plan showed a number of minor collectors including Embers Avenue, Everest Path, 193rd Street, 203rd Street, 1st Street and lih Street. Minor collectors assist in moving traffic through residential areas from local streets. Embers Avenue Embers Avenue provides a north-south minor collector to CSAH 31 from the proposed 195th Street on the south to Upper 183rd Street or Elk River Trail on the north. The roadway provides a direct route to CSAH 31 through the Prairie Creek and Dakota County Estates developments. Embers Avenue has been constructed with a roadway width of forty-four feet from curb to curb and begins at the southern property line of Prairie Creek and continues north connecting with Elk River trail at forty-four feet in width as well. Embers Avenue decreases to thirty-two feet at 184th Street and connects with Upper 183rd Street to CSAH 31. Embers Avenue is proposed on the 2020 Thoroughfare Plan to connect with the existing roadway in the Prairie Creek development and continue south at forty-four feet in width and terminate at the proposed 195th Street (CR 64) roadway. Everest Path Everest Path is constructed as a forty-four foot roadway and works like Embers Avenue by providing a north-south minor collector on the west side of CSAH 31 through the developments . . . of Pine Ridge Forest, Nelson Hills and Troyhills. The roadway begins at the north at Upper 183rd Street and temporarily terminates in the Nelson Hills 6th Addition. Construction has begun on this section of the roadway and will connect to the south at 190th Street and continue southerly through the Troyhills development, terminating at 19Sth Street. 190th Street provides a collector roadway towards the east to connect with CSAH 31 and 19Sth Street provides a future minor arterial roadway that will allow traffic movement both east and west at the intersection with Everest Path. In the 2020 Thoroughfare Plan, the extension of Everest Path southerly from 19Sth Street is proposed to provide traffic movement through the newly proposed Charleswood Development. Everest Path will terminate at 203rd Street, which is proposed to run east and west through the City. This portion of the roadway through the Charleswood development will be thirty-two feet in width, creating a traffic calming effect through the development. 193rd Street The 1990 Thoroughfare Plan illustrates 193rd Street as a minor collector extending from 19Sth Street on the west and Embers Avenue on the east. The roadway exists as a forty-four foot wide street between the temporary stub street in Troyhills to the east at the intersection of Evening Star Way. 193rd Street continues east from Evening Star Way to CSAH 31 as a thirty-two foot wide street. From CSAH 31 to Akin Road, the roadway widens to forty-four feet and continues from Akin Road to its termination at Embers Avenue at thirty-two feet in width. The 2020 Thoroughfare Plan shows 193rd Street in the exact alignment as the 1990 Plan. This roadway will provide an additional east/west minor collector to move traffic from residential neighborhoods to minor arterial roadways. 203rd Street The 1990 Thoroughfare Plan showed 203rd Street as a minor collector between Akin Road and the future realignment of CSAH 31 to the west. The existing roadway is built to its current termination point at the western edge of the Pine Knoll development. The roadway is constructed at thirty-two feet in width. The 2020 Thoroughfare Plan shows the extension of 203rd Street from CSAH 31 towards the west through the Charleswood development and connecting to the existing 200th Street at the intersection of Flagstaff Avenue and terminating at Cedar Avenue in Lakeville. At present, 200th Street is a gravel-surfaced roadway that connects with Cedar Avenue from Flagstaff Avenue. Dakota County shows the existing 200th Street as a 2-1ane roadway on the 1998 Dakota County Road Plat Reviews Needs plan. Advantages to the upgrade and extension of 203rd Street (200th Street) include an additional east/west corridor between 208th Street and 19Sth Street. Disadvantages include the close proximity of the roadway near the designated wetlands in Charleswood. rt Street The 1990 Thoroughfare Plan showed 15t Street, near the center of the downtown area, as a minor collector running north and south. The existing street intersects with Elm Street (CSAH 50) on . . . the north and Ash Street (CR 74) on the south. The roadway consists of a forty-two foot street width from Elm Street to Spruce Street, then tapers to a thirty-six foot street width from Spruce Street to Maple Street and increase again to forty-two feet from Maple Street to Ash Street. The 2020 Thoroughfare Plan shows 15t Street as a minor collector as well and provides for the collection of traffic on the west side of the CP rail line. 12th Street The 1990 Thoroughfare Plan defined 12th Street as a north/south minor collector to move traffic through the East Farmington development. 1th Street along with Spruce Street in East Farmington was designed as a promenade accessway into East Farmington. Between Oak and Walnut Streets, Ith Street has been constructed to 130 feet in width as well as Spruce Street between 9th Street and 14th Street. At the intersection of 1th and Spruce Streets, a traffic circle has been created and features a water fountain its center. The 2020 Thoroughfare Plan proposes 12th Street as a minor collector from 213th Street (CR 72) on the north to TH SO on the south. Access to a minor arterial on the south and a collector on the north along with a collector towards the west from Spruce Street, provide adequate access for a dense residential area. Additional Minor Collectors proposed for the 2020 Thoroughfare Plan The 2020 Thoroughfare Plan shows proposed minor collectors throughout the City assisting existing roadways to move traffic within and outside of the City's borders. The proposed minor collectors include a looped roadway on the east side of Flagstaff Avenue in the Urban Reserve area of the City. The drainage way to the east of the looped roadway inhibits the roadway from being extended to the east across the drainage way. The 2020 Thoroughfare Plan shows only three locations that roadways cross this drainage way and they include 190th Street, 19Sth Street and 203rd Street. The next proposed minor collector shown on the 2020 Thoroughfare Plan is located along the east side of Dakota Estates from the proposed CSAH 60 and runs south to the Lake Julia area. The roadway then swings easterly towards the City limit line and turns south in the annexed SeedlGenstar property and terminates at the proposed 19Sth Street minor arterial. The final proposed minor collector is located on the east side of the CP rail line dissecting the Seed/Genstar property and providing three accesses to minor arterial roadways. The roadway is shown to intersect on the north with the proposed CSAH 60 minor arterial and run southerly and easterly to connect with TH 3. A second minor collector roadway extends to the east to provide an additional access to TH 3. All of the proposed minor collector roadways on the 2020 Thoroughfare Plan may be subject to change depending on development patterns in these areas. However, the general location of these proposed roadways assist in discerning the plat review needs in the future. ACTION REQUESTED Review the proposed 2020 Thoroughfare Plan and provide comments to the Planning Division staff. . . . Respectfully submitted, .,..-.;) (~- _/ Lee Smick, AICP Planning Coordinator . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: City Planning Commission Lee Smick, AICP D~ Planning Coordinator FROM: SUBJECT: 2020 Farmington Comprehensive Plan Update- Land Use Element - Land Use Policies and Strategies DATE: March 9, 1999 INTRODUCTIONIDISCUSSION The attached Land Use Element, Policies and Strategies are one of the most important components of the 2020 Farmington Comprehensive Plan Update document. Other than the Land Use Map itself, the land use element, policies and strategies provide the basis and background for the compilation of the land use map. The Land Use Element consists of existing land use conditions and inventory and also describes the general policy decisions regarding land use within the City. The policy decisions were generated from the visioning workshops held in July of 1998 and convey the important decisions made at these workshops. The Policies were accepted by the Planning Commission on December 22, 1998 and by the City Council on March I, 1999. From the policies, strategies were formulated for each policy to determine the course of action to meet the overall goals of the policies. As stated previously, the policies propose a definite course or method of action selected to guide and determine the present and future decisions concerning development of the community. The policies will be utilized as a "yardstick" against which proposed ordinances and programs can be measured. The strategies provide detailed action steps to meet the goals of the policy statements. The strategies are intended to provide the Planning Commission and City Council with identifiable development requirements to meet the visions of the City. In turn these policies and strategies will assist the Planning Commission and City Council in making development decisions in the future. . . . ACTION REQUESTED Accept the Land Use Element and Policies and Strategies for the 2020 Farmington Comprehensive Plan Update. Respectfully submitted, q7~ // V'>/~ . Lee Smick, AICP Planning Coordinator City of Farmington Community Profile . Population, Households, Employment and Land Use Projections The summary table shows the projected population and land use needs for residential, retail and industrial land in Farmington through the year 2020. July 1998 Table 1: SUMMARY OF PROJECTED POPULATION AND LAND USE NEEDS existing 2000 .2005 2010 2015 2020 Population 9996 12084 15912 19740 23576 27412 Households 3680 4300 5675 7050 8422 9793 Additional Park land 430 433 438 441 444 447 Commercial Acres 36 54 82 86 92 98 Industrial Acres 189 288 400 422 458 