HomeMy WebLinkAbout02.13.24 Planning Packet
Meeting Location:
Farmington City Hall
430 Third Street
Farmington, MN 55024
PLANNING COMMISSION
Tuesday, February 13, 2024
7:00 PM
Page
1. CALL TO ORDER
1.1. Election of Officers
Elect a Planning Commission Chair and Vice Chair for 2024.
Agenda Item: Election of Officers - Pdf
3
1.2. Appointment to Committees
The Planning Commission should discuss and appoint who will
represent the Commission on each of the above mentioned committees
during the 2024 calendar year.
Agenda Item: Appointment to Committees - Pdf
4 - 5
2. APPROVAL OF MINUTES
2.1. Approve Planning Commission Minutes
Approve the minutes from the January 9, 2024 regular meeting.
Agenda Item: Approve Planning Commission Minutes - Pdf
6 - 9
3. PUBLIC HEARINGS
3.1. Application for Conditional Use Permit and Variance to allow the
construction of an accessory structure within the B-2 (Downtown
Business) zoning district - 306-312 Oak Street - Continued
Accept the withdrawal and close the public hearing.
Agenda Item: Application for Conditional Use Permit and Variance to
allow the construction of an accessory structure within the B-2
(Downtown Business - Pdf
10
3.2. Request for a Conditional Use Permit to Construct a Storage Shed at
705 Willow Street (Dairy Queen)
Approve the requested Conditional Use Permit to construct a storage
shed at 705 Willow Street with the following condition:
1. The storage shed must be anchored to the ground.
11 - 18
Page 1 of 38
Agenda Item: Request for a Conditional Use Permit to Construct a
Storage Shed at 705 Willow Street (Dairy Queen) - Pdf
3.3. Ordinance Amendments to Title 10, Chapters 2 and 5 of the Farmington
City Code
Recommend the City Council approve Ordinance 2024-03, an ordinance
amending Title 10, Chapters 2 and 5 of the Farmington City Code.
Agenda Item: Ordinance Amendments to Title 10, Chapters 2 and 5 of
the Farmington City Code - Pdf
19 - 25
4. DISCUSSION
4.1. 2040 Comprehensive Plan Update
Listen to the presentation by Ms. Trapp and be prepared to discuss and
provide any input as deemed necessary regarding the Update.
Agenda Item: 2040 Comprehensive Plan Update - Pdf
26 - 38
4.2. Open Meeting Law
Review the attached information and ask any questions that the
Commission may have.
5. ADJOURN
Page 2 of 38
PLANNING COMMISSION AGENDA MEMO
To: Planning Commission
From: Tony Wippler, Planning Manager
Department: Planning Commission
Subject: Election of Officers
Meeting: Planning Commission - Feb 13 2024
INTRODUCTION:
Each year the Planning Commission is asked to elect a Chair and Vice Chair from its membership.
DISCUSSION:
Commission Member Rotty served as Chair in 2023, with Commission Member Tesky serving as
Vice Chair.
BUDGET IMPACT:
Not applicable
ACTION REQUESTED:
Elect a Planning Commission Chair and Vice Chair for 2024.
Page 3 of 38
PLANNING COMMISSION AGENDA MEMO
To: Planning Commission
From: Tony Wippler, Planning Manager
Department: Planning Commission
Subject: Appointment to Committees
Meeting: Planning Commission - Feb 13 2024
INTRODUCTION:
The Planning Commission needs to discuss which Commissioner(s) should represent the following
committees for the 2024 calendar year.
DISCUSSION:
A) Empire/Farmington Planning Advisory Committee (EFPAC)
This committee meets periodically to discuss topics pertinent to the cities of Farmington and
Empire. Councilmember Porter represents the City Council on this committee. The 2023
representative was Planning Commissioner Windschitl.
B) Castle Rock Discussion Group
This committee meets periodically to discuss topics pertinent to Farmington and Castle Rock
Township. Mayor Hoyt represents the City Council on this committee. The 2023 representative
was Planning Commissioner Lehto.
C) Eureka Farmington Planning Group
This committee meets periodically to discuss topics pertinent to Farmington and Eureka Township.
Council Member Bernatz represents the City Council on this committee. The 2023 representative
was Planning Commissioner Tesky.
D) MUSA Review Committee
This committee meets periodically to discuss the growth of Farmington and where the next
extension of sewer will occur in the future. Council Members Bernatz and Lien represent the City
Council on this committee. Two Planning Commission Members are needed to represent the
commission on this committee. The committee is also made up of two members from the Parks
and Recreation Commission/staff and two members from the School Board/staff. The 2023
representatives where Chair Rotty and former Commissioner McAbee.
BUDGET IMPACT:
Page 4 of 38
Not applicable
ACTION REQUESTED:
The Planning Commission should discuss and appoint who will represent the Commission on each
of the above mentioned committees during the 2024 calendar year.
Page 5 of 38
PLANNING COMMISSION AGENDA MEMO
To: Planning Commission
From: Tony Wippler, Planning Manager
Department: Planning Commission
Subject: Approve Planning Commission Minutes
Meeting: Planning Commission - Feb 13 2024
INTRODUCTION:
Attached, are the minutes from the January 9, 2024 regular meeting.
