HomeMy WebLinkAbout11/10/09
City of Farmington
430 Third Street
Farmin~ton, MN 55024
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AGENDA
PLANNING COMMISSION
November 10, 2009
7:00 P.M.
CITY COUNCIL CHAMBERS
1. CALL TO ORDER
2. APPROVAL OF MINUTES
a) October 13, 2009 Regular Meeting
3. PUBLIC HEARINGS
a) Conditional Use Permit to allow a church in the B-2 (Downtown Business) Zoning District.
Applicant: True Vine Fellowship Ministries
115 Elm Street
Farmington, MN 55024
b) An amendment to Title 11 of the Farmington City Code regarding the Subdivision Ordinance.
Applicant: City of Farmington
430 Third Street
Farmington, MN 55024
4. DISCUSSION
a) East Farmington 4th Addition discussion
b) VRC Update - Knutsen and Pedersen Drive Transition from a Private Road to a Public Road
c) Variance a: CUP for expansion of business on non-conforming lot - 511 Elm Street
d) 2030 Comprehensive Plan Work Plan update
5. ADJOURN
City of Farmington
430 Third Street
Farmington, Minnesota
651.280.6800. Fax 651.280.6899
www.ci.farmington.mn.us
TO:
Planning Commission
FROM:
Tony Wippler, Assistant City Planner
~
SUBJECT:
Conditional Use Permit to operate a Church in the B-2 Zoning District
DATE:
November 10,2009
INTRODUCTION
The True Vine Fellowship Ministries has requested approval of a Conditional Use Permit (Exhibit A) to operate
a church in the B-2 (Downtown Business) Zoning District.
PlanninS! Division Review
Applicant:
True Vine Fellowship Ministries
115 Elm Street - Suite E
Farmington, MN 55024
Property Owner:
Farmington City Center, LLC
Tom Wartman
28120 Boulder Bridge Drive
Excelsior, MN 55331
Location of Property:
115 Elm Street - Suite E (City Center Strip Mall)
Farmington, MN 55024
Legal Description:
Lot 3, Block 1 Farmington City Center Second Addition
Surrounding Land Uses:
Commercial uses are adjacent to the north, west, and south. The railroad
is adjacent to the east.
Existing Zoning:
B-2 (Downtown Business)
Comprehensive Plan:
Commercial
Current & Proposed Land Use:
The building consists of approximately 14,000 square feet of leasable
space. Some of the current tenants include Sports Cuts, New Moon
Buffet, Farmington Chiropractic Clinic, and USA Nails. The church will
occupy approximately 1,200 square feet of the building and will be
divided into office space, storage, and a gathering area.
DISCUSSION
According to the City Code, Churches are conditionally allowed in the B-2 (Downtown Business) Zoning
District. The Code provides the following criteria that must be met in order for the Planning Commission to
approve a conditional use permit:
1. The proposed use conforms to the district permitted and conditional use provisions and all general
regulations of this title.
A church is a conditional use in the B-2 Zoning District.
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 applicable performance
standards.
The proposed use will not involve any element or cause any conditions that may be dangerous, injurious
or noxious to any other person or property and it does comply with all applicable performance
standards.
3. The proposed use shall be constructed, designed, sited, oriented and landscaped to produce a
harmonious relationship of buildings and grounds to adjacent buildings and properties.
The proposed use will occupy a portion of an existing building. Therefore, this requirement is non
applicable in this instance.
4. The proposed use shall produce a total visual impression and environment which is consistent with the
environment of the neighborhood.
Again, the proposed use is to occupy a portion of an existing building in the downtown. The use will not
affect the visual impression and environment of the downtown neighborhood.
5. The proposed use shall organize vehicular access and parking to minimize traffic congestion in the
neighborhood.
The B-2 zoning district does not have requirements for off-street parking. The Existing parking lot of
the City Center development will be utilized.
6. The proposed use shall preserve the objectives of this title and shall be consistent with the
comprehensive plan.
The proposed use is consistent with the City's comprehensive plan.
Staff believes that the proposed church use meets all of the aforementioned criteria.
Proposed Use - Church
The True Vine Fellowship Ministries has requested a conditional use permit in order to operate a church in the
B-2 Zoning District. The address of the building where the church is proposed to be located is 115 Elm Street-
Suite E. The church would like to occupy approximately 1,200 square feet of the strip center building. The
space would be divided into an office, storage and gathering areas.