496 Residential Acres 1225 1374 1813 2252 2631 3059 Total Acreage for Park, Commercial, Industrial, Residential 1880 2149 2733 3201 3625 4100 Density 3.00 3.2 3.2 3.2 3.2 3.2 source: RLK-Kuusisto, Ltd. note: 3.2 is the recornnended density based on the Livable Communities Act Table 2: EXISTING LAND USE INVENTORY . Land Use Total Acres Agriculture 1120 Agriculture Preserve 1275 Existing Commercial 40 Vacant Commercial 25 Existing Industrial 189 Vacant Industrial 330 Existing Low Density Residential 1016 Vacant Low Density Residential 800 Existing High Density Residential 41 Vacant High Density Residential 182 Rural Estate 168 Natural Open Spaces/Water 1311 Park Space 430 Public/Semi-Public 304 ROW/Miscellaneous 655 TOTAL 7886 ,I source: City of Fannington This existing land use inventory shows all land within the City Limits of Farmington. Of the total land use 1600 acres are in flood plain and wetlands. . Page 1 . . . City of Farmington Community Profile Table 3 shows the Commercial Employment Projections for the City of Farmington. July 1998 Table 3: COMMERCIAL EMPLOYMENT PROJECTIONS existing 2000 2005 2010 2015 2020 projected # of employees 1134 1404 1763 1806 1886 1960 employees per acre 31.5 26.0 21.5 21.0 20.5 20.0 commercial acres 36 54 82 86 92 98 source: RLK-Kuuslsto, Ltd Table 4 shows the Industrial Employment Projections for the City of Farmington. Table 4: INDUSTRIAL EMPLOYMENT PROJECTIONS existing 2000 2005 2010 2015 2020 projected # of emplovees 980 1037 1440 1477 1557 1637 employees per acre 5.2 4.5 3.6 3.5 3.4 3.3 industrial acres 189 230 400 422 -458 496 source: RLK-Kuuslsto. Ltd Table 5 shows percentages of housing types used in Farmington Table 5: Housing Housing Units By Type 1990 Percent 1997 Percent One Unit Detached 1551 100% Total Sinale Family 1551 74% 2916 81% One Unit Attached 109 7% 2-4 unit building 118 8% 5.,.49 unit building 262 17% 50+ unit buildina 54 3% Total Multi Familv 543 35% 692 19% Total 2094 3608 source: 1990 Census and Building Pennit data from the City of Fannlngton .I Page 2 ,.' . . . Farmington Comprehensive Plan 1999 Land Use Element Existing Land Use Conditions The City of Farmington lies 20 miles south of the Twin Cities and was established over 125 years ago as a railroad center for the surrounding farming community. Farmington is approximately 7886 acres in size, with a current population of over ten thousand. By the year 2020, the City is projected to grow to a population of 27,412 or 9793 households, -- meaning 6113 new households and a need for an additional 1834 acres. There are 1337 vacant acres of land available for development within the City, of which 760 acres are available for residential development within the existing MUSA boundary and another 324 acres will be available in the proposed expanded MUSA area. But, this total number of vacant residential acres, 1084, falls short of the projected 2020 need. (1834 acres). To address this shortfall of 750 acres, the City has begun to expand its boundaries to the northeast through an orderly annexation process of 989 gross acres in the adjacent Empire Township. 750 acres of the annexed properties will be available for low and medium-density residential development. . Farmington is a "green" city with 30% of its total land area devoted to agricultural uses. Another 22% is natural and represents an abundance of natural resources: wetlands; creeks; rolling hills; steep slopes and the Vermillion River traversing its lower central region. These abundant green resources affirm Farmington's traditional, small town character and its historic connection to farming. The downtown area is laid out on a traditional grid pattern spreading out from the former railroad station. The Vermillion River serves as downtown's natural northern edge. Third Street is downtown's "Mainstreet" and the spine of the downtown commercial district. Third Street with its historic, small town commercial character reflects the aesthetic qualities associated with the image of a traditional "Mainstreet". Downtown also consists of some industrial uses located along the railroad line and various institutional uses. Downtown's residential community consists of older housing -20% of downtown's housing stock was built before 1950. East of downtown are distinctive, low-density residential developments organized around public greens. The City's heart is a traditional, fairly well preserved small town. However, changes have occurred over the last decade that have caused Farmington to develop new physical characteristics. With Farmington's location on the edge of the Twin Cities' metropolitan area, it experienced an unprecedented growth rate of ;)00-350 new dwelling units per year during the mid 1990's. New housing developments sprung up in the northern section of the City adjacent to the communities of Apple Valley and Lakeville. These new developments resemble typical suburban subdivisions- homogenous, single family homes laid out on curvilinear streets. There is also a large gap of undeveloped, naturally resourceful land in the center of Farmington between these newer residential developments and the greater downtown community, leaving these areas without a geographic and contextual connection. This physical separation further intensifies the contrast between the northern and southern sections of the City. As a Farmington Comprehensive Plan 1999 . result, Farmington as a whole appears to have two different faces, and appears disconnected. Farmington wants a unified city image with meaningful connections between its northern and traditional downtown sections. Farmington accepts its share of the metro area's projected growth, but wants quality-controlled growth executed by strong City direction and management. As the City grows to accommodate 6113 more households, it does not want to lose its historic, small town character. It also wants to protect and preserve its rich natural assets and working farms. Ultimately, the City wants to create a vital city whole that is in harmony with nature, farming and has traditional small town characteristics. Existine Land Use Inventory within Existine City Limits . General Policy Decisions Regarding Land Use ,.( . A Residential Community with Quality Controlled Growth Residential land uses currently occupy 23 % of the City's developed land, or 1225 acres. (This includes 168 acres of rural residential uses). 760 acres of residential land are vacant within the existing MUSA boundary line. The City has decided to provide for quality controlled growth. It wants to preserve the small town character of its existing neighborhoods and promote this character in its new neighborhoods. It wants to protect residential uses from potential adverse land use impacts, but complement and enhance residential uses with the conservation of Farmington's abundant natural resources.e 2 Farmington Comprehensive Plan 1999 . Another City policy is to provide neighborhoods with accessible servIces such as neighborhood convenience-retail stores, parks, public transit, low traffic levels on residential streets and schools that serve identifiable areas of the City. Furthermore, the City wants to provide its residents with a variety of housing choices and styles that accommodate residents of all income levels and in all stages of life. The City will provide for growth at a density level of 3.2 units per acre. The City will need 1834 additional acres to accommodate the total number of households, 9793, that are projected for the year 2020, 324 acres will be available for residential development in the proposed expanded MUSA area and another 750 acres will be available from within the annexed Seed/Genstar properties. (The 324 acres will come from the redevelopment of 102 agricultural acres and from 222 vacant residential acres.) Combined with the existing 760 vacant acres within the current MUSA area, a total of 1834 additional acres will be available to accommodate the projected growth by the year 2020. As of 1977, 81% of the total housing units in Farmington were single family and 19% were multi-family units. . While the City provides 1834 new acres of residential development over the next twenty years, it will be allocating a greater proportion of its housing supply to multi-family units. By the year 2020, between 32% and 36% of the total housing supply in Farmington will be built as medium or high-density residential units to meet the Livable Communities Act standards. . Housing Unit Characteristics 1990/1997 City of Farmington One-unit attached 2-4 units 5-49 units 50+ bldg. 109 118 262 54 " -' ,I . The housing stock is generally in good condition, although some of the older housing in the downtown area needs housing maintenance and rehabilitation. The lot sizes vary with smaller lots in the downtown and eastern sections, and larger lots in the residential "suburban-like" developments to the north. To the east of Trunk Highway 3 in East Farmington are distinctive, low-density residential developments organized around common greens. This development was initiated in 1993 and will be totally developedh 3 Farmington Comprehensive Plan 1999 . with 451 units by 2001 or 2002. This housing is in good condition, as well as the newer housing developments in the North Central and Central districts. The City will encourage in-fill development in the existing neighborhoods to strengthen the older sections of the City. In order to accommodate the projected 6113 households, the City will continue to proceed with the orderly annexation of 989 gross acres of the Genstar/Seed properties in Empire Township and allow for residential growth of 324 acres in the northwest, central and southern sections of the City in the proposed expanded MUSA area. This residential development outside the MUSA line but within the City limits will occur in previously designated agricultural areas. The City will only extend sanitary sewer in the staged growth areas designated for development and not into any of the designated urban reserve areas. The City has established four residential land use categories that indicate appropriate density levels for the City. The low density land use category provides for a residential density range of 1-3.