DISCUSSION:
Not applicable
BUDGET IMPACT:
Not applicable
ACTION REQUESTED:
Approve the minutes from the January 9, 2024 regular meeting.
ATTACHMENTS:
PC Minutes 010924 signed
Page 6 of 38
CITY OF FARMINGTON
PLANNING COMMISSION MINUTES
REGULAR MEETING
January 9, 2024
1. CALL TO ORDER
The meeting was called to order by Chair Rotty at 7:00 p.m.
Members Present: Rotty, Windschitl, Lehto, McAbee
Members Absent: Tesky
Staff Present: Tony Wippler, Planning Manager
Jared Johnson, Planning Coordinator
2. APPROVAL OF MINUTES
2.1 - Approve Planning Commission Minutes
MOTION by Windschitl, second by McAbee to approve the meeting minutes of the Planning
Commission from December 12, 2023 regular meeting. APIF, MOTION CARRIED.
3. PUBLIC HEARINGS
Chair Rotty opened all public hearings
3.1 – Ordinance Amendments to Title 10, Chapters 2, 4 and 5 of the Farmington City
Code.– Planning Coordinator Jared Johnson explained that staff is seeking an amendment to
Title 10, Chapters 2,4 and 5 of the City Code. The amendments include adding missing
definitions, deleting an irrelevant definition, correcting spelling errors and capitalization
fixes.
Motion by McAbee second by Lehto to close the public hearing. APIF, Motion Carried.
Motion by Lehto second by Windschitl to recommend to the City Council, approval of
Ordinance 2024-02, amending Title 10, Chapters 2, 4 and 5 of the Farmington City Code.
APIF, Motion Carried.
3.2 – Application for Conditional Use Permit and Variance to allow the construction of
an accessory structure within the B-2 (Downtown Business) zoning district – 306-312
Oak Street – Planning Manager Tony Wippler indicated that the applicant is in the process
of preparing updated information for the application. At this time, staff will be requesting
that the public hearing be continued to the February 13th regular meeting.
Motion by Windshitl second by McAbee to continue the public hearing until the February 13th
meeting. APIF, Motion Carried.
4. DISCUSSION -
4.1 – Meadowview Preserve Final Plat and Planned Unit Development - Planning
Manager Tony Wippler shared with the commission, the final plat and PUD for Meadowview
Preserve. The development is located west of the Troyhill development and north of
Meadowview Elementary School off 195th Street West. The final plat consists of 63 single
family lots in 61.07 acres. The preliminary plat consists of 138 lots.
The minimum lot area proposed within this development (all phases) is 8,119 square feet,
with an average lot area of 9,659 square feet. The minimum lot width and depth proposed
Page 7 of 38
Planning Commission Minutes
January 9, 2024
Page 2
are 60 feet and 130 feet, respectively. The proposed setbacks for the development are as
follows: • Front yard: 20 feet • Side interior yard: 6 feet • Side corner yard: 20 feet •
Rear yard: 6 feet • Setback from arterial roads (195th Street): 50 feet.
The final plat contains 3 outlots (A-C). A description of the outlots are as follows:
Outlot A: Combination of wetland, floodplain and storm water ponding
Outlot B: Combination of future development and floodplain
Outlot C: Future development
Outlot A will be deeded to the City with this final plat.
There are two points of access for this final plat phase. 193rd Street West from the
Troyhill development to the east and 195th Street West.
The County Plat Commission reviewed the final plat on December 6, 2023 and approved
the final plat conditioned upon the access at 195th Street (Everfield Avenue) be restricted
to a right-in, right-out with a raised median to be constructed within the right-of-way of
195th Street W along with a right-turn lane
Sidewalks are shown on the south and west side of Everglade Path and the west side of
Everfield Avenue. A bituminous trail is shown in Outlot A that leads to the existing trail
within 195th Street W. and also connects int o Everglade Path. Trail is also on the south
side of 195th St. W.
PUD - • Reduced lot size to a minimum of 8,119 square feet (R-1 zone requires a
minimum of 10,000 square feet for lots).
• Reduced lot width to a minimum of 60 feet (R-1 zone requires a minimum
width of 75 feet for lots).
Chair Rotty –asked about the area between lots at the southwest edge. Planner Wippler
indicated that is for a trail.
Brian Tucker with Summergate addressed the commission. He indicated they will be
working with staff on the development agreement in the following weeks.
Member McAbee asked about the sidewalks. Planner Wippler showed on the plat, where
the sidewalks are proposed.
Member Windschitl asked about the cash-in-lieu and if we knew how much that was and
how it is calculated. Planner Wippler stated they don’t know how much as of now.
Calculation is based on density and appraised value of land.
Chair Rotty asked what type of housing? Mr. Tucker indicated it would be single family
homes. Summergate will build in this development and may have other builders as well.
The valuation would be around $550,000 per house. Hoping to get model homes in early
summer or fall. There will be 75 lots in the second phase. Chair Rotty also verified that
Page 8 of 38
Planning Commission Minutes
January 9, 2024
Page 3
Summergate reviewed the PUD and agrees with before sending on to the city council.
Mr. Tucker replied, yes.
Motion by Windschitl second by Lehto to approve the final plat and the PUD, contingent
upon to following, and forwarding that recommendation to the City Council:
1. The satisfaction of all engineering comments related to the construction plans for
grading and utilities.
