Loading...
HomeMy WebLinkAbout12.12.23 Planning MinutesCITY OF FARMINGTON PLANNING COMMISSION MINUTES REGULAR MEETING December 12, 2023 1. CALL TO ORDER The meeting was called to order by Chair Ratty at 7:00 p.m. Members Present: Rotty, Tesky, Lehto, McAbee Members Absent: Windschitl Staff Present: Tony Wippler, Planning Manager APPROVAL OF MINUTES 2.1- Approve Planning Commission Minutes MOTION by Tesky, second by Rotty to approve the meeting minutes of the Planning Commission from November 14, 2023 regular meeting. APIF, MOTION CARRIED. 3. PUBLICHEARINGS Chair Rotty opened all public hearings 3.1- Request to Approve Two Variances for the Construction of Additions to a Detached Garage at 6611 - 2001h Street West - Planning Manager Wippler introduced the variance request made by David Donnelly. 1) A variance to allow two detached garages in the R-2 (Low/Medium Density) Residential District when the maximum allowed is one. 2) A 264 square -foot variance to allow a 1,688 square -foot detached garage to exceed the maximum square -footage allowed for an accessory structure in the R-2 (Low/Medium Density) Residential District. The subject property currently has a single-family dwelling and two detached garages. A 1,152 square -foot detached garage is located near the house in the center of the property and a 660 square -foot detached garage is located back in the northwest corner. The detached garage near the house was constructed with a building permit in 1974 but according to aerials was added onto without a permit between 2011 and 2013. The other detached garage was constructed between 2011 and 2013 without a building permit. The City was made aware of planned additions to the northwest detached garage when staff noticed construction commencing without a building permit. Staff placed a stop work order at the property and have since been working with the property owner on building and zoning issues. The two requested variances are a result of zoning issues staff identified. Staff noticed on aerials that the northwest detached garage might be on/or directly over the northern property line. The property owner had a survey done which confirmed the detached garage was built over the property line by nearly two feet. The property owner worked with the adjacent property owner to the north (19867 Flagstaff Ave) to acquire additional land to resolve this issue. The property owner eventually submitted a waiver of plat application to the City outlining new lot lines. The approved waiver of plat pushes the north property line 8.5 feet to the north, and the east property line 10 feet to the east. This adjustment brings the detached garage completely within the boundaries of the subject property and meets the required 6-foot setback. The detached garage, with the additions added, will be setback 6.7 feet from the north property line. The size variance is only needed due to the property being re -zoned from A-1 (Agriculture) to R- 2 (Low/Medium Density Residential) several years ago. The detached garage existed prior to this Planning Commission Minutes December 12, 2023 Page 2 zoning change and would be compliant in the A -I (Agriculture) district as there are no size requirements for accessory structures in this district. Due to the agricultural nature of the area, staff recommends approval of this variance. Motion by Tesky second by McAbee to close the public hearing. APIF, Motion Carried. Motion by Lehto second by McAbee to approve the two variances with the contingencies that 1) All necessary building permits are obtained and 2) The additions shall match the existing structures on the property in terms of color and materials. APIF, Motion Carried. 3.2 - Request to Approve Setback Variance for the Construction of a new Office/Warehouse at 100 - 5th Street - Dakota Lumber is seeking approval of a variance for the property located at 100 - 501 Street for a 50 foot side yard setback adjacent to a residential zoning district for a commercial or industrial use. The applicant is requesting a variance of 35 feet. Planning Manager Wippler explained that the property currently consists of 4 separate parcels of land. The majority of the site is vacant with the former Landscape Depot building located on the east side of the site. A 20 foot wide rail easement runs east to west through the northern half of the property. Dakota Lumber is proposing to construct an approximately 21,000 square foot office/warehouse building in the southwest corner of the property. Sunny Bowman addressed the commission with regards to the layout, working hours and deliveries. This building would be the office for her and other staff members with the remainder being their window and millwork departments. Member Lehto asked about off-street parking and how many employees would be working at this site? Ms. Bowman indicated that the maximum number of employees would be 20. They also own the lot across 4th