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HomeMy WebLinkAbout12-13-22 CITY OF Meeting Location: FARMINGTONFarmington City Hall 430 Third Street Farmington, MN 55024 PLANNING COMMISSION REGULAR MEETING AGENDA December 13, 2022 7:00 PM 1. CALL TO ORDER 2. APPROVAL OF MINUTES (a) Approve Planning Commission Minutes 3. PUBLIC HEARINGS (a) Amendment to Planned Unit Development- Kwik Trip Inc.-18290 Pilot Knob Road 4. DISCUSSION (a) 2023 Meeting Calendar S. ADJOURN CITY 4F 043o Third St., Farmington, MN 55024 FARMINGTON 651-28o-6800 w®u'll O Farmington MN.gov TO: Planning Commission FROM: Tony Wippler, Planning Manager SUBJECT: Approve Planning Commission Minutes DATE: December 13, 2022 INTRODUCTION Attached, are the minutes from the November 9, 2022 regular meeting. DISCUSSION NA ACTION REQUESTED Approve the minutes from the November 9, 2022 regular meeting. ATTACHMENTS: Type Description D Backup Material Planning Commission Minutes CITY OF FARMINGTON PLANNING COMMISSION MINUTES REGULAR MEETING November 9,2022 1. CALL TO ORDER The meeting was called to order by Chair Rotty at 7:00 p.m. Members Present: Rotty,Lehto,McAbee,Windschitl,Tesky Members Absent: None Staff Present: Tony Wippler,Planning Manager 2. APPROVAL OF MINUTES a)Approve Planning Commission Minutes MOTION by Windschitl,second by McAbee to approve the Regular Meeting minutes of the Planning Commission from October 11,2022.APIF,MOTION CARRIED. 3. DISCUSSION a) Summergate-Meadowview Preserve Update Planning Manager Wippler introduced this item. Casey Wollschlager and Bryan Tucker were in attendance representing Summergate Development,LLC. A preliminary plat was approved by the City Council for the Meadowview Preserve development on June 27,2022. The preliminary plat consisted of 134 single-family lots on 61.07 acres for a net density of 3.03 dwelling units per acre. The developer earlier this year withdrew an application for final plat of the initial phase of the development as market conditions were beginning to shift forcing them to re-evaluate the unit make-up of the development. Two alternative development sketches (labeled A and B)were provided by the developer for the Meadowview Preserve site. Sketch Plan (A)utilizes the same road configuration of the approved preliminary plat. This concept transitions from 62-foot-wide lots on the east side of the development to 50-foot-wide lots in the center of the development to row townhomes on the west side of the development and includes a total of 196 lots/units. Sketch Plan (B) is similar to Sketch Plan (A)with the exception that the western side of the development would consist of 40-foot-wide lots instead of row townhome units. Sketch Plan(B) shows a total of 170 lots. Planning Manager Wippler stated that the changes proposed in either sketch plan would be substantial enough to warrant that a new preliminary plat be submitted and approved. A public hearing would also be required to be held. Both sketch plans would have to be approved as part of the Planned Unit Development. Additionally,Sketch Plan(A)would require the portion of the development consisting of the row townhomes to go through a Comprehensive Plan Amendment and Rezoning to allow for the townhome units as the property is currently zoned R-1 (Low Density Residential)and townhome units are neither a permitted or conditional use in that zoning district. No formal action is required by the Planning Commission for this discussion item. Staff is requesting that the Planning Commission provide comment and direction to the developer and staff. Planning Commission Minutes November 9,2022 Page 2 Casey Wollschlager with Summergate Development mentioned that they have seen a change in the market and interest rates. They have been working with various builders on different ideas on how to take a project and still keep the core elements that were approved and build a development that works in the current market conditions. Mr.Wollschlager mentioned that