2. A Development Contract between the developer and City of Farmington shall be
executed and security fees and costs shall be paid. Submission of all other documents
required under the Development Contract shall be required.
APIF, Motion Carried.
4.2 2024 - Meeting Calendar – The August meeting will be on Wednesday, August 14th due
to the election.
Chair Rotty thanked Member McAbee for her service and wished her well.
5. ADJOURN
Motion by McAbee, second by Lehto to adjourn at 7:22 p.m. APIF, MOTION CARRIED.
Respectfully submitted,
Tony Wippler
Planning Manager
Page 9 of 38
PLANNING COMMISSION AGENDA MEMO
To: Planning Commission
From: Tony Wippler, Planning Manager
Department: Planning Commission
Subject: Application for Conditional Use Permit and Variance to allow the construction of an
accessory structure within the B-2 (Downtown Business) zoning district - 306-312
Oak Street - Continued
Meeting: Planning Commission - Feb 13 2024
INTRODUCTION:
Ms. Holly Hewitt, Raising the Barre DSD, LLC, had applied for a conditional use permit and
variance to allow the construction of an accessory structure within the B-2 (Downtown Business)
zoning district at the property located at 306-312 Oak Street.
A public hearing had been set for the January 9th regular Planning Commission meeting but that
hearing was continued to the February 13, 2024 meeting as the applicant was in process of
updating plans.
DISCUSSION:
The applicant has since decided to do an addition to the existing building instead of an accessory
structure therefore not needing to proceed with the conditional use permit and variance.
Due to this, the applicant has requested that the applications be withdrawn at this time.
BUDGET IMPACT:
Not applicable
ACTION REQUESTED:
Accept the withdrawal and close the public hearing.
Page 10 of 38
PLANNING COMMISSION AGENDA MEMO
To: Planning Commission
From: Jared Johnson, Planning Coordinator
Department: Planning Commission
Subject: Request for a Conditional Use Permit to Construct a Storage Shed at 705 Willow
Street (Dairy Queen)
Meeting: Planning Commission - Feb 13 2024
INTRODUCTION:
James Alpaugh, owner of the Dairy Queen located at 705 Willow Street, has applied for a
conditional use permit (CUP) to construct a small storage shed. Per City Code Section 10-6-6(B),
any accessory structure, regardless of size, must go through the CUP process.
DISCUSSION:
Background
The subject property (Dairy Queen) is located at 705 Willow Street, adjacent to Highway 3. It is
zoned B-1 Highway Business and contains a commercial building with a drive through. A single-
family home abuts the property to the west, a car wash to the north, Highway 3 to the east, and
Willow Street to the south.
Review
The applicant would like to construct an 8-foot by 12-foot storage shed at the northwest corner of
the property near the existing dumpster. Accessory structures require a minimum 10-foot setback
from both the north and west property lines. Plans show the shed would be setback 18 feet from the
north property line and 12 feet from the west property line. The height of the shed would be 9 feet, 3
inches. Specs of the shed are attached. Per City Code, storage sheds must be anchored to the
ground. Staff has included this as a condition of approval. The proposed storage shed meets all
other City Code requirements.
Approval Criteria
Per City Code Section 10-3-5(C), a conditional use shall be approved if it is found to meet the
following criteria:
1. The proposed use conforms to the district permitted and conditional use provisions and all
general regulations of this title.
2. The proposed use shall not involve any element or cause any conditions that may be
dangerous, injurious or noxious to any other property or persons and shall comply with the
performance standards listed below.
3. The proposed use shall be constructed, designed, sited, oriented and landscaped to produce
harmonious relationship of buildings and grounds to adjacent buildings and properties.
4. The proposed use shall produce a total visual impression and environment which is consistent
Page 11 of 38
with the environment of the neighborhood.
5. The proposed use shall organize vehicular access and parking to minimize traffic congestion in
the neighborhood.
6. The proposed use shall preserve the objectives of this title and shall be consistent with the
comprehensive plan.
Staff believes the proposed storage shed meets all applicable criteria listed above.
BUDGET IMPACT:
Not applicable
ACTION REQUESTED:
Approve the requested Conditional Use Permit to construct a storage shed at 705 Willow Street
with the following condition:
1. The storage shed must be anchored to the ground.
ATTACHMENTS:
Application 1-26-24
Aerial
Shed Specs
Page 12 of 38
Page 13 of 38
Page 14 of 38
Page 15 of 38
Page 16 of 38
Page 17 of 38
Page 18 of 38
PLANNING COMMISSION AGENDA MEMO
To: Planning Commission
From: Jared Johnson, Planning Coordinator
Department: Planning Commission
Subject: Ordinance Amendments to Title 10, Chapters 2 and 5 of the Farmington City Code
Meeting: Planning Commission - Feb 13 2024
INTRODUCTION:
Staff is proposing several ordinance amendments to Title 10, Chapters 2 and 5 of the Farmington
City Code.
DISCUSSION:
At the November 2023 Planning Commission meeting, staff presented a laundry list of minor zoning
code amendments for discussion only. After receiving positive feedback, staff brought forward
some of these zoning code amendments for approval at the January 9th Planning Commission
meeting. This initial round of amendments focused on fixing spelling errors and edits to zoning
definitions. The City Council formally approved those amendments at their January 16th meeting.