~ units per acre, The low-medium density category provides for a residential density rAge of 2.5 to 5.5 units per acre. (This designation recognizes the small lot sizes in the older sections of the City.) The medium density category provides for a residential density range of 5.5 to 14.0 units per acre. The high density category provides for a residential density level of 14 units or more per acre. . The principal threats to residential areas are the effects of non-residential land uses, such as, vehicular traffic, intensive commercial uses, industrial uses and the railroad, which can generate negative impacts on residential neighborhoods. Potential impacts of non- residential development on residential land uses can be minimized by concentrating commercial land uses, particularly industrial land uses, as much as possible in appropriate separated locations and where such uses abut residential uses to provide for careful treatment of edges. Landscaping, careful site design, special height restrictions, attention to scale, setback requirements, among other tools can be used to protect residential properties. Concentrating non-residential development, by avoiding spot zoning and strip development patterns, will minimize the number of residential and non-residential edges that can occur. The effects of traffic can be somewhat controlled by locating land uses where higher volume traffic generators are closest to major streets. In this way, traffic can be kept off local residential streets. In some areas, higher density residential uses will be located on collectors or arterials. In these cases, the possible negative effects can be minimized through site-planning techniques such as increased setbacks, location of open space next to roadways, landscaping, and superior building design. Higher density devellipments should not be thought of as inferior uses, but instead as another housing choice worthy of high quality design standards. Multi-family developments should also provide open space and address recreation needs for their residents. Where feasible, these developments should provide a means to link up residents with the City multi-user trail system. / , " . 4 . . . Farmington Comprehensive Plan 1999 Expand Downtown's Commercial District and Create Neighborhood-Serving Commercial Districts Commercial land uses account for a small percentage of the land in Farmington. Only 40 acres are developed with commercial uses and the majority of these uses are concentrated in the downtown commercial district. There are also some commercial uses located in the North Central Neighborhood district. There are 25 vacant commercial acres within the City. The City wants to strengthen the downtown commercial district and extend it to its natural northern edge, the Vermillion River. In so doing, the City wants to connect and enhance the overall image of downtown and the River, and increase their attraction to pedestrians and as commercial activity areas. This new enlarged commercial district should continue to be focused along Third Street with a dramatic connection/linkages to the river. The existing "Mainstreet" character of Third Street should be protected and strengthened. Specifically, this commercial district should preserve historic buildings and features, require high design standards, provide for a diverse mix of community oriented commercial and cultural activities, be well-landscaped, be pedestrian-oriented, display public art and encourage community gathering. The Vermillion River corridor should also be improved for additional passive recreation uses, such as, strolling, biking, and picnicking, while maintaining the river's quiet, ambling character. A streetscape plan should be developed that thematically ties together the River and Third Street with a cohesive image. This streetscape plan should also recognize Third Street's connection to the Dakota Village and fairgrounds to the south. New neighborhood commercial centers are planned for the Northeast and Central neighborhood districts to complement and support new residential developrnents, These centers should provide every-day neighborhood uses, be pedestrian-oriented, reflect high design standards, be built to human-scale, provide ample landscaping and have community gathering places. By the year 2020, the City will provide a total of 98 acres of commercial uses, which meets the projected demand of 98 acres. Expand Industrial Uses and Create a Business Park The City currently has 189 acres of land developed as industrial uses. These uses are located along the railroad line in downtown, but predominantly concentrated along County State Aid Highway 50(CSAH). There are currently 330 vacant industrial acres in the City and it is projected that the City will need 496 acres by the year 2020 to meet the projected demand. The abutting environmentally sensitive, floodplain area naturally separates the industrial district along CSAH 50 from other residential sections of (he City. With this natural buffer, the City wants to expand this industrial district westward to include an area west of Pilot Knob Road. Although the City wants to diversify its tax base by expanding its industrial areas, it also wants to upgrade these areas. A good percentage of the new industrial uses will be developed within a business park setting. Of the total 506 industrial acres provided by the year 2020 to meet the projected demand, 176 acres will be developed as business park uses along the southside of CSAH 50. The business park uses should exemplify high quality design, landscaping and site plan 5 Farmington Comprehensive Plan 1999 . development standards and permit a mix of complementary hi-tech business, office, light industrial and recreational uses, The Industrial uses will continue in their existing downtown locations, but they should not be expanded. New industrial uses should be directed to the CSAH 50 industrial district. Downtown industrial uses should also continue to be buffered from adjacent residential uses. Maintain Working Farms 2395 acres within the existing city limits are currently devoted to agriculture. Farmington wants to preserve and maintain its working farms along the western and southwestern sections of the City. This policy will reinforce Farmington's small town character and these agricultural areas will act as a natural boundary between Lakeville and Farmington. The City will designate 2072 acres, of these agricultural areas as urban reserve areas, which will protect farms until at least 2020 and allows for very limited residential development of one unit per 40 acres. A total of 323 agricultural acres will be redeveloped for light industrial and residential uses by the year 2020. . Protect and Conserve Natural Resources The City currently has 1311 acres of natural resources conserved in their natural state: wetlands, floodplain areas, steep slopes, river and creek corridors. Farmington has decided to designate 1713 acres divided between environmentally sensitive areas and natural areas restricted in terms of development. These areas will form a green network of multi-user trails, and a community preserve of natural open spaces to naturally weave the City together. This community preserve of natural resources will also buffer incompatible land uses, and enhance residential, commercial and business park developments. The City has decided to connect its northern and southern sections of the City together by creating a Central Park--a natural showpiece--a "community green". This "community green" will be a nature-influenced, activity node where natural, residential and recreational land uses dramatically combine to provide distinctive residential opportunities, a focal point of a lake/ golf course/ open space, passive and active recreational opportunities, the hub of the city-wide trail system and a unique community ~~ gathering place. The City currently has 430 acres of parkland. A City standard has been established to provide 10.5 acres of parkland per 1000 population, which by the year 2020 would mean a total of288 acres are needed to support a population of27,412. The City already meets this parkland need. However, the City wants to provide ample recreational opportunities for all residents and will provide an additional 17 acres of new neighborhood and mini- parks in the northern and central districts of the City to support new residential developments. . 6 . . . Farmington Comprehensive Plan 1999 2020 Land Use Inventory. (which includes proposed expanded MUSA area and SeedlGenstar annexed area.) ,( 7 Farmington Comprehensive Plan 1999 . Land Use Policies and Strategies General 1. It is the policy of the City of Farmington to provide for quality controlled growth in stages. . Strategies · Manage and guide the direction of growth to accommodate the projected total population of 27,412 by the year 2020, while maintaining the small town character of Farmington. · Prioritize growth according to the staged growth plan. · Guide quality growth on the existing vacant parcels within the current boundaries of the City in a way that is compatible with_ the character and density of surrounding neighborhood districts. · Proceed with the annexation of the 989 gross acres of Seed/Genstar property in Empire Township when it is removed from the Agricultural Preserve District in 2002. · Concentrate and maintain the existing agricultural uses in the southwestern and western sections of the City. · Preserve the City's existing agricultural uses and character as a natural edge between Farmington and Lakeville and as a distinctive feature of Farmington's small town character. . Promote high-quality architecture and design development standards in new housing subdivisions. · Promote conservation subdivision design by requiring developers to protect a parcel's natural features by conserving a certain percentage of the development parcel for open space preservation. These open space areas should be connected to the City's trail system. 