HomeMy WebLinkAbout07.14.98 Planning Packet
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AGENDA
PLANNING COMMISSION
Regular
July 14, 1998
7:00 P.M.
Council Chambers
325 Oak Street
1.
CALL TO ORDER
2.
APPROVAL OF MINUTES
a) June 9, 1998
3. PUBLIC HEARINGS
7:00 PM
a) Conditional Use Permit - Pine Ridge Forest Development Sign
b) Comprehensive Plan Amendment - Adelmann Property
c)
Petition to Rezone from 1-1 (Light Industrial) to R-l (Low Density - Single
Family) and R-3 (High Density)- Adelmann Property
d) Conditional Use - St. Michael's Catholic Church
Construct New Church in an R-l District
4. DISCUSSION
a) Conditional Use - Home Occupation - Salon located in East
Farmington 4th Addition
b) Glenview Townhomes and Commercial Final Plat
c) Development Approval Process.
d) Development Manual Inserts
5. ADJOURN
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TO:
City Planning Commission
Michael Schultz, III fJ
Associate Planner ~
FROM:
DATE:
July 14, 1998
RE:
Off-Premises Directional
Sign CUP
Planniol! Denartment Review
Applicant:
Tim Giles
1608 W. Hwy. 13
Bumsville, MN 55337
Attachments:
1. Section 4-3-1: Signs (A) 12
2. Location Map
3. Water Board minutes from April 27,
1998 and May 26, 1998
Location of Property
for Proposed Sign:
City well site at the northwest comer of the
intersection of Pilot Knob Rd. and Euclid
Path (adjacent to Super America).
Current Land Use:
Public (City Water Board Property for well
and water tower)
Area Bounded By:
Commercial and Residential
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Additional Comments:
Tim Giles ofTC Construction is applying for a Conditional Use Permit for an off-
premise directional sign for the Pine Ridge Forest development. The Pine Ridge Forest
development is located north of the Nelson Hills Farm subdivision and south of the
Hillview neighborhood and situated behind a wooded lot with no direct access off of Pilot
Knob Rd.
The City Water Board has already granted permission to Mr. Giles at the May 26th Water
Board meeting. The Board did not require any fees to be paid for use of the property but
did require an agreement concerning the amount of time the sign would be located on the
CitlJ. of FarminlJton 325 Oak Street · Farmin9tonl MN 55024 · (612) 463-7111 · Fait (612) 463-2591
property, similar to an agreement with Nelson Hills Farm for the same property. A
contract date of January 1 st, 2000 was established by City Engineer Lee Mann to remove
all off-premise directional signs from the well site property. The Water Board also
reserves the right to remove the signs without notice.
Requested Action:
Staff recommends the Commission approve the Conditional Use Permit for the off-site
directional sign for the Pine Ridge Forest development based on the location of the
development and reasonable identification to locate the property subject to: a) all signage
fees paid; b) an agreement contract be signed by the fee owner; c) and the sign meet all
setback requirements.
Michael Schultz
Associate Planner
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4-3-2
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4-3-2
to this shali be limitea to thirty two (32) square feet In area, conform
with setback requirements in each district, and may be illuminated
subject to timing and information controls stipulated as a condition to
the conditional use permit.
9. On-Premises Signs: For the purpose of identifying or advertising a
business, person, activity, goods, products or services located on the
premises where the sign is installed and maintained, signs shall be
regulated as set forth in subsections 4-3-3(6) and (C).
10. Illuminated Signs: Except for temporary signs, illuminated signs
shall be allowed in "B" and "I" Districts. Such sign shall be
illuminated only by steady, stationary, shielded light sources directed
solely at the sign, or internal to it, without causing glare for
motorists, pedestrians or neighboring premises as outlined by the
section in Chapter 6 of the Zoning Ordinance dealing with exterior
lighting.
11. No Trespassing Signs: No trespassing signs and no dumping
signs shall not exceed two (2) square feet in area per side and not to
exceed four (4) in number per lot in "Ru Districts. In "Au and "C"
Districts such signs shall not be less than three hundred feet (300')
apart. (Ord. 086-173, 2-21-86)
12. Off-Premises Directional Signs: For the purpose of providing off
street direction to a residential project described in this subsection
(A), or a new venture less than twelve (12) months following
occupancy permit, a public, religious or nonprofit institution, or a use
which, in the determination of the Planning Commission, incurs
substantial hardship from lack of reasonable identification as a result
of its location, a conditional use permit shall be required. Such sign
shall not exceed twenty five (25) square feet per face and such sign
shall conform to the yard requirements of the zoning district in which
it is located. In addition, a directional sign may be permitted for any
uses which, in the determination of the Planning Commission, incur
substantial hardship from lack of reasonable identification as a result
of its location. If said sign is lighted, it shall be illuminated only
during those hours when business is in operation or when the model
homes or other developments are open for conducting business.