Staff is bringing forward another round of zoning code amendments from that list, with this round
focused on zoning districts and uses. The following is a summary of the proposed amendments:
Adding window tinting and service into the definition of “Auto Repair, Minor”.
Removing “Group homes, commercial” as an allowable use from the R-2 Low/Medium
Density, R-3 Medium Density, and R-4 High Density residential zoning districts.
Increasing the maximum lot coverage from 25% to 40% in the B-1 Highway Business zoning
district.
Adding “mixed use buildings” and “retail sales and services” as permitted uses in the B-1
Highway Business zoning district.
Replacing “retail facilities” with “retail sales and services” as a permitted use in the B-2
Downtown Business and B-3 General Business zoning districts. The 3,000 square foot
requirement will also be removed from the B-3 General Business zoning district.
Replacing “Dwellings, multiple-family” with “Dwelling, apartment” as a conditional use in the
SSMU Spruce Street Mixed Use zoning district.
Removing “hotels” as a conditional use in the MUCI – Mixed Use Commercial/Industrial
zoning district.
Replacing “Dwellings, multi-family” with “Dwelling, apartment” as a conditional use in the
MUCR Mixed Use Commercial/Residential zoning district.
Removing “retail sales and services, less than three thousand (3,000) square-feet” as a
permitted use but keeping it as a conditional use without the 3,000 square-foot requirement
in the MUCR Mixed Use Commercial/Residential zoning district.
Page 19 of 38
Staff has included a table of these amendments which include their rationale.
BUDGET IMPACT:
Not applicable
ACTION REQUESTED:
Recommend the City Council approve Ordinance 2024-03, an ordinance amending Title 10,
Chapters 2 and 5 of the Farmington City Code.
ATTACHMENTS:
2024-03 Amending Title 10 Zoning Districts and Uses
Code Update Table - Feb Only
Page 20 of 38
CITY OF FARMINGTON
DAKOTA COUNTY, MINNESOTA
ORDINANCE 2024-03
AN ORDINANCE AMENDING TITLE 10, CHAPTERS 2 AND 5 OF THE
FARMINGTON CITY CODE AS IT RELATES TO EDITS TO ZONING DISTRICTS
AND USES
The City Council of the City of Farmington ordains:
SECTION 1. Title 10, Chapter 2, Section 1 of the Farmington City Code is amended by adding
the underlined language and deleting the strikethrough language as follows:
10-2-1: ZONING DEFINITIONS:
AUTO REPAIR, MINOR: The replacement of any part or repair of any part which does
not require removal of the engine head or pan, engine transmission or differential;
incidental body or fender work, minor painting and upholstering service; window tinting
and service; or minor automotive service including changing oil and transmission fluid.
SECTION 2. Title 10, Chapter 5, Sections 7, 8, 9, 11, 12, 13, 14, 15, and 16 of the Farmington
City Code is amended by adding the underlined language and deleting the strikethrough language
as follows:
10-5-7: R-2 LOW/MEDIUM DENSITY RESIDENTIAL DISTRICT:
(C) Uses:
2. Conditional:
Group homes, commercial.
10-5-8: R-3 MEDIUM DENSITY RESIDENTIAL DISTRICT:
(C) Uses:
2. Conditional:
Group homes, commercial.
10-5-9: R-4 HIGH DENSITY RESIDENTIAL DISTRICT:
(C) Uses:
2. Conditional:
Group homes, commercial.
10-5-11: B-1 HIGHWAY BUSINESS DISTRICT:
(B) Bulk And Density Standards:
1. Minimum Standards:
Maximum lot coverage of all structures – 25 40%
Page 21 of 38
Ordinance 2024-03
Page 2 of 3
(C) Uses:
1. Permitted:
Mixed use building.
Retail sales and services.
10-5-12: B-2 DOWNTOWN BUSINESS DISTRICT:
(C) Uses:
1. Permitted:
Retail facilities. Retail sales and services.
10-5-13: B-3 GENERAL BUSINESS DISTRICT:
(C) Uses:
1. Permitted:
Retail facilities, greater than three thousand (3,000) square feet. Retail sales
and services.
10-5-14: SSMU SPRUCE STREET MIXED USE DISTRICT:
(C) Uses:
2. Conditional:
Dwellings, multiple-family. Dwelling, apartment.
10-5-15: MUCI – MIXED USE COMMERICAL/INDUSTRIAL DISTRICT:
(C) Uses:
2. Conditional:
Hotels and m Motels.
10-5-16: MUCR MIXED USE COMMERICAL/RESIDENTIAL DISTRICT:
(C) Uses:
1. Permitted:
Retail sales and services, less than three thousand (3,000) square feet.
2. Conditional:
Dwellings, multi-family. Dwelling, apartment.
Retail sales and services, greater than three thousand (3,000) square feet. Retail
sales and services.
SECTION 3. SUMMARY PUBLICATION. Pursuant to Minnesota Statutes Section 412.191, in
the case of a lengthy ordinance, a summary may be published. While a copy of the entire ordinance
is available for inspection and without cost by any person at the office of the City Clerk, the
following summary is approved by the City Council and shall be published in lieu of publishing
the entire ordinance.