street, they could make that the employee parking and have handicapped closer to the office. Bruce Boettcher - 407 Main St. - Mr. Boettcher welcomes the development. Expressed concern over a building that close. They have gardens up to the lot line and they would prefer a minimum of 20 foot setback. Brad - Manager of Kemps - He does not have concerns about the office plan but, does have concerns on the north access for Kemps. He realizes that for security purposes, Dakota Lumber will need to fence the property and he has concerns about Kemps truck access to docks on the north section of the property. He has been working with Sunny with regards to this but, wanted to have this on record. Sunny explained that part of the reason for situating the building where it is, is due to the truck traffic for Kemps. Member Rotty asked about Landscaping. Planning Manager Wippler noted that in the past, arborvitae and fencing have been used together or arborvitae by itself. Combinations of the fencing and landscaping could be an option. Member McAbee - what would happen if they reduced the size of the building? Sunny feels that they will outgrow this building in 10 years so they would need to find alternative warehouse space. It would be a challenge to reduce the footprint to accommodate employees. Planning Commission Minutes December 12, 2023 Page 3 Member Tesky - asked about tightening up the footprint. Sunny explained that they have been working with an industrial racking company, which creates the most efficient storage of windows and the way they are stored. Member Tesky asked about trucks for both companies, would there be conflicts with deliveries? Sunny did not think so. She and Kemps have been working together with their schedules. Chair Rotty summarized that the hours are same as the existing building, lighting will be monitored for the adjacent residents and he would like the commissions permission to have staff work with the applicant regarding the transition of landscaping, site issues. Planning Manager Wippler noted that adding a 4th condition, Landscaping Plan would be most appropriate. Bruce Boettcher - asked if the 15 foot easement, adjacent to his property, would be unused and a barrier. He was told that was correct. Motion by Tesky, second by Lehto to close the public hearing. APIF, Motion Carried. Motion by McAbee, second by Tesky to approve the variance with the following conditions: 1. 1. All necessary building and fire permits are obtained. 2. The subject parcels are combined through the County's lot combination process. 3. Revised site plan and building elevations shall be resubmitted addressing off- street parking, and building elevation materials. 4. Landscape plan must be submitted to staff. APIF, Motion Carried. 3.3 - Application to amend the Comprehensive Plan from High Density Residential to Commercial and rezone properties from R-4 (High Density Residential) to B-2 (Downtown Business) - Planning Manager Wippler explained the city is seeking a land use amendment to the 2040 Comprehensive Plan and rezoning for the properties located at 109 and 113 Elm Street. These parcels, along with others, were identified in the 2016 approved Downtown Redevelopment Plan as potential areas for redevelopment and land use changes. Upon approval of the 2040 Comprehensive Plan the land use designation for these parcels were changed from Commercial to High Density Residential and rezoned from B-2 (Downtown Business) to R-4 (High Density Residential). After careful review and discussion with the property owners representation staff feels it is appropriate to make the change to the comprehensive plan along with rezoning the parcels as outlined above in large part because of the condition of the buildings (newer) and the fact that neither building could readily be retrofitted for high density residential. Conversion of these properties to high density residential would require redevelopment. By making these changes and reverting back to what was previously in place for zoning and comprehensive plan guidance will allow the owner of 109 Elm Street, specifically, to more easily fill the vacant space within the building. Motion by Tesky, second by McAbee to close the public hearing. APIF, Motion Carried. Planning Commission Minutes December 12, 2023 Page 4 Motion by Lehto second by Teslcy to approve forwarding the recommendation to the City Council for approval as follows: LA Resolution amending the 2040 Comprehensive Plan to change the land use designation for the properties addressed as 109 and 113 Elm Street from High Density Residential to Commercial. 2. Ordinance rezoning the properties addressed as 109 and 113 Elm Street from R-4 (High Density Residential) to B-2 (Downtown Business). APIF, Motion carried. 4. DISCUSSION - None S. ADJOURN MOTION by McAbee, second by Lehto to adjourn at 7:36 p.m. APIF, MOTION CARRIED. Respectfully submitted, Tony Wippler Planning Manager