(Ord. 093-320, 12-6-93)
13. On-Premises Directional Signs: Where one way access and
egress drives are incorporated in a site plan, a sign indicating traffic
direction no more than four (4) square feet may be placed at a
driveway within five feet (5') of the street right of way. A directional
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City of Farmington
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MINUTES
WATER BOARD
REGULAR
April 27, 1998
1) The meeting was called to order by Chair Shirley.
Members Present: Wier, Krueger
Also present: Engineer Lee Mann, Mark Rolfs, Finance Director Robin Roland, Bill
Weierke
2) The agenda was approved as presented.
3) Motion by Krueger, second by Wier to approve the minutes for March 23, 1998. Motion carried.
4) Old Business
a) Mr. Rolfs reviewed things happening on water tower. Work has started. Contractor has authorized
his people to work overtime as needed with possible work on Sundays if needed.
b) Well #4 has been pulled for repairs. Parts enroute. Hope to have operating during week. Hydrant
flushing delayed for this reason.
c) Motion to award contract for fence around old tower to Midwest Fence. Cost to be $7,635.00.
Motion by Shirley, second by Krueger. Motion carried.
d) No comments concerning Well #5 at this time.
. e) Mark Rolfs presented well field study. Some sites added as already owned by the Water Board.
Further study is needed.
f) Mr. Mann presented rate study. No action taken.
5) New Business
a) Planner is asked to set up some plans for old tower site. Plans may be presented in neighborhood
kind of meeting with Parks Chairman present.
b) A request by Nelsen Hills developer was made to locate their sign on Well Site #4. Mr. Mann was
directed to pennit such use with the following conditions:
i) No fees to Water Board, City fees are required.
ii) An agreement (contract) to be executed allowing use but a definite time for vacation of use is
to be made.
6) A water use report for first quarter was presented. No action needed.
7)
8)
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A report on numbers of building penn its for City to date was presented. No action needed.
Robin Roland presented the current financial report. Accepted report.
Bills as follow were presented: March 23 in the amount of $19,455.46. April 27 amount $7,774.50.
Motion to pay bill ~n these amounts was made by Krueger, seconded by Wier. Motion carried.
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MINUTES
WATER BOARD
REGULAR
May 26, 1998
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1) The meeting was called to order by Chair Shirley.
Members Present: Wier, Krueger
Also present: Engineer Lee Mann, City Planner Lee Smick, Bill Weierke
2) The agenda was approved as presented.
3) Motion by Shirley, second by Krueger to approve the minutes for April 27, 1998 with correction in
item 9 typing needed. Should read "Motion to pay bills in.....". Motion carried.
4) A request was received from ENRON to relocate a small building onto City owned property at the
comer of 1 90th Street and new Pilot Knob Road for Water Board usage. It was moved by Krueger,
seconded by Shirley to permit Engineer Mann to negotiate terms of easement with ENRON keeping in
mind building to be used to be compatible with surrounding area and will not interfere with future use
of property by Water Board. Motion carried.
5) A request was received from Pine Ridge Forest development to use well site on Pilot Knob Road to
install a sign to advertise that development. A motion was made to allow a sign on the site with the
same terms as that granted to Nelsen Hills at a previous meeting. Included in the motion is a statement
that further signage will not be permitted, City must approve placement and the Water Board reserves
the right to remove signs without notice. Motion by Wier, second by Krueger. Motion carried.
6) Old business
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a) Update given on water reservoir. Indicates that work is progressing as planned with many extra
workers being used.
b) The repair work on Well #4 is nearly complete.
c) The fence around existing reservoir is in place. Water Board visited the site earlier in evening.
d) Rates - The Board discussed the effect a watering ban would have on income. The proposals for a
ban should meet with City Attorney approval for legality. A motion was made by Krueger,
seconded by Shirley to direct Engineer Mann to initiate watering ban process by contacting the
City Attorney. Motion carried.
7) The financial report was received, reviewed and accepted.
8) A motion was made by Shirley and seconded by Krueger to pay bills in the amount of $25,787.14.
Motion carried.
9) City Planner Lee Smick talked with the Board concerning a comprehensive plan and of future
interviews of City personnel including boards, concerning visions of the future of the community. She
asked cooperation of the Water Board.