it is less likely that they would be interested in the townhome concept as the townhome market has dropped dramatically recently. They are more interested in the 40-45-foot-wide lots. The goal for these new concepts is an attempt to get a variety of products to make the homes somewhat affordable. Chair Rotty inquired if the developer had any concerns with the different densities and values of homes in close proximity. Mr.Wollschlager stated that development trends are starting to lean that way and that the way homes are being built with various treatments on front elevations he believes that it doesn't truly hurt value. Chair Rotty inquired about Summergate's other developments and whether this is something they are looking to do with those other developments. Mr.Wollschlager did mention this is something they are considering for other developments of theirs as well,Farmington is the first city that they have approached with the idea though. Bryan Tucker,Summergate Development,mentioned that it is not just a price point issue but that builders are looking to diversify the housing types within the development because it lowers their risk and allows more flexibility to have different uses to sell. Commissioner Tesky has concerns with the concepts and the additional homes planned as there was a lot of representation from the community at the public hearing for the preliminary plat expressing safety concerns regarding traffic in the area and increasing the number of homes would only increase that concern. Commissioner Windschitl has the same concerns that Commissioner Tesky identified. Commissioner Windschitl asked about the type of townhome units that could be included. Mr.Wollschlager stated they would be four to six unit attached townhomes,likely slab on grade with a two-car attached garage and have a price point in the$300,000 to$350,000 range. Commissioner Windschitl did inquire if this would have an HOA. Mr.Wollschlager stated that the development could potentially have a master HOA due to the amount of natural area and potential for entrance monument sign. Mr.Wollschlager did mention that if they do move forward with changing the preliminary plat,they would have to do an updated traffic study to determine what improvements to the roadways would be necessary. Commissioner Lehto agreed with the other commission members regarding traffic concerns due to the increased density. Commissioner Lehto mentioned that she thought$600,000 price point for a home on a 62-foot-wide lot seems high for the market to bear. Mr. Wollschlager explained there is a little bit of a disconnect on lot sizes,it is really about the building pad not the width of the lot. Generally speaking,the building pad on a 62-foot- wide lot is the same as 75-foot-wide lot so the houses are generally the same size. Commissioner Lehto asked if there is any thoughts about cutting back on some of the 62— foot wide lots and reducing the lots in the development. Mr.Wollschlager explained that reducing the lots just increases the overall costs of lots in the development,that is why they are looking to increase the density to try to make the units more affordable. Planning Commission Minutes November 9,2022 Page 3 Commissioner McAbee inquired about the townhome units and asked if the developer was looking to not go that route. Mr.Wollschlager said likely not due to the townhome market falling off dramatically in large part to interest rates making them unaffordable. Commissioner McAbee agrees with the other Commission members about the concern of increasing the density in this area and the impacts it would have on the traffic in the area. Chair Rotty appreciated that the developer came to the Planning Commission for this discussion in advance of bringing a new Preliminary Plat. Chair Rotty agrees with the other Commission members and the concerns that were expressed by the residents at the public hearing were clear. He is not really excited to go back to those residents and say the rules are changing because of the economy. We want to help the developers but we also have to look out for the residents. Chair Rotty is hesitant to have the developer bring in a new preliminary plat. Mr.Wollschlager indicated that he understood the comments provided by the Planning Commission. 