This ordinance includes the following changes relating to Title 10, Chapters 2 and 5:
• Adding window tinting and service into the definition of “Auto Repair, Minor”.
• Removing “Group homes, commercial” as an allowable use from the R-2 Low/Medium
Density, R-3 Medium Density, and R-4 High Density residential zoning districts.
• Increasing the maximum lot coverage from 25% to 40% in the B-1 Highway Business
Page 22 of 38
Ordinance 2024-03
Page 3 of 3
zoning district.
• Adding “mixed use buildings” and “retail sales and services” as permitted uses in the
B-1 Highway Business zoning district.
• Replacing “retail facilities” with “retail sales and services” as a permitted use in the
B-2 Downtown Business and B-3 General Business zoning districts. The 3,000 square
foot requirement will also be removed from the B-3 General Business zoning district.
• Replacing “Dwellings, multiple-family” with “Dwelling, apartment” as a conditional
use in the SSMU Spruce Street Mixed Use zoning district.
• Removing “hotels” as a conditional use in the MUCI – Mixed Use
Commercial/Industrial zoning district.
• Replacing “Dwellings, multi-family” with “Dwelling, apartment” as a conditional use
in the MUCR Mixed Use Commercial/Residential zoning district.
• Removing “retail sales and services, less than three thousand (3,000) square-feet” as a
permitted use but keeping it as a conditional use without the 3,000 square-foot
requirement in the MUCR Mixed Use Commercial/Residential zoning district.
SECTION 6. EFFECTIVE DATE. This ordinance shall be effective upon its passage and
publication according to law.
Passed by the City Council of the City of Farmington, Minnesota, this 20th day of February 2024.
ATTEST:
____________________________ ______________________________
Joshua Hoyt, Mayor Shirley R Buecksler, City Clerk
Page 23 of 38
CODE UPDATES (DISCUSSION ONLY)
City Code Section
Existing Language/Summary Proposed Change Comments/Rationale
10-2-1
Zoning Definitions –
Auto Repair, Minor
AUTO REPAIR, MINOR: The replacement of any part or
repair of any part which does not require removal of the
engine head or pan, engine transmission or differential;
incidental body or fender work, minor painting and
upholstering service; or minor automotive service
including changing oil and transmission fluid.
AUTO REPAIR, MINOR: The replacement of any part or
repair of any part which does not require removal of the
engine head or pan, engine transmission or differential;
incidental body or fender work, minor painting and
upholstering service; window tinting and service; or
minor automotive service including changing oil and
transmission fluid.
Window tinting and service
added due to a past zoning
inquiry if the use could fall under
“Auto Repair, Minor”
10-5-7, 10-5-8, and 10-
5-9
Conditional Uses in the
R-2, R-3, and R-4 zoning
districts
“Group homes, commercial” are listed as conditional
uses in these three districts. There is no definition for
this use and staff finds the use irrelevant as there are
two other group home uses in code.
Remove “group homes, commercial” from conditional
uses in the R-2, R-3, and R-4 zoning districts.
Removing an irrelevant use from
code
10-5-11, 10-5-12, 10-5-
13, 10-5-14, 10-5-15,
and 10-5-16
Retail uses in the B-1,
B-2, B-3, SSMU, MUCI,
and MUCR zoning
districts.
There is no definition for “retail facilities” but is listed as
a use in several zoning districts. This use is very similar to
“retail sales and services” which has a definition and is
listed as a use in several zoning districts.
Retail facilities are listed as a permitted use in the B-1
and B-2 districts, and permitted if over 3,000 SF in the B-
3 district.
Retail sales and services are listed as a permitted use in
the SSMU and the MUCI districts, and permitted if under
3,000 SF in the MUCR district but conditional if over
3,000 SF.
Consolidate the two uses into “retail sales and services”
as there the two uses are practically the same and there
is an exiting definition.
Retail sales and services would be permitted in B-1, B-2,
B-3, SSMU, and MUCI but conditional in the MUCR. The
3,000 SF standard would be eliminated altogether.
Consolidating and simplifying
retail uses
10-5-15
MUCI – Mixed Use
Commercial/Industrial
District - Uses
Permitted: Hotels
Conditional: Hotels and motels
Permitted: Hotels
Conditional: Hotels and m Motels
Remove contradicting language
10-5-14 (C)
SSMU Spruce Street
Mixed Use District -
Uses
Conditional: Dwellings, multiple-family Conditional: Dwellings, multiple family Dwelling,
Apartment
“Dwellings, multiple-family” was
replaced with “Dwelling,
Apartment” in 2021.
10-5-16 (C)
MUCR –Mixed Use
Commercial/
Residential District –
Uses
Conditional: Dwellings, multiple-family
Conditional: Dwellings, multiple family Dwelling,
Apartment
“Dwellings, multiple-family” was
replaced with “Dwelling,
Apartment” in 2021. Pa
g
e
2
4
o
f
3
8
CODE UPDATES (DISCUSSION ONLY)
10-5-11
B-1 Highway Business
District – Lot Coverage
Maximum lot coverage of all structures – 25% Maximum lot coverage of all structures – 2540% This was a missed code
change/recommendation from
the Highway 3 Overlay Plan
10-5-11
B-1 Highway Business
District - Uses
Mixed use buildings are not permitted in the B-1 district Add mixed use buildings as a permitted use in the B-1
district
This is a popular redevelopment
use that could help enhance the
Highway 3 corridor
Pa
g
e
2
5
o
f
3
8
PLANNING COMMISSION AGENDA MEMO
To: Planning Commission
From: Tony Wippler, Planning Manager
Department: Planning Commission
Subject: 2040 Comprehensive Plan Update
Meeting: Planning Commission - Feb 13 2024
INTRODUCTION:
Rita Trapp from HKGi will be present at the February 13th Planning Commission meeting to provide
an update on the 2040 Comprehensive Plan Update.