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Applicant:
Attachments:
Location of Property:
Size of Property:
Comprehensive Plan:
Current Land Use:
Suggested Land Use Change:
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TO:
FROM:
DATE:
RE:
City Planning Commission
Mike Schultz, Associate Planner M
July 14th, 1998
Application to Amend the
Comprehensive Plan
Robert Adelmann
22553 Denmark Ave.
Eureka Township
1. Location Map
2. Comprehensive Plan Map
3. Transportation Plan Map
4. Community Profile (RLK, Inc.)
The property is located at the southeast
comer of the intersection of Denmark Ave.
and Ash St. In the northwest comer of
Section 6, Township 113 N, Range 19 W.
The property runs south along Denmark
Ave./C.S.A.H. 31 and is situated south of
the abandoned rail line spur and adjacent to
the active C.P. Rail Line.
65 total acres
Industrial
Agriculture
20 of the 68 acres is suggested to be
converted from the current Industrial land
use designation to Low Density Residential.
The remaining acreage is suggested to be
converted from Industrial to High Density
Residential
CitlJ. of FarminfJ.ton 325 Oak Street · FarminfJton, MN 55024. (612) 463-7111 · Fax (612) 463-2591
Area Currently Bounded By:
Industrial zoning to the east with
Dakota Electric, residential to the direct
north and agriculture to the south and across
the road to the west.
Terrain:
Terrain is generally flat with little
elevation change toward the south portion of
the property.
Additional Comments:
Mr. Adelmann is requesting a Comprehensive Plan Amendment from the existing
Industrial land use designation to the suggested Low Density (20 acres) and High Density
(45 acres) designations. The north portion of the Adelmann property has been identified
as an Industrial land use since at least the 1980 Comprehensive Plan in which the City
anticipated an industrial user with rail line transportation needs.
Mr. Adelmann will dedicate 10 acres of the north property to S1. Michael's Church, with
the church having an option for an additional 1 0 acres. Mr. Adelmann anticipates a
higher density use, such as townhomes to take place on the remainder of the property.
There is existing MUSA on the north property where the proposed church will be located.
MUSA would need to be applied for to the Metropolitan Council on the remaining
acreage if development were to occur.
The city currently has 189 acres of developed Industrial land use with 330 acres of vacant
Industrial, this is including the 65 acres of Mr. Adelmann's property. If the 65 acres of
property is amended the available vacant Industrial property is cut to 265 acres, almost all
of which is located on the south side ofC.S.A.H. 50, adjacent to the Farmington
Industrial Park.
RLK, Inc., the City's consulting firm during the Comprehensive Plan Update, has
projected that the City's need for Industrial land by the year 2020 is 496 acres. Though
the City would be taking a step back in what the projected "overage" industrial land need
would be, the redesignation of Industrial land else where during the Comprehensive Plan
Update is possible within the Agricultural areas.
The actual amount of industrial acreage needed is projected to be only 248 acres. This
assumption is based on nationally recognized employee/land ratios developed by the
Urban Land Institute and projected number of employees calculated by the Metropolitan
Council. (See Industrial Land Projections portion of the Community Profile).
Adjacent land uses surrounding the property may be viewed as being more conducive to
Residential (and Institutional) than to an Industrial land use. The north side of Ash S1.
contains higher density housing with townhomes and an apartment complex. The
northwest comer of the Denmark Ave. and Ash S1. intersection proposes low density
housing, and farther north on Denmark Ave. is the Farmington High School. The Dakota
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Electric property would remain Industrial, but should be viewed as light Industrial mix
with office use in the front and equipment storage in the rear.
The City Thoroughfare Plan calls for Ash St to become a minor arterial and the portion
of Denmark adjacent to the property to become a minor collector. It is anticipated that
the rail line use will remain steady if not increased in use during the next several years.
Water and sewer usage is expected to be lower with Institutional and Residential use than
the planned Industrial use.
Requested Action:
Although the City may be taking a step back in what it's projected Industrial land use
"overage" needs will be by the year 2020, staff is confident that the remaining Industrial
areas plus future alternative Industrial areas will suffice for the actual expected land area
need for the City. City staffrecommends forwarding an approval to the City Council to
amend the Comprehensive Plan for the Robert Adelmann properties from Industrial to
Low Density and High Density Residential based on the projected Industrial land use
needs of the City subject to Metropolitan Council approval of the Comprehensive Plan
Amendment application.
City of Farmington
Community Profile
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July 1998
Population, Households, Employment and Land Use Projections .
The summary table shows the projected population and land use needs for residential, commercial, parks and
industrial land in Farmington through the year 2020.