2. It is the policy of the City of Farmington to plan new neighborhoods and to enhance existing viable neighborhoods to maintain a small town character. Strategies . Develop design standards for existing and new neighborhoods that are pedestrian friendly, compatible with the existing neighborhood cOI1}.ext and which promote a sense of community. . Maintain the following density levels for existing and new neighborhoods: a) Low Density- 1 to 3.5 units per acre. b) Low-Medium Density -2.5 to 5.5 units per acre. c) Medium Density- 5.5 to 14.0 units per acre d) High Density- 14+ units per acre. . 8 Farmington Comprehensive Plan 1999 . 1. 2. 3. 4. 5. . 6. · Develop the following strategies for new traditional neighborhoods: Require one tree per forty linear feet of right-of-way, preferably between the curb and sidewalk. Promote traffic calming in residential areas; reduce traffic speeds on local streets to state standards. Establish neighborhood centers focused on a park, open space or a public facility as community gathering places. Promote streets scaled for typical uses not worse case scenarios. Promote neighborhood commercial centers that are pedestrian in character and whose uses meet everyday needs (drugstore, bookstore, grocery, hardware, personal services, and cafes.) Promote the preservation of open space and the conservation of the land's natural features in all new residential developments. . Develop the following strategies for all existing neighborhoods: 1. Enhance the public center of the neighborhood, i.e. the park or school. 2. Preserve and promote old historic homes for their contribution to neighborhood character. 3. Promote historic rehabilitation. 4. Promote infill housing of high quality design that is compatible with the surrounding context and also preserves and contributes to the existing neighborhood character. 5. Maintain edges between the residential areas, connector streets, and other uses through landscaping buffers and clear separation of uses. 6. Connect all neighborhoods to downtown by expanding the existing bike and walking trail system through the Vermilion River ~orridor and the environmentally sensitive areas. As a result, the natural and built environments of the City will be woven together to create a organized whole and to merge at the Farmington central "community green."(Refer to policy statement 5). 7. Preserve existing mature shade trees and green spaces. . 9 Farmington Comprehensive Plan 1999 . · Specific Neighborhood District Planning objectives: A. District I-North Central District I) Provide for low-density residential development along the western border in the proposed expanded MUSA area. 2) Preserve the natural open space and creek corridors as a natural boundary between the residential developments and the agricultural lands. 3) Provide for medium density residential development surrounding the commercial district along Pilot Knob Rd. 4) Preserve and enhance the area's natural features; its open space, sloped land and mature trees. 5) Provide for park space in the designated protected wetland to the west of the Pine Knoll Subdivision. 6) Provide for additional neighborhood parks at appropriate locations. . B. District 2-North East District-(The Seed/Genstar property to be annexed) 1) Provide for low and medium density residential development 2) Locate medium density residential developments near transportation access and along the rail line as these uses can serve as a buffer between low density uses and the rail line. 3) Preserve the natural open space as a passive recreational area and extend the City trail system into this area. 4) Maximize preservation of the district's rolling topography and other natural amenities through new subdivision standards that require environmental conservation measures. 5) Design a future commercial center to be pedestrian and neighborhood-oriented in scale and character. 6) Promote only neighborhood-serving commercial uses in well- designed and pedestrian friendly commercial districts along Trunk Highway 3. No commercial strip developments will be permitted. . C. District 3-Central District I) Provide for medium and high-density residential developments along major transportation corridors-.t\kin and Pilot Knob Roads- and close to nearby schools. 2) Create a Farmington "community green" in the center of this district where the City's natural assets can beautifully converge. The "community green" would be a nature influenced activity node where natural, residential and recreational uses dramatically combine to provide distinctive residential opportunities and a variety of active and passive 10 Farmington Comprehensive Plan 1999 . recreational opportunities. (Refer to policy statement 5, which outlines this "Community Green" concept.) 3) Create an amenity rich residential community surrounding the Farmington "Community Green". (Refer to policy statement 5). 4) Provide for low-density residential development along the western edge of the proposed expanded MUSA area. D. District 4-Industrial/Business Park District 1) Maintain and expand light industrial uses in this area. 2) Create a new business park designation 3) Provide for a business park setting that offers a variety of complementary land uses: hotels, restaurants, high-tech offices, trail system. (Refer to policy statement 8). 4) Develop high quality architectural and landscaping development standards for all new office and light industrial developments, as this area will be a showpiece for attracting new industrial and commercial uses. . E. District 5-Downtown District 1) Expand the downtown commercial core. (Refer to policy statement 3). 2) Reduce industrial uses in this area by re-designating the industrial uses between Main and Pine Streets to high-density residential and commercial uses. 3) Promote infill development that IS consistent with surrounding context. 4) Provide for low and medium density development in the proposed expanded MUSA area. F. District 6-West Rural District 1) Maintain and preserve the existing agricultural uses along the western edge of the City, which also creates a natural open space buffer between the City of Lakeville and Farmington. " 3. It is the policy of the City of Farmington to maintain and expand the downtown commercial center to the north and enhance its riverfront orientation, . Strategies · Develop a master plan for downtown that promotes and controls specific uses, establishes high quality design and development standards, and creates a strong sense of place. · Permit a broad mix of commercial activities: professional offices; service- related business; entertainment and arts activities; antique and craft shops; boutiques; specialty shops and general shopping opportunities; such as convenience and grocery stores. ,I 11 Farmington Comprehensive Plan 1999 . · Establish development standards for the downtown commercial district that promote the following: 1. adequate lighting; 2. sufficient landscaping and preservation of existing mature shade trees; 3. on-site parking located to the rear of the lots-creating a strong building street edge; 4. high quality and compatible architecture-buildings with "personality" that hannonize with the downtown's historic context; 5. human-scaled development in terms of building height and massing; 6. pedestrian-oriented streetscape and fayade treatment. . · Develop a Third Street streetscape plan with a cohesive theme, design guidelines and public improvements that recognize and enhance the streetscape's historic, cultural and pedestrian-oriented small town character. · Expand the Third Street "Mainstreet" commercial district to the Vermillion River. · Promote a pedestrian-friendly Third Street sidewalk with street furniture and tree plantings. " . " 12 Farmington Comprehensive Plan 1999 . · Provide for additional green space downtown: historic gardens; shade trees; ample landscaping. · Heighten the image of the river as a natural connection to downtown and a city amenity. Develop a cohesive theme that ties the river and downtown together. Use this theme in the streetscape plan design guidelines and in public improvements. · Enhance and protect the Vermillion River corridor by permitting only a pedestrian and bike path directly along its shore. This river pathway should be aesthetically pleasing and inviting, but also sensitive to the quiet, ambling nature of the river's character. Make the path quietly festive with low lights, public art, picnic tables, benches, and appropriately designed signage that are all consistent with the designated theme. · Recognize and promote the following connections between the river and the City: 1. Recreational Waterfront-provide for comfortable, pleasing walkways and bike paths, overlooks, gazebos, foot bridges benches. 2. Historic Waterfront-recognize historic structures, events and significant individuals connected with the river's and the community's history . 3. Environmental Waterfront-preserve the delicate balance between the surrounding city environment and the protection of this habitat---its, trees, bird and animal sanctuaries, forest management, water quality, bluffs and shoreline. 4. Cultural/Community Connection-provide where appropriate public art, and sculptures, and promote concerts, cultural events and festivals that link the community with the water's attraction. . " . . Create and expand view corridors, with overlooks, gazebos at the 3rd Street and 4th Street intersections with the river corridor. · Allow and encourage businesses adjacent to the Vermillion River corridor to open up their outdoor areas in order to capture views. 13 Farmington Comprehensive Plan 1999 . 