DISCUSSION:
Attached, for the Commission's information is a memorandum from Ms. Trapp outlining the current
status of the Update including, among other items, the draft Guiding Principles and Strategies, and
proposed land use changes.
BUDGET IMPACT:
Not applicable
ACTION REQUESTED:
Listen to the presentation by Ms. Trapp and be prepared to discuss and provide any input as
deemed necessary regarding the Update.
ATTACHMENTS:
20240213 PC Comp Plan Memo
Page 26 of 38
800 Washington Avenue North, Suite 103
Minneapolis, MN 55401
Planning Commission Report
To: Planning Commission
From: Rita Trapp and Natalie Strait, Consulting Planners
Date: February 8, 2024
Subject: 2040 Comprehensive Plan Update
At its February 13th meeting the Planning Commission will be reviewing initial drafts for the
2040 Comprehensive Plan Update. As Commissioners may recall, the project was undertaken to
update the 2040 Comprehensive Plan vision and align future land use and major public
improvements (roadways, utility corridors, parks, and trail) with that vision. The update process
will involve a formal amendment to the Comprehensive Plan. At this time, the Planning
Commission is being asked to review and confirm the draft direction so that the proposed
amendments can be prepared.
In 2023 a vision was identified through a community engagement process that included pop-up
events and online input. The vision, which was reviewed by the Planning Commission in
September, is:
“IN THE CITY OF FARMINGTON, WE VALUE PEOPLE AND NEIGHBORHOODS AND WE
CELEBRATE BUSINESSES AND TRADITIONS. WE ARE BOLD IN PURSUING OPPORTUNITIES
AND INVESTMENTS THAT SUPPORT QUALITY AND SUSTAINABLE GROWTH, A COMPLETE
AND CONNECTED COMMUNITY, AND A VIBRANT AND RESILIENT ECONOMY.”
Staff and the consultant team have used this vision to identify guiding principles and strategies
that further define the community’s desired outcomes and the actions to achieve it. The guiding
principles are organized by four key elements of the vision: Quality and Sustainable Growth,
Complete and Connected Community, Vibrant and Resilient Economy, and Opportunities and
Investment. As you review the attached guiding principles and strategies, please identify any
areas that are confusing and what might be missing. While there will not be time to individually
edit each of the statements, please feel free to give Staff or the consultant team any wording
suggestions for future consideration.
In addition to the guiding principles and strategies, Staff and the consultant team have been
preparing elements of the land use plan. Included in the packet are the Existing Land Use and
Future Land Use Maps for your review. The Existing Land Use Map uses county assessor data to
categorize how all properties within the City are currently used. The draft Future Land Use Map
describes the intended future land use of all properties. The land use category descriptions from
the 2040 Comprehensive Plan are included as reference. A new land use category, Downtown
Page 27 of 38
Planning Commission Report
2040 Comprehensive Plan Update
February 13, 2024
2
Mixed-Use, is being proposed with this amendment. The proposed description for the
Downtown Mixed-Use District is “Land guided to support a variety of uses including pedestrian-
friendly commercial, office, residential, institutional, and limited, small-scale manufacturing.
Development may be mixed either vertically or horizontally with residential densities between
12 and 65 units per net acre.” The proposed densities reflect the most recent project in
Downtown. In addition to the Existing Land Use Map and Future Land Use maps, the consultant
team will be reviewing with the Planning Commission proposed development stage phasing.
Page 28 of 38
DRAFT 2/8/2024
Page | 1
Celebra�ng Our Past. Boldly Defining Our Future.
The City Farmington has cra�ed a vision statement that reflects the community’s values and
aspira�ons for the future. It is intended to be a broad statement that is supported by guiding
principles and strategies.
“In the City of Farmington, we value people and neighborhoods and
we celebrate businesses and tradi�ons. We are bold in pursuing
opportuni�es and investments that support quality and sustainable
growth, a complete and connected community, and a vibrant and
resilient economy.”
Guiding Principles and Strategi es
There are several key elements expressed in the vision
statement. This sec�on provides addi�onal context
behind those elements and what they mean to the
community. The City will work towards achieving
these elements by embracing the guiding principles
and strategies (see sidebar). It will therefore be
important that the guiding principles and strategies be
reflected on and used in all decision making.
Quality and Sustainable Growth
This element of the vision is focused on building quality neighborhoods that embrace the City’s
plans for growth, while recognizing that natural resources are valued and contribute to the
community’s iden�ty.
Guiding Principles
1) Guide the loca�on and form of development to ensure growth is managed in a
sustainable manner and natural resources are protected.
Strategies
a) Support phased development that maintains the efficient use and expansion of local
and regional infrastructure.
b) Consider environmental impacts in municipal planning, development review, and
policy decision-making.