SUMMARY OF PROJECTED POPULATION AND LAND USE NEEDS
existing 2000 2005 2010 2015 2020
Population 9996 12084 15912 19740 23576 27412
Households 3570 4300 5675 7050 8420 9790
Additional Park land 430 533 565 598 630 663
Commercial Acres 36 59 82 86 92 98
Industrial Acres 189 288 400 422 458 496
Residential Acres 1225 1374 1813 2252 2690 3128
Density 2.91 3.13 3.13 3.13 3.13 3.13
EXISTING LAND USE INVENTORY
Land Use Total Acres
Agriculture 1120
Agriculture Preserve 1275
Existing Commercial 36
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 1315
Park Space 430
Public/Semi-Public 304
ROW/Miscellaneous 655
TOTAL 7886
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This existing land use inventory shows all land within the City Limits of Farmington.
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City of Farmington
Community Profile
July 1998
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projected # of
employees 1134 1216 1284 1353 1441 1530
Employees per Acre 31.5 31.5 31.5 31.5 31.5 31.5
Commercial Acres 36 39 41 43 46 49
These retail/office land projections are based on nationally recognized ratios developed by the
Urban Land Institute. The first column is the projected number of employees calculated by the Metropolitan
Council. The second column is the rate of land per employee developed by the Urban Land Institute.
The third column calculates the amount of land acreage needed to accommodate the projected
number of employees.
INDUSTRIAL LAND PROJECTIONS
I I existina 2000 2005 2010 2015 2020
projected # of
employees 980 997 1035 1086 1176 1268
Employees per acre 5.20 5.19 5.17 5.15 ' 5.13 5.11
Industrial Acres 189 192 200 211 229 248
These industrial land projections are based on nationally recognized ratios developed by the
Urban Land Institute. The first column is the projected number of employees calculated by the Metropolitan
Council. The second column is the rate of land per employee developed by the Urban Land Institute.
The third column calculates the amount of land acreage needed to accommodate the projected
number of employees. .
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Housing
Housing Units By
Type 1990 Percent 1997 Percent
One Unit Detached 1551 74%
Total Single Family 1551 74% 2916 81%
One Unit Attached 109 5%
2-4 unit buildina 118 6%
5-49 unit building 262 13%
50+ unit building 54 3%
Total Multi Family 543 26% 692 19%
Total 2094 3608
source: 1990 Census and Building Permit data from the City of Farmington
To maintain density of 3.4 units per acre need to increase the production of multi family or reduce lot size
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Page 2
FROM:
City Planning Commission
Mike Schultz, Associate Planner -W
July 14th, 1998
TO:
DATE:
RE:
Application to Rezone Adelmann
Properties
Plan nine: Department Review
Applicant:
Robert Adelmann
22553 Denmark Ave.
Eureka Township
Attachments:
I. Rezone Application
2. Zoning Map
3. Conditional and Permitted Uses
Location of Property:
The property is located at the southeast
comer of the intersection of Denmark Ave. and
Ash St. In the northwest comer of Section 6,
Township 113 N, Range 19 W. The property
runs south along Denmark Ave.lC.S.A.H. 3 I
and is situated south of the abandoned rail line
spur and adjacent to the active c.P. Rail Line.
Size of Property:
65 total acres
Comprehensive Plan:
Subject to amendment application
Current Land Use:
Agriculture
Suggested Zoning Change:
20 of the 68 acres is suggested to be
rezoned from 1- I (Light Industry) to R- I (Low
density) residential. The remaining acreage is
suggested to be rezoned from I-I (Light
Industry) to R-3 (High density) Residential.
Area Currently Bounded By:
Industrial zoning to the east with
Dakota Electric, residential to the direct north
and agriculture to the south and across the road
to the west.
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Terrain: Terrain is generally flat with little elevation
change toward the south portion of the property.
CitlJ of FarminfJton 325 Oak Street. Farmington, MN 55024 · (672) 463-7777 · Fa/( (672) 463-2597
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Additional Comments:
Mr. Adelmann is requesting to down zone 65 acres of his property as amended in the
Comprehensive Plan from the existing I-I (Light Industry) zoning designation to the suggested R-
1 (Low Density) Residential (20 acres) and R-3 (High Density) Residential (45 acres) zoning
districts.
Mr. Adelmann will dedicate 10 acres of the north property to St. Michael's Church, with the
church having an option for an additional 10 acres. Mr. Adelmann anticipates a higher density
use, such as townhomes to take place on the remainder of the property. There is existing MUSA
on the north property were the proposed church will be located. MUSA would need to be applied
for to the Metropolitan Council on the remaining acreage if development were to occur.
Adjacent land uses surrounding the property may be viewed as being more conducive to
Residential (and Institutional) zoning than to an Industrial land use. The north side of Ash S1.
contains higher density housing with townhomes and an apartment complex. The northwest
comer of the Denmark Ave. and Ash S1. intersection is zoned for low density housing, and farther
north on Denmark Ave. is the Farmington High School. The Dakota Electric property is zoned I-
I (Light Industry) with office use in the front and equipment storage in the rear.