4, It is the policy of the City of Farmington to establish the Downtown as an arts and cultural center. Strategies · Provide for the development of a City Arts and Cultural center downtown. · Promote and provide for the location of art, entertainment and cultural activities in downtown. · The downtown streetscape plan should artistically express a cultural, or historic theme that is integrated into Third Street's design standards and articulated through its building facades, signage, street lighting, street furniture, landscaping, public art and other public improvements. Create an aesthetically pleasing downtown environment. · Provide for the establishment of a variety of art and cultural organizations in downtown. · Promote and support public art throughout downtown and along the riverfront. Hold community contests and sponsor commissions. · Promote and support downtown arts and cultural festivals/events. · Require public art as part of new downtown commercial developments. 5. It is the policy of the City of Farmington to create new parks: a 'Farmington Community Green" connecting the northern and southern sections of the City, new mini- and neighborhood parks. . . Strategies · Create a Farmington "community green" in the central district of the City where the City's natural assets can beautifully converge and connect the northern, western and greater downtown areas of the City. The community green will be a nature-influenced, activity node where natural, residential and recreational uses dramatically combine to provide distinctive residential opportunities, a variety of active and passive recreational opportunities and a unique community gathering place. This "community green" is predominantly natural. It will reflect conservation of the City's natural assets, while providing sensitive design of residential uses and opportunities for recreational uses by residents of all ages ~d lifestyles. · Create this community green to be an exciting convergence of complementary land uses consisting of the following: 1. a high quality, market rate and high end, golf course or open space residential community where nature and housing are harmOO1iously woven together; 2. the hub of an extensive multi-user, "green" trail system linking all parts of the City through the environmentally sensitive areas and the river corridor; 3. a focal point of either a small lake with a community center, or a golf course/open space conservation area with a community center; surrounded by well-designed, high amenity housing; 14 Farmington Comprehensive Plan 1999 . 7. It is the policy of the City of Farmington to provide industrial land uses in order to develop new industrial lands and a new business park within its boundary. A total of 496 industrial acres are needed by 2020; 307 acres of new industrial sites will be needed and the focus of the industrial sites will be rearranged and concentrated along the intersection of County Road 50 and Pilot Knob Rd. Strategies · Maintain the existing 189 acres of industrial uses in the downtown area and along CSAH 50. · Extend the existing light industrial areas along the north side of CSAH 50 to west of Pilot Knob in order to meet some of the demand for 307 additional industrial acres by 2020. . Re-designate the existing industrial area south of CSAH 50 to a business park designation to encourage a mix of complementary hi-tech, office and commercial uses and a broader tax base. . Provide for a total of 506 industrial and business park uses by the year 2020 to meet the projected demand. · Maintain the existing natural buffer of environmentally sensitive land between these industrial areas and residential areas. 8. Jt. is the policy of the City of Farmington to establish a new business park. . Strategies . Create a business park zoning district that provides for a combination of office and complementary commercial uses with high quality development standards in a park-like or campus setting. . Designate the industrial area south of CSAH 50, (176 acres), to a business park . Require higher quality architectural and design standards for the business park developments. . Develop a master plan for the business park that sets out permitted complementary land uses, requires high amenity site design and creates a positive and progressive image through higher quality development standards that pays attention to architectural style, l~dscaping, building materials, building orientation and landscaping. Complementary land uses would include: 1) hotels; 2) restaurants. ,.f 3) high-tech offices 4) sports club 5) start-up businesses 6) open spaces-pedestrian/bike paths. 7) playfield .' . 16 Farmington Comprehensive Plan 1999 . 9. It is the policy of the City of Farmington to accommodate 98 acres of commercial land use by 2020; 33 new acres will be needed. . Strategies . Maintain and establish new neighborhood commercial centers along Pilot Knob Rd. in the Central district and along Trunk Highway 3 adjacent to the growing residential areas in the northeastern district of the City. These new commercial areas will support and complement future residential development and should be attractive landscaped areas . Expand and strengthen the downtown commercial district and maintain its function as the primary commercial district for the City. 10. It is the policy of the City of Farmington to plan specific areas of the City primarily for commercial land uses. These areas are described asfollows: 1. Downtown as an arts, cultural, service oriented and community commercial center 2. Neighborhood centers as convenience shopping areas in ,Narious neighborhoods. . Strategies . The Downtown commercial district should be extended along Third Street to the Vermillion River. (For the downtown strategies sees the previous sections.) Top priority should be given to the downtown area when selecting shopping areas. 17 . . . Farmington Comprehensive Plan 1999 . Maintain and upgrade the existing commercial district along Pilot Knob Road between 82nd St. and Elk River Trail. . Establish a new neighborhood-serving commercial district at Pilot Knob Road and 19Sth St. in the North Central District. 11. It is the policy of the City of Farmington to develop neighborhood commercial centers in its neighborhoods that reflect a small town character. Strategies . Neighborhood centers should complement and support adjacent neighborhoods. . Permit only commercial uses that are neighborhood serving and meet everyday needs, such as a grocery store, coffee shop, hardware store, newspaper vendors, drugstore, video store, personal services and the like. . The scale and character of these centers should be pedestrian-oriented and affirm the small town character of Farmington. . Design development standards to re-inforce the small town pedestrian- oriented character. These standards should include items, such as, differentiated and articulated facade treatments, signage controls, public space/gathering places, ample landscaping, trees and outdoor seating features. . The building orientation should encourage and attract the pedestrian. The parking areas should be accessible but not at the expense of pedestrian comfort and safety. Parking areas and neighborhood center street edges should be well landscaped and well lit. .,. .'" " . The downtown and neighborhood center sidewalk areas should be inviting and attractive. 18 Farmington Comprehensive Plan 1999 . 4. active recreation opportunities-soccer and play fields and passive open spaces. . Establish new mini-parks and neighborhood parks in the Northeast, North Central and Central Districts that will support all new residential developments. . 6, It is the policy of the City of Farmington to accommodate 1834 new acres of residential land uses for a total of 3059 acres by the year 2020 and to plan specific areas of the City primarily for residential land uses. A total of 1084 new acres will be needed from outside the current MUSA area and the City limits. This assumes an average density level of 3.2 units per acre, . Strategies · Continue the annexation process of 989 gross acres from the Seed/Genstar property in Empire Township over the next five years to accommodate the projected growth of 27, 412 by the year 2020. This newly annexed area will provide opportunities for low density and some medium density development · Expand the existing MUSA line in the western, central and southern sections of the City to allow for an additional 324 acres that will be used for residential development. · Develop architectural and design standards for all new residential developments ,( · Plan medium and high-density development along or close to arterial streets. · Plan for low-density developments in the interior areas of the neighborhood districts. · Prevent non-compatible land uses from developing adjacent to residential areas. · Provide transitional areas, such as, office or multi-family developments to provide a buffer from single family uses. 15 . . . Farmington Comprehensive Plan 1999 12. It is the Policy of the City of Farmington to provide park space at 10.5 acres per 1000 population in order to provide mini-parks, neighborhood parks, and a Central Community Park. . Strategies Type of Area Mini-Parks Neighborhood Parks Community Park Total Total acres needed per 27,412 pop. Acres per 1000 population .25-.5 5.0 5.0 10.5 288.0 Ideal size .5 acre 4/6 acres 25 acres 13. It is the policy of the City of Farmington to accommodate a total of 288 acres of parkland for mini-parks, neighborhood parks and a community park by the year 2020. An additional 1713 acres will be set aside to include environmentally sensitive-open space areas and natural areas restricted in terms of development. These two areas will form a community preserve used for passive recreation, and for lineal trails, such as, bike, skiing and walking trails. Strategies . Although 430 acres of parkland already exist, provide for an additional 17 acres for a total of 447 acres in order to develop new neighborhood and mini- parks at strategic locations in Neighborhood Districts 1,2,3,4. These parks will offer passive and active recreational opportunities for all ages and abilities and should satisfactorily meet the growing population's demand. . Designate the steep slopes, floodplain, creeks, wetland and river corridor areas traversing the City as environmentally sensitive areas. " 19 Farmington Comprehensive Plan 1999 . . The environmentally sensitive and natural areas will protect the natural resources and restrict development. These areas will be the foundation of the City's multi-use trail system and will act as a green network weaving the city together naturally for conservation, enjoyment, recreation, and community building activities by all residents. . This designation will emphasize that Farmington is a city in harmony with nature. 