4. ADJOURN MOTION by Tesky,second by Lehto to adjourn at 7:35 p.m.APIF,MOTION CARRIED. Respectfully submitted, Tony Wippler Planning Manager CITY OF O 43o Third St., Farmington, MN 55024 FARMINGTON © 651-280-6800 V Ilillt + , Farmington MN.gov TO: Planning Commission FROM: Tony Wippler, Planning Manager SUBJECT: Amendment to Planned Unit Development- Kwik Trip I nc.- 18290 Pilot Knob Road DATE: December 13, 2022 INTRODUCTION Kwik Trip I nc., is seeking approval for an amendment to a planned unit development(PUD)to allow for a 233.5 square feet building addition at the property located at 18290 Pilot Knob Road.The proposed addition would be located on the southwest side of the building and would contain a walk-in cooler/freezer. The proposed addition would encroach into the required 50-foot setback from the right-of-way of Pilot Knob Road and increase the square-footage of the building.The reduced setback and increased square- footage requires an amendment to the existing PUD agreement for the property. The applicant states the purpose of the proposed addition is to create a larger,safer, and more productive kitchen space by removing the existing interior walk-in freezer and adding a slightly larger exterior walk-in cooler/freezer combination unit. DISCUSSION The Kwik Trip convenience store located at 18290 Pilot Knob Road is located within the Dakota County Estates Third Addition. The City initially entered into a PUD agreement for the Dakota County Estates Third Addition in 1986 when the site was developed for a gas station and strip mall. The agreement was amended in 2004 when Kwik Trip purchased and redeveloped the site to what exists today. PUD Amendment PUDs allow for flexibility in zoning standards such as setback requirements. Reduced setbacks can be allowed in a PUD rather than requesting a variance. Per Section 10-4-1(L) of the City Code,the required front yard setback from the Pilot Knob Road right-of-way is 50 feet.The existing building is setback exactly 50 feet and the proposed addition would encroach 9 feet,4 inches into the setback.The new setback from the Pilot Knob Road right-of-way would be 40 feet, 8 inches.The PUD amendment in 2004 states that the building shall not exceed a footprint of 4,824.5 square feet.The proposed 233.5 square- foot addition would increase the footprint of the building to 5,058 square feet. The new amendment to the PU D would include a reduced setback from the right-of-way line of Pilot Knob Road and would increase the allowed building size. Building coverage with the proposed addition on this site would be approximately 11% (including the gas canopy). This is well below the maximum lot coverage for structures within the B-1 (Highway Business) zoning district of 25%. Site Plan The proposed 233.5-foot addition would be constructed on the southwest side of the existing building facing Pilot Knob Road. The proposed addition would be 9 feet, 4 inches wide and 25 feet long. With the exception of the setback to Pilot Knob Road,the existing building conforms to all other lot dimensional standards in City Code. The site is within the B-1 (Highway Business)zoning district. Convenience stores with gas are a permitted use within the B-1 Highway Business District. Parkin.g There are 34 parking stalls on the property(does not include parking under the gas canopy), including 2 handicapped stalls. No additional parking stalls are proposed with the addition. With the proposed addition,the existing 34 stalls still exceed the amount off-street parking required by city code for a convenience store with gas. Transportation There are no access changes proposed for the site.There is an existing