The City Thoroughfare Plan calls for Ash St. to become a minor arterial and the portion of
Denmark adjacent to the property to become a minor collector. It is anticipated that the rail line
use will remain steady if not increased in use during the next several years.
Water and sewer usage is expected to be lower with Institutional and Residential use than the
planned Industrial use.
Requested Action:
Although the City may be taking a step back in what it's projected Industrial land use "overage"
needs will be by the year 2020, staff is confident that the remaining Industrial areas plus future
alternative Industrial areas will suffice for the actual expected land area need for the City. City
staff recommends the rezoning of the Robert Adelmann properties from I-I (Light Industry) to R-
1 (Low Density) and R-3 (High Density) based on the projected Industrial land use needs of the
City.
Michael Schultz
Associate Planner
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PETITION FOR REZONING
I, the undersigned, am the fee owner of and hereby request
that the following described land:
1. The lands described on Exhibit "A" attached hereto; and
2. The lands described on Exhibit "B" attached hereto;
be rezoned from:
Industrial
to:
1)
2)
Lands described on Exhibit A to R-1; and
Lands described on Exhibit B to R-3.
I understand that a public hearing is required, as well as a
published notice of hearing, for which I hereby attach payment of
the fee in the amount of $ / 75 ~ ,which I understand
further will be refunded if no meeting is scheduled.
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DATE:
The Planning Commission recommended on the
1998 to (approve) (deny) the petition.
day of
City Planner
Action of the City Council:
1.
On the
Hearing.
day of
, 1998 declined to set a Public
2.
At a Public Hearing held the
(approved) (denied) the petition.
day of
1998,
DATE:
City Administrator
In accordance with Title 10, Chapters 2 and 12 of the City Code.
cc: Planning Commission, Attorney, Engineer, Water Board, PARAC
clienls\ 124 ,035\rezoning,pel
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10-2-3
10-2-3
10-2-,3:
ZONING DISTRICTS. PURPOSE:
A-l
Agricultural District is intended to protect existing agricultural investments un-
til such time as public utilities may be extended and there IS need for additional
urban development land.
A-2 Agricultural Preserve District is prooosed to identify limds Intended for long-
term agricultural use with a residential density not to exceed one unit per
Quarter!Quarter section.
R-l Low Density Residential District is established to pruvide extensive areas within
the community for low density development with full public utilities in a se-
Quence which will prevent the occurrence of premature scanered urban
development.
R-2 Medium Density Residential District is intended as an area which incorporates
older existing development as well as undeveloped land that would be suitable
for small lot single-family constructions as well as duplexes. townhouses and
Quad homes.
R-3 High Density Residential District is designated to provide areas of the City which
will allow multiple dwellings in areas close to business and services. public
facilities and good transportation. The location of these areas generally follows
the recommendations made in the Comprehensive Plan.
R-4
Mixed Code Residential District is established to provide areas of the City where
manufactured housing may be located on either subdivided or unsubdivided
developments in atttactive neighborhoods in areas designated as medium density
in the Comprehensive Plan.
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B-'
limited Business District is intended to provide areas along major thoroughfares
for unified commercial centers oriented to serving automobile traffic.
8-2 General Business District is proposed to identify downtown Farmington allow-
ing general commercial uses including retail and wholesale sales, office space
and service establishments as well as repair services. These uses may be
developed in combination with high density residential dwellings.
B-3 Heavy Business District is a transitional classification designed to provide space
for certain commercial and industrial uses which are compatible together but
do not fit well in either the limited or General Business Districts.
1-1 Light Industrial District will provide areas in Farmington that may be developed
by industrial uses which are landscaped and otherwise compatible with adjoining
residential districts.
C -1 Conservation District is provided to recognize vital environmental resources of
the community including steep slopes. wetlands and unstable soil conditions
and to allow development only after careful analysiS.
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CHAPTER 3
10-3-2
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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 t:SES: 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)
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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
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City 0; Farmington
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
597
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)
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) 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
IC) 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.
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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 0; Farmington
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(D)
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10-3-2
Permitted Uses
: 0-3-2
Conditional Uses
8. Water recreation and
water storage
9. Solar energy systems
10. Douhle and multiple-family
dwellings
11. Planned unit developments
12. Greennouses and nurseries
13. Townhouses - quad homes
14. Condominiums
15. Accessory apartments
16. Public and parochial
schools
17. Churches
18. Congregate care facilities
19. Towers
(Ord. 086-177, 3-17-1986; amd. Ord. 088-198. 2-1-1988; Ord.