14. It is the policy of the City of Farmington to maintain its workingfarms. Strategies . Designate the western areas of the City currently in agriculture use as urban reserve areas which will protect the community's working farms and allow them to continue until at least 2020 . Do not provide additional infrastructure in these urban reserve areas; maintain the development needs as they currently exist in agricultural uses. . 15. It is the policy of the City of Farmington to maintain the existing agricultural preserve as an urban reserve of 1275 acres and to expand this area in order to consolidate the agricultural preserve areas into more strategic areas and allow for new residential development in specified areas of the City, 797 acres of existing agricultural areas will be added to the urban reserve area for a total of 2072 acres. These acres will be located along the western section of the City with a concentration in the southwestern quadrant of the City. Strategies .. Dnify and concentrate all agricultural uses, both agriculture preserve and other agricultural areas, into one large area sweeping through the western and southern western sections of the City and designate these areas' as urban reserve areas. . . Redevelop 102 acres of existing agricultural uses in the north western and central sections of the City for low-density residential development. 20 Farmington Comprehensive Plan 1999 . 16, It is the policy of the City of Farmington to provide developable areas with major infrastructure improvements, The urban reserve areas should not receive these improvements. Strategies . Do not allow additional infrastructure improvements into the urban reserve areas. . Provide infrastructure for the new residential developments in the Northeast, North Central and Central Neighborhood districts. 17. It is the policy of the City of Farmington to provide recreational opportunities by cooperating with other facility providers in resource sharing agreements, whenever possible. ... Strategies . Promote working relationships with surrounding communities, the County, school districts, private and/or non-profit organizations in developing joint ventures for shared use of recreational parks, open spaces, facilities and the citywide trail systems. . Coordinate and promote shared use agreements of new neighborhood and mini-park facilities. . Work with other institutional organizations in Fannington to promote sharing agreements of their facilities for other community groups to have access to other additional recreational and cultural opportunities. 18, It is the policy of the City of Farmington to enhance the use of Dakota Village and the fairgrounds as community attractions, Strategies · Provide a linkage between the Third Street entrance into Dakota Village and downtown's Third Street Business District. . Develop a cohesive, streetscape improvement plan for the Third Street Business district that recognizes Dakota Villa~e. . Promote the year round operation of The Dakota County Fairgrounds and Village, and joint sharing agreements of this facility with the City and other community groups for community activities and festivals. . Coordinate publicity about the Dakota Village with tourist informati(JIl about the City of Fannington. . Organize joint historic tours between the City and Dakota Village. . Coordinate and organize joint City and County events, festivals, activities and sponsorships. " . 21 .,~ Farmington Comprehensive Plan 1999 . NATURAL RESOURCES 19, It is the policy of the City of Farmington to manage the City's unique land and water resources- to preserve and enhance those resources, and thus, raise the City's quality of life. Strategies . Maintain and Improve Farmington's rich balance between nature and the City. . Protect existing natural resources by designating the City's natural assets: its wetlands, rolling hills, steep slopes, North and Middle Creek corridors and the Vermillion River as environmentally sensitive areas restricted for development. . Require conservation and sensitivity to the land's natural features in all new residential, commercial, office park and industrial developments. Require that a certain percentage of land be protected as a conservation area. . Improve and upgrade existing parks. . Improve and enhance the Vermillion River Corridor for passive and mild recreational use. 20. It is the policy of the City of Farmington to protect and preserve the natural environment by avoiding protected wetlands, steep slopes, the Vermillion River, the North Creek and Middle Creek corridors and other environmentally sensitive areas. The City considers these natural elements as amenities to be preserved, whenever possible. . Strategies . Designate the City's natural assets, its wetlands, bluffs, steep slopes, the Vermillion River, the North and Middle Creek Corridors as environmentally sensitive areas. . Preserve and protect these areas by permitting conservation uses such as, a sensitively designed multi-user trail system, and open space. Just over half o( this 58-acre site has been conserved as permanent prlvately-owned open space through the simple expedient of~ducing lot' sizes to the 10,000-12,000 sq. (t. range (approxi- mately 1/4 acze). The developer reports that these lot sizes did not hinder sales because abour rWl).thirds of the lots directly abut the densely wooded open apace. which gives them the feel and privacy of larger lots. tn faCt, the evidence indi. cates that the open space definitely enhanced sales in two ways: tncre,sed ~~~on rates and higher ~ ~w;::..ce-: \G~/NG- G~( N,PrIL-. LANDS -re.u'S"-{ . 22 Fannington Comprehensive Plan 1999 . · Require open space conservation in new residential developments to protect the community's natural features and create residential developments more in harmony with nature. . Create a Farmington Community Green in the Central district. (Refer to policy statement #5). . Allow more active recreational uses such as golf course, lake and park grounds in certain appropriate locations along 195th and Akin Roads in the Central Area neighborhood district. 21. It is the policy of the City of Farmington to preserve its natural resources and provide for passive recreation. A greenbelt woven throughout the center of the City using wetlands, rivetfront areas, neighborhood parks and other natural, environmentally sensitive areas would accommodate passive recreational opportunities and a lineal trail system. Strategies . Expand the existing bike and trail system along the "green network" of natural resources in the City to provide a dramatic and natural connection between the northern and southern sections of the City. Its hub would be the Farmington "community green". . This greenbelt will be extended into all new residential developments. They must provide linkages to the City green network. . / . This greenbelt will provide a community preserve of open spaces, natural features and a multi-use trail system for recreational use by a variety of users, cross-country skiers, bikers, walkers, hikers, and bird watchers. ,I . Restrict development in these areas and only allow active recreation in certain appropriate, designated areas. . 23 Fannington Comprehensive Plan 1999 . HOUSING 22. It is the policy of the City of Farmington to provide additional single-family and multi-family housing units, . Strategies . Allow for high-quality residential development in the available areas according to the staged growth plan in order to meet the projected housing demand of 6113 households by the year 2020. . Allow an additional 760 acres within the current MUSA area and an additional combined 1074 acres from the proposed expanded MUSA area and from outside the existing City boundaries to be used for low, low-medium and medium development residential developments. . Promote traditional design standards to provide for a variety of housing types. . Provide for higher end, housing in the Farmington "community green" area that will be distinctively designed around a golf course, lake or open space and will be characterized by many amenities. . Approve proposals for private housing developments that are consistent with the residential Land use designations. . Promote housing developments that support the small town character of Farmington and promote pedestrian-friendly characteristics. 23. It is the policy of the City of Farmington to establish residential density levels at Livable Community standards. Strategies . Establish the following residential land use standards as the cityWide norm and ensure that these density levels are consistent with city development standards. Low Density 1.0 to 3.5 units per acre Low-Medium Density 2.5 to 5.5 units per acre Medium Density 5.5 to 14.0 units per acre ,I High Density 14.0 + units per acre . 24 Farmington Comprehensive Plan 1999 . 24. It is the policy of the City of Farmington to maintain the housing stock at a high level of quality. Strategies . Promote a Truth in Housing inspection report prior to every home sale or rental. . Require high quality design, materials, conservation and landscaping when approving new subdivisions. . Require compatibility of infill developments with surrounding residential context. . Use Federal, State and local funds for housing rehabilitation loans and grants for lower income and owner households in need of repair. 