Guiding Principles: The guiding principles are
statements that describe the desired
outcomes the City hopes to achieve. The
guiding principles are organized under the
themes in the vision statement.
Strategies: Strategies help define and guide a
general course of ac�on in order to make
progress under the guiding principles.
Page 29 of 38
DRAFT 2/8/2024
Page | 2
c) Protect surface water resources during the development process to preserve their
environmental benefits for the community.
d) Preserve, protect, and enhance woodland areas, including retaining as much tree
cover as prac�cal, during the development process in order to improve air quality;
protect against wind and water erosion; provide shade; promote energy
conserva�on; provide wildlife habitat; preserve scenic beauty, and protect the
integrity of the natural environment.
e) Encourage private and public developments to retain, and restore where possible,
natural areas planted with na�ve or climate adap�ve species to enhance the health
and diversity of wildlife popula�ons promo�ng connec�vity of habitat when
possible.
f) Promote the connec�on of natural resource areas to create a green network that
extends throughout the community.
g) Evaluate transporta�on projects to ensure they preserve and enhance environmental
features and resources.
h) Guide development for a greater mix and higher density of uses adjacent to key
corridors, nodes, and amenity areas.
i) Par�cipate in programs such as GreenStep Ci�es, Tree City USA, Pollinate
Minnesota’s pollinate-friendly city, and others, to develop sustainable best prac�ces.
2) Create interes�ng neighborhoods that strengthens Farmington’s hometown feel.
Strategies
a) Encourage the redevelopment of vacant and underu�lized proper�es to help
revitalize exis�ng neighborhoods and capitalize on exis�ng community investments.
b) Support the integra�on of a variety of housing types which fit the character of the
surrounding neighborhood.
c) Encourage new subdivisions to make landscape features key elements in the
subdivision design.
d) Emphasize the use of high-quality materials and architectural features for new
development and redevelopment.
e) Collaborate with ins�tu�ons to locate educa�onal land uses in a manner that
supports the community’s livability.
Page 30 of 38
DRAFT 2/8/2024
Page | 3
3) Preserve and protect historical and cultural resources.
Strategies
a) Strive to preserve and protect heritage resources of historical, architectural,
archaeological, and cultural significance, including those proper�es which have been
found eligible for designa�on but have not been designated.
b) Make heritage preserva�on informa�on available to all City departments, other
public agencies, developers, property owners, and the ci�zens of Farmington.
Complete and Connected Community
This element of the vision is focused on crea�ng a diverse, inclusive, and balanced community
that contains a variety of well-connected neighborhoods, businesses, parks , and open spaces.
Guiding Principles
4) Create high-quality neighborhoods that are connected by parks, open spaces, and
trails.
Strategies
a) Emphasize development paterns that connect neighborhoods to one another, as
well as to parks, commercial areas, educa�onal facili�es, and other key des�na�ons.
b) Establish an interconnected local trail system that provides access to parks and open
spaces and includes mul�ple looping op�ons and links to regional greenways.
c) Develop a park and open space system that includes both ac�ve uses, and natural
and environmentally sensi�ve areas for passive and un-programmed space.
d) Promote views and convenient access to parks by loca�ng parks with at least one
side fron�ng on a roadway.
Page 31 of 38
DRAFT 2/8/2024
Page | 4
5) Provide a transporta�on system that supports the efficient and effec�ve movement of
people and goods for all modes of transporta�on.
Strategies
a) Provide a balanced transporta�on system that meets the needs of all transporta�on
modes – including pedestrians, bicycles, automobiles, trucks, and trains.
b) Maintain a roadway system which is consistent with the principals of func�onal
classifica�on and access management.
c) Enlist and encourage private sector par�cipa�on in mee�ng the travel needs of the
city’s ci�zens and businesses.
d) Evaluate transporta�on projects to ensure they are integrated with city land use and
development plans.
6) Recognize that all people have inherent value and are celebrated and welcomed.
Strategies
a) Provide opportuni�es for all to par�cipate in the planning and decision-making
process.
b) Work with partners to iden�fy and implement ways for people to feel more
connected, especially residents who are new to the community.
c) Support cultural and social events that are inclusive, welcoming, and celebrate the
community’s diversity.
d) Regularly assess the City’s communica�on methods and technology, and seek
opportuni�es to improve accessibility to news, mee�ngs, and projects.
Vibrant and Resilient Economy
This element of the vision is focused on crea�ng a vibrant and resilient economy that celebrates
our past, supports exis�ng businesses, and provides opportuni�es for others to thrive.
Guiding Principles
7) Promote and support a dynamic economy that dis�nguishes itself in the region.
Strategies
a) Cul�vate rela�onships with exis�ng businesses to increase reten�on.
b) Ac�vely recruit and promote Farmington as a place for business.
Page 32 of 38
DRAFT 2/8/2024
Page | 5
c) Iden�fy and work with partners to remove barriers to growth for start-ups,
entrepreneurs, and exis�ng businesses.
d) Ensure that adequate land is available with access to urban services for commercial
and industrial growth.
e) Ac�vely work to help diversify the growth of exis�ng and new businesses to achieve
the community’s 2030 and 2040 employment projec�ons and lessen impacts from
industry-specific economic shi�s.
f) Leverage the mixed-use commercial/industrial land use designa�on to allow greater
flexibility for development of offices, business parks, and light industry.
g) Support and collaborate with partners on opportuni�es to provide housing that
meets the needs of employees of local businesses.