091-246, 5-20-1991; Ord. 093-298, 2-16-1993; Ord. 094-335.
8-1-1994; Ord. 096-378, 8-19-1996; Ord. 096-383, 11-18-1996)
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
scnools
City of Farmmgton
597
10-3-2
PermItted Uses
, 0-3-2
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)
Z(E)
R-3 High Density District/
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
.
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)
(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 care facility serving
14 or fewer persons
597
.~
.
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
City of Farmington
.
.
(I)
.
.
, 0-3-2
10-3-2
Permitted Uses
Conaitional Uses
(Ord. 086-177, 3-17-1986:
091-246. 5-20-1991)
, O. Churches
, ,. Light manufacturing
, 2. Outdoor sales
, 3. Fast food establishments
, 4. Farm implement sales.
service and repair
, 5. Equipment and storage
yards
, 6. Research and testing
laboratories
17. Mini storage units
, 8. 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
, 2. 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
, 3. Solar energy systems
-'.'.'
]I
(Ord. 086-177,3-17-1986)
1- 1 Light Industrial District
1. Research and testing labs
2. Offices
3. Supply yards
1. Manufacturing
2. Water recreation and water
storage
597
City 0; Farmington
1. Single-family dwellings
2. Water recreation and water
storage
3. Stables and riding
academies
4. Minerai extraction
5. Feedlots
6. Public utility buildings
7. Equipment maintenance
and storage
8. Solar energy systems
9. Towers
(Ord. 086-177, 3-17-1986: amd. Ord. 096-383, 11-18-1996)
10-3-2
Permitted Uses
4. Warehousing
5. Truck terminals
6. Light manufacturing
7. Parking lots
8. Mini storage units
(Ord. 086-177. 3-17-1986; amd.
096-383, 11-18-1996)
(K) C-1 Conservation District
1. Agriculture
2. Public parks and playgrounds
3. Cemeteries
4. Golf courses
5. Hunting preserves
("
~
, 0-3-2
Conditional Uses
3. Public utility buildings
4. Agriculture
5. CommerCIal recreation
6. Grain elevators
7. Food product processing
8. Solar energy systems
9. Recycling facility
10. Towers
Ord. 096-382. 10-21-1996: Ord.
.
.
597
City of Farmington.
.
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594
TO:
City Planning Commission
Lee Smick, Planning Coordinator ~
FROM:
DATE:
July 14, 1998
RE:
Glenview Townhomes and
Commercial Final Plat
Plannine: Department Review
Applicant:
Tim Giles
TC Construction
8343 210th S1. W.
Lakeville, MN 55044
(612) 808-1317
Engineer:
Bruce Bullert
Community Partners Designs
405 Division Street
Northfield, MN 55057
(507) 645-6044
Referral Comments:
1. Lee Mann, City Engineer
Attachments:
1. Glenview Townhomes and
Commercial Final Plat
2. Letter from Mr. Giles
Location of Property:
East of Trunk Hwy. 3 and north of Co. Rd.
72 and south of the Wausau Property (SY2 of
the N~ of the NW~ of Section 32,
Township 114 N, Range 19 W)
Size of Property:
11.89 acres
~
Number of Units / Density:
89/9.39 VA (units per acre)
Existing Zoning:
B-1 (Limited Business)
R-3 (High-Density Residential)
Comprehensive Plan:
Commercial, High Density Residentia
CitlJ of Farmin9ton 325 Oale Street · Farminl}ton, MN 55024 · (612) 463-7111 · Fait (612) 463-2591
Surrounding Land Uses:
The site is bounded by single-family
development to the south (facing away from
proposed development), commercial
warehousing to the north, undeveloped open
space to the east (currently proposed
rezoning to R-3). Across Trunk Hwy. 3 are
single-family residents.
.
Current Land Use:
Undeveloped Open Space, Car Sales Lot,
and LP Gas Distribution Facility
Terrain:
Topography on the site is quite flat with
little or no elevation change
Project Description:
Glenview Townhomes is a proposed 89-unit
private townhome development located on
the east side of the City. The developer is
not proposing to phase the development at
this time. The commercial area on the west
will be either sold and/or developed by Mr.
Giles.
Additional Comments:
.
Glenview Townhomes is proposing an 89-unit private development along with a
proposed commercial area on 11.89 acres. The proposed commercial area consists of
2.41 acres and is zoned B-1 and the proposed residential area consists of 9.48 acres and is
zoned R-3 with a density of 9.39 units/acre which falls below the current requirement of
14 units/acre in an R-3. The proposed commercial area is located at the west end of the
property along the frontage road of Trunk Highway 3.