25. It is the policy of the City of Farmington to provide a variety of housing types for people in all stages of life. . Strategies . Promote the preservation and rehabilitation of the existing housing supply. . Promote and provide for a mix of housing options: condominiums; townhouse; single-family homes; apartments; congregate care homes; co-ops and group homes that accommodates a diversity of residents. . Encourage the use of Minnesota housing subsidy programs. . Assist lower income households with home ownership, usmg available federal resources. . Promote first-time homebuyer, low interest loan programs. . Use low-income tax credits; combined with revenue both for new or substantially rehabilitated privately owned units. . Market and promote housing gaps to developers and provide incentives to spur development. . Maintain between 32% and 36% of the total housing supply as multi-family units to meet the Livable Community Act standards. 26. It is the policy of the City of Farmington to support a balanced supply of housing ,- affordable to people at all income levels: from low and moderate to upper income. Low and moderate-income housing will also be located throughout the City and not concentrated in a few areas. . Strategies rl . Approve proposals for private housing developments that are consistent with the Staged Growth Areas and residential land use designations. . Develop new housing affordable to lower-income people throughout each of the Staged Growth Areas, rather than only near existing concentrations of lower-cost housing. . Disperse, rather than concentrate, affordable, multi-family housing. 25 Farmington Comprehensive Plan 1999 . · Avoid developing additional affordable housing in census tract areas and blocks identified as having concentrations of low-moderate income households. . Locate lower-income housing near transit, employment and other services. · Redevelop low-income concentrated areas to offer a greater economic mix of housing and residents, by adding middle and upper-income housing. . Work with established neighborhood groups, churches and other organizations to build support for affordable housing in middle income neighborhoods. . Provide lots for individuals and developers who will build both affordable housing and promote market rate housing throughout the City. 27. It is the policy of the City of Farmington to provide upper income housing opportunities in selected areas. Strategies . Provide for market rate and upper income housing opportunIties in the Central District as part of the "Community Green" concept. This housing should reflect a diversity of styles and housing types and be built with a site design that protects and conserves the areas' natural features. It should promote an outward building orientation, and reflect high design standards. . . Provide for other upper income housing opportunities in the new Northeast district. " 28. It is the policy of the City of Farmington to require housing maintenance and rehabilitation to preserve its older housing supply. . Strategies . Propose a housing code enforcement program. . Promote Truth in Housing reports prior to every home sale or rental. . Use federal, state and local funds for housing rehabilitation loans and grants for lower-income renter and owner households in need of repairs. Encourage owners to invest as much of their own money as they can reasonably afford. . Establish annual neighborhood and park cleanup programs and volunteer programs to help older people with yard cleanup and home repairs. ,I 26 Farmington Comprehensive Plan 1999 . . Sponsor historic home tours, and get the local historic preservation organization involved. 29. It is the policy of the City of Farmington to include people of all races and ethnic backgrounds as members of the community. . Strategies . Institute a citywide campaign to make it known that Farmington is a city that does not allow housing discrimination and that welcomes people of all races and ethnic backgrounds. 30. It is the policy of the City of Farmington to provide housing linkages to its commercial and employment centers. Strategies . Provide for a range of housing types and styles that will accommodate a diversity of residents. . Provide neighborhood commercial centers in tandem with new large residential developments especially in the Northeast, North Central and Central districts. " . Provide bike trails and sidewalks in new residential developments and in the Business Park District to connect residents/workers with the citywide trail system, downtown and to other neighborhoods. . Provide for multi-family development near transportation corridors. . . Coordinate the projected school enrollments with the number of chil&en who can walk or bicycle to school from their homes. . Plan for housing of all ages and income levels that is close to the services and amenities of the downtown. . 27 . . . Farmington Comprehensive Plan 1999 31. It is the policy of the City of Farmington to provide adequate housing opportunities to meet existing and projected local and regional housing needs. Strategies . Farmington's plan for 2020 calls for a range of housing choices and density levels, but overall between 32% and 36% of the total projected new housing developments housing will be medium and or high-density developments. The range of density levels also provides for a variety of housing to meet a broad spectrum of individuals of all ages and lifestyles. 32. It is the policy of the City of Farmington to increase the residential densities of some new neighborhoods in the north and specified areas in the greater downtown area. Strategies . Increase the residential densities in appropriate, transportation corridor locations in the Downtown District; such as, along Denmark Avenue and south of 220th St. adjacent to the railroad line area. . Increase the residential densities in appropriate areas in the Central and North Central district along the arterials: Pilot Knob and Akin Roads. . Allow some medium density development in the Northeast District. )" 28 J . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.cLfarmington.mn.us TO: City Planning Commission Lee Smick, AICP ,A f} Planning Coordinator V.Jt FROM: SUBJECT: Amend Title 2 Chapter 9 and Section 10-6-14 of the Farmington City Code - Revised Landscape Ordinance DATE: February 9, 1999 INTRODUCTIONIDISCUSSION The Planning Division distributed the Landscape Ordinance at the January 12, 1999 Planning Commission meeting to allow review time for the Commission Members. The Planning Division is asking for any comments from the Commissioners at this time, however, additional review time will continue through the month of February. A workshop with the City Council will be held on February 23, 1999 to address the landscape ordinance and recommendations from this workshop will be forwarded to the Planning Commission on March 9, 1999. At this meeting, the Planning Commission may determine whether further review of the landscape ordinance should be addressed or a public hearing should be set for April 13, 1999 with final consideration for approval by the City Council on April 19, 1999. The attached memo dated January 12, 1999 provides the background information concerning the ordinance amendments. Please review this memo and make any comments concerning the ordinance at the February 9, 1999 Planning Commission meeting. ACTION REOUESTED Staff is requesting comments from the Planning Commission in order to continue to refine the proposed changes to the landscape ordinance. The City Council will meet for a workshop to discuss the Planning Commission recommendations on February 23, 1999. After recommendations for revisions from the workshop are completed, staff will forward the recommendations to the Planning Commission at the March 9, 1999 Planning Commission meeting. It is anticipated that a public hearing for the landscape ordinance amendment will be set for April 13, 1999 at the Planning Commission with final consideration for approval by the City Council on April 19, ] 999. It is recommended that the adoption of the revised ordinance provide a one-month lead-time to be instituted in order to allow current preliminary plats to continue through the planning process before these new requirements take effect. This also allows time to inform developers, professionals, and plant nurseries of the new requirements. . . . Respectfully submitted, ~~ Lee Smick, AICP Planning Coordinator . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: City Planning Commission FROM: Lee Smick, AICP Planning Coordinator SUBJECT: Amend Title 2 Chapter 9 and Section 10-6-14 of the Farmington City Code - Revised Landscape Ordinance DATE: January 12, 1999 INTRODUCTION The Planning Division proposes to amend Title 2 Chapter 9 and Section 10-6-14 of the Farmington City Code to provide for a revised landscape ordinance. The amendment to Title 2 Chapter 9 - "Reforestation Advisory Commission" includes the removal of Section 2-9-11 to 2-9- 20 and transferring these requirements to Section 10-6-14. The amendment to Section 10-6-14 includes the addition of the following: perimeter parking lot planting requirements, interior parking lot planting requirements, buffer/screening requirements, tree maintenance on City boulevards, tree protection in construction zones and overhead utility line planting requirements. DISCUSSION The Planning Division has been in the process of reviewing and revising the existing landscape ordinance over the past several months. During the review process, the Planning Division examined landscape ordinances from surrounding communities such as Rosemount, Lakeville and Apple Valley. Other communities outside of the metro area were also examined including Independence and Blue Springs, Missouri; Lenexa and Witch ita, Kansas and Schaumburg, Illinois (See attached matrixes). Although the existing ordinance is adequate in certain cases, from this analysis, it is apparent that there are areas where the existing landscape ordinance requirements for the City of Farmington should be strengthened. Areas where the City's landscape ordinance requirements fall below other ordinances are the following: requirements for parking lot perimeter landscaping, buffer yard landscaping and screening, overhead utility planting requirements, and tree protection in construction zones. The existing ordinance also has no interior parking lot landscaping provisions creating