drive aisle on the west side of the building near the proposed addition to help circulate traffic.The applicant submitted turning movements for semi-trucks in correlation with the proposed addition. The turning movements show that cars and semi-trucks will still be able to safely turn at the southwest corner of the site. Semi-trucks are typically not routed around that corner of the building. Architecture The proposed addition will be constructed to match the existing building's brick fagade. ACTION REQUESTED Recommend approval of the attached resolution amending the P U D Agreement for Dakota County Third Addition to allow for a reduced setback and increased building square-footage for Kwik Trip located at 18290 Pilot Knob Road and forward that recommendation on to the City Council. ATTACHMENTS: Type Description © Backup Material Site Plan D Backup Material Demolition Plan D Backup Material Remodel Plan D Resolution PUD Amendment Resolution ___----- , ---- a ,—� I I ' I I I I I I I I i i s I El i I it I I C El I i I e I CA tom,+ i I I a I � I CCD 99 I I O I O O rwO 4 I I I it MELa I� I --- b ---- — ---- -g Ib I Pilot Knob Road SITE PIAN _V. CONVENIENCE STORE#443 A _ MERCHANDISING �o' W 18290 PILOT KNOB RD - o a FARMINGTON,MN \ TRIP 0 I'-O'Hill Vinyl F— KWIK ,i •4 i at d i� KWIK TRIP,Inc. P.O.BOX 2107 1626 OAK STREET LACROSSE,WI 54602-2107 'a PH.(606 78-8988 FAX(608)781-SM AC Cond. ' eds'er CSontadceknesd er CSotnadceknesd er S w. iIi�t._-��`,$mx_-n_-'y»jw_A-_-_I;'II tivraNixyN ------------------------ 5SHELVES DobleDoble W. R Cd m+ 17: y -------____-___________ 24X 4"TSS 24 X 4"TSS SSHELVES 5SHELVES so: T33 21x4"T33 24'X8Tss 24X4rss 24'X48"TSS 21X48TSS SH/ES 4ELVES 4SHELVES 45MELVES SSMELVES 5SHELVES �W�,wss WNmer issYIIII er �- _ : Cl) E WLJE�' ' ai i ee• .w 19 Door Cooler O o 0 weI W (WjO fn p z s-0 I g p W p 1-0 Z z D W O >U az C DRI Z X m MY 0� Lu DesanmaN 20 TAKE HOME HIPS V& MEAT — CASE 4'-1" 4'PEG 4•JERKYWEB 4'SNACKBAR/ 4'HOSTESS/ :o 'PRINGLES WE 1O UTS WEB ALTY SNACK COOKIE WE 1 fl mnm,iD ` o �QLID �' 443-3 \ c, KWIK TRIO y Fence -- KWIK 777�77 •a / KWIK TRIP,Inc. P.O.BOX 2107 1626 OAK STREET '. a. LA GROSSE,\M 546D2-21D7 • p p PH.(608)]81-8998 FAX(608)]81-8980 AC .max .gin ___... Cond. - ew aaca aee � ,�.arTe9 LJ!�`1 _ m nv I I xz x.ra rouble m.m ssa.vne. w o... mswroTw. w� r____ O d � p tacked ` „n✓ v.tt„ i v�\✓/ '^'"+ 1 o x 71 ndenser 11 7, \ �' $ ya. II ( _ u SS fay 24"%48"TSB '&w i iiI eI ., �.Ko. •aexjH�e. Ell >xy m > 24XTSS �5SHELVES § — coVS •®p S U-) V It? Sam I 3 O N — m$ m� p 0 0 a N U) y Cooler ----� �-,------ -, � yN yy f 0 0 0 O z Z 0 Z E aakery case 1 a E o o l>.L LIJ Z 1—O < p > W= o0 - >U az _ U Z� 02 HA74t) RY vi 0Ww p —m.TE (D •. se U —— MEAT CASE �e= 4'JERKVWEB 4'SNACKMA 4'HOSTESSI 10'-4}" p p � .B ALTY SNACK COO."', DATE —"-,P I I ' 443-2 RESOLUTION NO. AMENDING THE DAKOTA COUNTY ESTATES THIRD PUD AGREEMENT AS IT PERTAINS TO BUILDING COVERAGE AND SETBACK REQUIREMENTS Pursuant to due call and notice thereof, a regular meeting of the City Council of the City of Farmington, Minnesota,was held in the council chambers of said City on the 191h day of December 2022 at 7:00 p.m. Members Present: Members Absent: Member and Member introduced and Member seconded the following: WHEREAS,the City entered into a Planned Unit Development [PUD] Agreement with the Developer of the Dakota County Estates Third Addition on February 3, 1986 after review of the Agreement by the Planning Commission and City Council. WHEREAS, an amendment to the PUD Agreement was approved by the City Council on November 1, 2004 to allow for the redevelopment of Lot 1, Block 1, Dakota County Estates Third Addition into the Kwik Trip store now located at 18290 Pilot Knob Road. WHEREAS,Within the PUD Agreement are the listed Terms of Site Development which include minimum requirements for building area, building design/materials, parking, landscaping,sidewalk, and trash enclosure. WHEREAS, a second amendment to the PUD agreement has