Private streets are proposed for the development and are measured at 24 feet in width and
constructed with curb and gutter. A 16-foot lane at the southern edge of the property
connects two 24-foot roadways in order to provide adequate circulation for emergency
vehicles.
At the June 23, 1998 Planning Commission meeting, discussions concerning the traffic
flow of construction vehicles between Glenview and the adjacent Bristol Square
development surfaced at the schematic plan presentation for Bristol Square. Initially,
both developments contracted the same engineer, therefore, initial design of the projects
showed them phasing from the shared property line. This allowed construction access for
Glenview to move through the Bristol Square development and access onto County Road
72. However, conditions have changed with the hiring of a new engineer for Mr. Allen,
Developer of Bristol Square. At the June 23rd meeting, Mr. Allen stated that he is against
.
.
allowing any construction traffic from Glenview to access through his development to
reach County Road 72. His reasons include the following:
1. Additional construction traffic from the Glenview development may cause increased
wear on the roadway system in Bristol Square that Mr. Allen would have to incur.
2. Marketing the Bristol Square site might become more difficult with construction
traffic from Glenview accessing the site.
However, Mr. Allen insured the Planning Commission that the interconnection of the two
developments was important for the movement of traffic, but while the developments
were being constructed, construction traffic from Glenview would not be allowed.
Therefore, City staff recommended that a meeting be set up with Mr. Giles immediately
to determine a different access for the Glenview construction traffic. A meeting was held
on June 29, 1998 where Mr. Giles stated that he would not access the Bristol Square site.
He will utilize the Trunk Highway 3 frontage road by constructing the interior street
system in Glenview at one time rather than phasing the project from the east end of the
site to the west as originally planned.
.
MNDOT has reviewed the information forwarded by the City regarding improvements to
the frontage road and has determined that the frontage road should be improved at the
intersection of Trunk Highway 3 and Willow Street. This design would realign the
frontage road easterly after intersection to allow for better sight and stacking distance for
frontage road vehicles. Additional property would need to be acquired from Wausau
Supply Company to accomplish this improvement. The improvement would be similar
the one constructed at Trunk Highway 3 and Elm Street completed earlier this year.
There are three possible scenarios for funding this improvement:
1. Require Mr. Giles to pay for the improvements to the frontage road because his
development will generate the most traffic from the land uses along the roadway. Mr.
Giles has stated that he supports the frontage road improvement and agrees to pay his
proportionate share of the cost; however, he feels that the cost should be born by all
affected and benefiting properties (see attached letter).
2. The City approves of the project in the CIP and assesses Mr. Giles and Wausau
Supply Company. Wausau has not expressed interest in this project to date and,
therefore, condemnation for right-of-way may be a necessity.
3. The City approves of the project in the CIP and MNDOT provides funding assistance,
which would have to be placed in MNDOT's CIP and listed on a needs basis by
MNDOT. The soonest the project could be included in MNDOT's program is fiscal
year 2000, which would allow construction after July 1, 1999. The remainder of the
costs not funded by MNDOT would need to be assessed to the Glenview project,
Wausau or both.
.
As illustrated, the frontage road has not been resolved at this time, and final plat approval
should be contingent upon the resolution of the frontage road funding issues by the City
Council.
.
Requested Action:
City staffrecommends approval of the Glenview Townhomes and Commercial Final Plat
contingent upon the following:
1. The resolution of the Trunk Highway 3 frontage road issue with MNDOT, Mr. Giles
and Wausau Supply Company.
2. The frontage road being completed by 1999.
3. All major engineering issues have been resolved and Final Plat approval at the City
Council will be contingent on the preparation and execution of the Development
Contract and approval of the construction plans.
.
.
TO: Lee Smick, Planning Coordinator
FROM: Lee M. Mann, P .E.,
Director of Public Works/City Engineer
SUBJECT: Review of Final Plat for Glenview
Townhomes
DATE: July 10, 1998
The engineering staff has reviewed the Char1eswood Development plans relative to final plat issues.
Engineering staff recommends approval of the plat at the planning commission level with the
following comments:
1. It is recommended that final plat approval be contingent on the resolution of the frontage road
issues and construction of the project in 1999.
2. Easements need to be granted to the City for all public utilities.
3. Final plat approval at the Council level will be contingent on the preparation and execution of the
Development Contract and approval of the construction plans by the engineering division.
Respectfully submitted,
'd ?11~
Lee M. Mann, P.E.
Director of Public Works/City Engineer
cc: file
CitlJ of Farmin9ton 325 Oak Street · Farminf}ton, MN 55024 · (612) 463.7111 · Fa/( (612) 463.2591
1C CONSTRUCTION, INC.
"Commitment to Excellence"
.