8) Enhance the vitality and vibrancy of Farmington’s commercial districts.
Strategies
a) Promote development of retail, restaurant, and service uses as anchors of mixed-use
areas to create desirable and viable commercial des�na�ons.
b) Promote the preserva�on and reuse of vacant historic buildings.
c) Encourage reinvestment in aging and underu�lized commercial proper�es.
d) Work to iden�fy public and private sector reinvestments in downtown to revitalize it
as one of the community’s pedestrian-oriented, mixed-use districts.
e) Promote the use of high-quality materials and inten�onal architectural design to
create appealing commercial areas.
Opportuni�es and Investments
This element of the vision is focused on maintaining a fiscally responsible budget, while finding
opportuni�es to invest in the future.
Guiding Principles
9) Maintain a posi�ve and proac�ve approach to the City budget, ensuring investment
decisions are cost-effec�ve and provide a long-term benefit.
Strategies
a) Make strategic investments in infrastructure that will facilitate well-planned growth
that balances alignment with phasing plans and capitalizes on strategic
opportuni�es.
b) Maintain and update an annual budget and capital improvement program.
Page 33 of 38
DRAFT 2/8/2024
Page | 6
c) Develop a long-term financial plan to fund the development and redevelopment of
parks, open space, and trails.
d) Improve the transporta�on system in a cost-effec�ve manner ensuring expenditures
sa�sfy a clearly defined public transporta�on priority and meet applicable
engineering standards.
e) Develop a long-term financial plan for deferred maintenance of exis�ng and future city
facili�es.
Page 34 of 38
Page 35 of 38
Page 36 of 38
Future Land use
FARMINGTON’S LAND USE CATEGORIES
Regional planning is made more efficient when local municipalities
use the Metropolitan Council’s standardized land use categories and
definitions. Doing so facilitates review of the comprehensive plan and
simplifies the compilation of regional land use maps and geographic
information system data sets. Nonetheless, municipalities may choose
to use their own land use categories and definitions if they prefer to do
so. Farmington has chosen to use its own land use categories, but does
utilize the Metropolitan Council’s Land Use Classification categories as
a general guide for the densities and uses.
Agriculture
Intended to preserve land where agricultural uses are currently
occurring, rural residential not connected to urban services, as well
as to create an urban reserve for such time when there is a need for
additional urban development and urban services may be extended.
Low density Residential
Land guided for development of single-family detached dwellings,
including manufactured homes, connected to urban services with a
density range of 1.0 to 3.5 units per net acre.
Low/Medium density Residential
Land guided for a variety of low to medium density housing types,
including single-family detached dwellings, duplexes, and twin homes
that are connected to urban services with a density range of 3.5 to
6.0 dwelling units per net acre. It is also incorporates existing older
residential development in the city.
Medium density Residential
Land guided for medium density multi-family housing types, including
townhouses and row houses, in areas with access to jobs, services,
public facilities, transit and urban services with a density range of 6.0
to 12.0 dwelling units per net acre.
High density Residential
Land guided for high density multi-family housing types, including
apartments and condominiums, in areas with access to jobs, services,
public facilities, transit and urban services with a density range of 12.0
to 40 dwelling units per net acre.
Commercial
Land guided for commercial businesses, such as retail sales of goods,
services, food and beverage, entertainment, and offices.
3-30 FARMInGton, MInnesotA - 2040 CoMPReHensIVe PLAn Page 37 of 38
Mixed use (Commercial/Residential)
Land guided for the integration of commercial and residential land
uses either vertically (e.g. multi-story buildings with residential and/or
office uses above and commercial uses at street level) or horizontally
as a planned development (e.g. planned mixed use developments
designed to integrate complementary land uses). Density allowed is
6.0 to 40.0 dwelling units per net acre including local access streets.
Residential uses should generally represent a minimum of 50 percent
of the overall mixed use area.
Mixed use (Commercial/Industrial)
Land guided for the integration of commercial and industrial land uses
which are compatible with each other, including office, light industrial,
and retail uses. Intent of this land use designation is to provide
additional flexibility that supports the creation of employment centers
on large sites, generally characterized by a broader diversity of jobs,
higher development densities and jobs per acre, higher quality site and
architectural design, and increased tax revenues.
Industrial
Land guided for primarily manufacturing and/or processing of
products, warehousing, or warehousing in order to increase the city’s
tax base and provide employment opportunities.
Public/semi-Public
Land guided for public, semi-public and private government,
educational, religious, social and healthcare facilities.
Park/open space
Land guided for recreational and leisure opportunities through publicly
owned land and recognizes vital environmental resources including
steep slopes, wetlands, and floodplains.
Right-of-Way
Land guided for public or private vehicular, transit and/or pedestrian
rights-of-way.
FUTURE LAND USE DISTRIBUTION
Table 3.3 and Figure 3.3 show the land use proposed in the 2040
Comprehensive Plan.
3-32 FARMInGton, MInnesotA - 2040 CoMPReHensIVe PLAn Page 38 of 38