been requested by Kwik Trip Inc to allow for a proposed addition. WHEREAS, a public hearing of the Planning Commission was held on the 13'day of December 2022 after notice of the same was published in the official newspaper of the City and notice sent to surrounding property owners. NOW,THEREFORE, BE IT RESOLVED that the City Council of Farmington hereby amends#4 of the Dakota County Estates Third PUD Agreement as follows, all additions are underlined and removals 4. Terms of Site Development. The subject property shall conform to the following minimum requirements: A. Building Area—The building shall not exceed a footprint of 4,924.5 5,058 square feet. B. Building Design/Materials—The building design and materials will be consistent with that of the elevation plan and building details approved by the City Council. C. Parking—A minimum of 32 standard parking stalls and a minimum of 2 handicap accessible parking stalls will be maintained and used for commercial use by customers,vendors and other visitors to the Subject Property. D. Landscaping—Except as otherwise specifically provided herein,the Landscape Plan will meet or exceed the minimum requirements of the City's Landscape Ordinance. E. Sidewalk—The Developer will be responsible for the construction of the sidewalk along English Avenue. F. Trash Enclosures—The Developer will provide one(1)trash enclosure that will be constructed with the similar materials as proposed for the main structure. G. Compliance with the recommendations contained in the City Planner's report dated December 13,2022 and the Gity's Engineer's report dated H. Building Setback—The building shall be allowed to have a reduced setback of 40-feet, fl- inches from the Pilot Knob Road right-of-way. This resolution adopted by recorded vote of the Farmington City Council in open session on the 19th day of December 2022. Mayor Attested to the day of December 2022. City Administrator SEAL CITY OF 430 Third St., Farmington, MN 55024 FARMINGTON © 651-28o-6800 Farmington MN.gov TO: Planning Commission FROM: Tony Wippler, Planning Manager SUBJECT: 2023 Meeting Calendar DATE: December 13, 2022 INTRODUCTION Attached,for the Commissions information is the 2023 calendar for meeting dates. There are no special meeting dates identified for the Planning Commission in 2023. All regular meetings in 2023 will be held on the second Tuesday of each month. DISCUSSION NA ACTION REQUESTED None,this is provided for information only. ATTACHMENTS: Type Description D Backup Material 2023 Meetings Calendar City of Farmington 2023 Meetings, Holidays, Pay Days January 2023 July 2023 S M T W T F S S M T W T F S 1 2 4 5 6 7 1 FARMINGTON 8 12 . 14 2 M 4 5 6 7 8 15 »10, 18 19 20 21 9 10 11 12 13 141 15 22 24 25 26 . 28 16 . 18 19 20 21 22 29 30 31 23 24 25 26 27 281 29 City Holidays 30 31 .City Council Work Session& Meeting February 2023 August 2023 S M T W T F S S M T W T F S ,EDA 1 2 3 4 1 2 3 4 5 City Council Meeting 5 . 7 8 9 . 11 6 . 8 9 10012 (Separate meetings,same night) 12 13 14 15 16 17 18 13 14 15 16 17 18 19 1920022 23- 25 20j 22 23 24026 W Parks and Rec Commission 26 27 29 30 31 Planning Commission March 2023 September 2023 S M T W T F S S M T W T F S RRC Advisory Board 1 2 3 4 1 2 57 9 . 11 3 4 a 6 7 9 .Water Board 12 13 € 15 16 17 18 10 11 12 13 14 15 16 1921 22 23M 25 17 . 19 20 21 22123 .Pay Days 26 ® 28 29 30 31 24 25 26 27 28 29 30 April 2023 October 2023 S M T W T F S S M T W T F S 1 1 . 3 4 5 7 2 M 4 5 6 . 8 8 9 10 11 12 13 14 9 10 11 1 13 14 15 15 ® 17 18 19 - 21 16 18 19 20 . 22 22 24 25 26 27 28 23 25 26 27 28 29 29 30 31 30 May 2023 November 2023 S M T W T F S S M T W T F S . 2 3 4 . 6 1 2 ® 4 7 8 9; 11 12 13 5 . 7 8 9 10 11 1416 17 18 . 20 12 1 14 15 16018 21 3 23 24 25 26 27 19 21 22 23 24 25 28 29 30 31 26 28 29 30 June 2023 December 2023 S M T W T F S S M T W T F S 1 - 3 2 4 . 6 7 8 9 10 3 . 5 6 7 8 9 11 12 13 15M17 10 11 ; 12° 13 14 ® 16 181 20 21 22 23 24 17 19 20 21 22 23 25 27 28 290 24 25 26 W 28030 31