Marc.h 31, 1998
Mr. David Olson, Community Development Director
Mr. Lee Mann, City Engineer
City of Farmington
325 Oak Street
Fannington, MN 55024
Re: GJenview TownhomelCommercial Development
Dear Sirs:
The proposed Glenview TownhomelCommercial Development accesses the existing froniage
road on the west end of the project. Recent discussi<,\ns wlth the City of Fanninl,rton, MNDOT
and myself have identified increased traffic and potential problems with the current frontage .
road configurations at the adjoining streets. Discussions have explored altema*ive ",ontage road
improvements to address this increase in traffic.
The improvement of the frontage road and redesign of the connecting intersections is an integral
part of the commercial and/or industrial sites along this frontage road. The frontage road
is also an important link for traffic cic.ulation for the proposed Glenview Townhome and
Wexford Square developments. J support the frontage road improvement project and agree to
pay my proportionate share of the cost; however, I feel the cost should be born by all affected
and benefiting properties. Further I would encoumge the City of fannington to initiate a
cooperative agreement with MNOOT to provide funding for this project and minimize the local
coat share for this project. Additional local funding may need to be explored to assist in the
completion of the frontage road improvement.
If you should have any questions please feel free to contact me at.
Sincerely,
~~~\
Tim Giles
T.C. CONSlRUCTJON
.
cc: Bruce R. Bullert, Community Partners Designs, Inc.
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TO:
City Planning Commission f'l, ()
Lee Smick, Planning Coordinator r
FROM:
DATE:
July 14, 1998
RE:
Conditional Use Permit / Home
Occupation
Plan nine: Division Review
Applicant:
Christine Zak
1008 Locust Street
Farmington, MN 55024
(612) 460-6440
Attachments:
1. Location Map
2. Home Occupation Section: 10-6-11
Proposed Home Occupation:
Home Salon for Chidren
Size of Use Area:
120 square feet
Total House Area:
1,344 square Feet
Lot Size:
7419 square feet
Existing Zoning:
R-2 Med Density - Single family
East Farmington 4th Addition
Adjacent Zoning:
R-3 to the north, C-l to the east and
R-2 to the west and south
Most Recent Home Occupation
Presented to the Commission:
Approved Home Occupation for Home Salon to Tad
Francis on February 24, 1998; contingent on
requirements in Section 10-6-11 are met.
Additional Comments:
.
Ms. Zak has requested that the Commission review whether it is feasible for her to apply for a
home occupation permit for a home salon in the East Farmington 4th Addition. At this time,
plans are being drafted for her new home on Lot 1 Block 1. The proposed salon will only cater
to children between the ages of infants to eighteen year olds and consists of 120 square feet of
salon space. The salon will be equipped with two chairs, one smaller chair and one adult chair
for larger children. Haircuts will be performed every 15 to 30 minutes. Parking for clients will
be provided in the driveway and will allow for two cars.
~
CitlJ. of Farmint}.ton 325 Oak Street -Farmintjton, MN55024 - (612) 463-7111-Fa/( (612) 463-2591
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A two square foot sign will be located in the front yard as per Section 10-6-11 (E). Ms. Zak was
also proposed a neon illuminated sign in the front window of the home, however, as described in
Section 4-3-2 (B) of the Sign Code, illuminated signs shall not be permitted within the "A", "C"
and "R" districts.
The Commission has approved home occupations concerning home salons in the past, the most
recent involving the Francis' in the Hillview Addition and the Tutewohls in Riverside Estates in
December. The conditions that were set involved no off-street parking, all customers were to
park within the driveway, and that only a two square foot sign was permitted.
Requested Action:
Review the request for a home occupation within the East Farmington 4th Addition and
determine if it is feasible for the Ms. Zak to apply for a conditional use permit - home
occupation.
10-6-11: HOME OCCUPATIONS: A home occupation is permitted as an accessory use
if it complies with the requirements of this Section following all procedures outlined for
approval of a conditional use.
(A)
The home occupation shall be conducted solely and entirely by persons who reside full
time in the home.
The home occupations shall be conducted wholly within the principal or accessory
structures.
No structural alterations or enlargements shall be made for the sole purpose of
conducting a home occupation.
Only one home occupation shall be permitted for each principal structure. (Ord. 086-177,
3-17-1986)
Exterior displays or signs; other than a two-sided, two (2) square foot, nonilluminated
sign; and exterior storage of materials and exterior indication of the home occupation or
variation from the residential character of the principal structure shall not be permitted.
(Ord.089-217,3-17-1986)
The activity does not involve the manufacture, assembly or distribution of goods and the
activity does not deal with the general retail public. (Ord. 086-177, 3-17-1986
(B)
(C)
(D)
(E)
(F)