large amounts of unshaded and unattractive views of pavement, increased temperatures to parking lot surfaces and increased flows of runoff. Communities such as Apple Valley, Blue Springs, Missouri, Lenexa and Witch ita, Kansas and Schaumburg, Illinois address these issues by requiring the landscaping of the interior of parking lots. . . . Vision for the City of Farmington One of the visions for the City of Farmington is to provide aesthetically pleasing commercial, industrial and business park developments along with the beautification of the downtown area through landscaping. This vision will provide an improved quality of life through the creation of a healthful environment, a city of beauty, and the promotion of a community identity. Objectives to this goal include the increased awareness of the beauty within our community while protecting natural areas and preserving pleasing vistas. Other objectives include the consideration of aesthetic impacts at major entrances to the City, buffering between incompatible land uses and developments that help make the City an attractive place in which to live. One of the major objectives to the revised landscape ordinance is to beautify the City through landscaping for new developments and to create a City that will become more aesthetically desirable to the citizens in the future. By requiring additional landscaping, the ordinance will also create a healthful environment, develop an improved quality of life and provide for transitions between incompatible land uses through buffering and screening. Proposal The proposed landscape ordinance provides both revisions and additions to the existing landscape ordinance. Revisions include: 1. 2. 3. Allowable street tree species. Tree maintenance on City boulevards. Screening requirements. Additions include: 1. Purpose statement. 2. Definitions concerning the landscape requirements. 3. Requirement for a registered landscape architect and/or architect, horticulturist or landscape designer to prepare the plan. 4. Perimeter parking lot requirements. 5. Interior parking lot requirements. 6. Buffering between incompatible land uses. (See attached Sec. 14.08.010 BUFFER YARD REQUIREMENTS) 4. Screening of high activity uses, storage yards and double frontage lots. 5. Planting specifications. 6. Requirement for Builder to install street trees on City boulevards. 7. Tree protection in construction zones. 8. Overhead utility line planing requirements. Buffer Yard Requirements - Transition Zones between Incompatible Land Uses Buffer yards are addressed in the proposed landscape ordinance in Section 10-6-14 (E) 3 pertaining to nonresidential districts providing a ten foot wide landscaped yard when the use is adjacent to residential districts. Other screening requirements are located in Sec. 10-6-14 (E) 8, 9 and 10. . . . In recent conversations with the Planning Commission, Commission members have become aware of the need to provide transition zones between both incompatible land uses and higher intensity uses such as buffers between residential and business uses or between low and medium residential. Therefore, the attached information titled Sec. 14.08.0 I 0 BUFFER YARD REQUIREMENTS has been included to act as a guide in proposing screening requirements in transition zones. This infonnation is from the adopted landscape ordinance for the City of Independence, Missouri, which the Planning Coordinator prepared in June of 1995. These standards may apply to the City of Fannington or may seem too restrictive at this time, however, the Planning staff was interested in presenting this infonnation for the Commissioners to review and discuss. Costs to the Developer The costs to the Developer due to the ordinance changes for additional landscape material are minimal when considering the increased value of the property and the cost of the entire construction project. When addressing the increased value of the property through additional plantings on the site, it is important that a design professional make knowledgeable choices concerning the types of plantings suitable in this climate and how the plants function in the built environment. The revised landscape ordinance proposes the need for a registered landscape architect or architect, a horticulturist or landscape designer to prepare the landscape plan to insure that the plantings chosen for the site will survive and will function as intended in the built environment. Design fees charged by a registered landscape architect depend on the size of the project and are typically billed hourly. An architect would typically prepare a landscape design along with the design for the structure, charging no additional fee for this service. The design fee for a horticulturist or landscape designer usually ranges from $250 - $1,000 per landscape plan, depending on the size of the project. Therefore, compared to the costs of the total project and rate of survival for the plantings chosen for the site, it will be more economically feasible to retain a professional to design the landscape plan. In evaluating the costs for additional landscaping to meet the requirements of the revised landscape ordinance, a typical site was evaluated and fees for plant materials was assessed. In the example, Kwik Trip at 217 Elm Street was examined pertaining to the size of the site and the cost of the building construction. Fees for the construction of the building excluding the grading of the site and surfacing of the parking lot was estimated at $150,000. Total landscaping costs for the site including the boulevard tree requirements and perimeter parking lot requirements were assessed at $2,485 or approximately 1.7% of the total cost in construction of the building. Apple Valley requires the minimum cost of landscaping a commercial site to be 2.5% of the estimated building construction costs, in line with Farmington's proposed landscape ordinance. The revised landscape ordinance represents the consolidation of efforts from numerous individuals including the Builders Association of the Twin Cities, City staff, developers, builders and professionals in the design field. Advantages of the Proposed Amendment The revised landscape ordinance will result in the following: . . Environmental benefits to the community through the introduction of plant material will provide improved air quality by the absorption of pollutants, moderation of daily temperatures, and reduced soil erosion and runoff. Functional benefits to landscape plantings include the reduction of glare and reflections from the sun, street lights, and automobile lights, reduction of noise by the absorption and dispersion of sound energy and the provision of wind breaks for slowing wind velocity and the reduction of heating costs. Economic benefits from the installation of plant material will include increased property values for owners and surrounding properties, the conservation of energy from shade trees planted near buildings, and the increased appeal of commercial areas to shoppers driving to the site. Aesthetic benefits in requiring landscaping will include the creation of pleasing vistas, unifYing and organizing disparate site elements, and establishing a community identity to the City ofIndependence. Submitted plans will achieve a higher level of design through the employment of a registered landscape architect, registered architect, qualified horticulturist, or a landscape designer with an established firm. Disadvantages of the Proposed Amendment . Issues related to the revision of the existing landscape ordinance include the following: An increase in development costs for the amount of plant material required and installation of the plants, but the total amount of expenditure will in most cases still be a relatively small percentage of total construction costs. An increase in development costs because of the need for employing a registered landscape architect, registered architect, or a qualified horticulturist or landscape designer with an experienced firm; however, this should result in greater plant survival rates and high design standards and quality. Conclusion The revised landscape ordinance has been developed to create an improved quality of life for the citizens of Farmington and reach the goals of the vision statements for the City. In comparing the advantages and disadvantages, it is apparent that a great number of benefits will be seen from the approval of the revisions and additions. ACTION REQUESTED . Staff is requesting comments from the Planning Commission in order to continue to refine the proposed changes to the landscape ordinance. Staff will present the revisions from this meeting at the February 9, 1999 Planning Commission meeting. The City Council will meet for a workshop to discuss the Planning Commission recommendations on February 23, 1999. After recommendations . for revisions from the workshop are completed, it is anticipated that a public hearing for the landscape ordinance amendment will be set for March 23, 1999 at the Planning Commission with final consideration for approval by the City Council on AprilS, 1999. It is recommended that the adoption of the revised ordinance provide a one-month lead-time to be instituted in order to allow current preliminary plats to continue through the planning process before these new requirements take effect. This also allows time to inform developers, professionals, and plant nurseries of the new requirements. Respectfully submitted, ~~ Lee Smick, AICP Planning Coordinator Summary of Attachments 1. . 2. 3. 4. 5. 6. 7. 8. 9. 10. . Revised Landscape Ordinance Existing Landscape Ordinance (Sec. 10-6-14) Matrix of Surrounding Community Requirements Sec. 14.08.010 BUFFER YARD REQUIREMENTS - City of Independence, Missouri Illustration of Street-Side Tree Planting Requirements lIIustration of Parking Lot Perimeter Landscaping Requirements Illustration ofInterior Parking Lot Landscaping Requirements Illustration of Buffer Yard Landscaping Requirements BufferN ard Landscaping Requirements Determination of Buffer Yard & Screening Requirements