The Building Official has made a determination that the maximum occupancy for the church space to be leased,
without the necessity of installing a fire suppression system, is 49 persons. The owner of the building has
expressed a desire not to install the sprinkler system in this space; therefore, a condition of the CUP should be
that a sign indicating the maximum occupancy of 49 persons be installed in plain site within the interior of the
space the church is to lease.
Per Section 10-6-4 of the City Code, the B-2 (Downtown Business) Zoning District does not require off-street
parking stalls/lots be provided. There is an off-street parking lot adjacent to the building that will be utilized.
It should be noted that on June 10, 2008 the Planning Commission approved a similar conditional use permit for
the River Church which is now located in the building addressed as 408 3rd Street.
ACTION REQUESTED
Approve the Conditional Use Permit contingent upon the following:
1. A sign shall be posted, in plain sight, within the space to be occupied that states the maximum allowed
occupancy at any given time is 49 persons.
2. A sign permit application shall be required for any signage to be placed on site.
Respectfully submitted,
7::*J~&-swnt City Planner
Cc: Tom Wartman
Robert Hart
Oct 20 09 09:33a
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City of Farmington
430 Third Street
Farmington, Minnesota
651.280.6800. Fax 651.280.6899
www.ci.farmington.mn.us
SUBJECT:
Planning Commission
Tony Wippler, Assistant City Planner ;11-
Ordinance Amending Title 11 of the City Code, the Subdivision Ordinance
TO:
FROM:
DATE:
November 10, 2009
INTRODUCTION
Staff is proposing to amend the City's Subdivision Ordinance to rectify issues with obtaining certain properties/city
facilities after the platting process for developments has been completed.
DISCUSSION
Through the platting process outlots are provided for areas of a development that contain, among other things, stormwater
facilities and trails. Historically, outlots that are created for City purposes (i.e., storm ponds and trails) are conveyed to
the City through a deed after a plat has been approved and recorded. In recent history, the City has had difficulty
obtaining the necessary documents to transfer ownership of these parcels to the City for a variety of reasons. This is
especially a concern with regards to the stormwater facilities in developments. For instance, the stormwater ponds located
in the Parkview Ponds and Mystic Meadows Subdivisions are still under ownership of the developer, not the City. This
creates issues regarding the maintenance for those facilities.
Staff is suggesting the Planning Commission consider the attached ordinance, which makes a clarification on when and
how the transfer of ownership of certain properties needs to be made in the development process.
Essentially, the proposal is that all areas to be conveyed to the City be done so on the final plat document where possible
and where not possible that a deed or other conveyance acceptable to the City is delivered and recorded with the final plat
document.
ACTION REOUESTED
Determine if the attached ordinance IS in a form acceptable to the Commission, and if so, please forward the
recommendation to the City Council.
Respectfully submitted,
-r;.... fJJ '()
Ton~PPle~t City Planner
ORDINANCE NO.
CITY OF FARMINGTON
DAKOTA COUNTY, MINNESOTA
AN ORDINANCE AMENDING TITLE 11 OF THE
FARMINGTON CITY CODE, THE SUBDIVISION ORDINANCE
THE CITY COUNCIL OF THE CITY OF FARMINGTON ORDAINS:
SECTION 1. Subsection 11-3-5(B) of the Farmington City Code is hereby amended to read as
follows:
(B) Execution of all owners of any interest in the land, any holders of a mortgage thereon of the
certificates required by section 505.03, MSA, as amended, and which certificate shall include a
dedication statement describing what part of the land is being dedicated for ef the utility
easements and other public areas. to whom. for what purpose in such form as specified in
section 505.03. MSA. as amended. and as approved by the city council.
SECTION 2. Section 11-5-1, subsections (A), (B) and (C) of the Farmington City Code are hereby
amended to read as follows:
(A) Before a final plat is delivered by the City, the subdivider of the land covered by said plat shall
pay all applicable fees and execute and submit to the city council a developer's agreement
which shall be binding on his heirs, personal representatives and assigns. If lots. outlots. trails.
or other areas of the land to be platted are to be conveyed to the city. such dedication or
donation is to be made on the plat where possible. and where not possible. shall be made by
deed or other conveyance acceptable to the city delivered with the final plat application. and
recorded in coni unction with the recording of the final plat. Land outside the plat that is to be
dedicated. donated or conveyed subsequent to final plat approval as part of another
development or phase of development. need not be immediately conveyed to the City in its
discretion. but in such event the subdivider shall post adequate security as specified below.
(B) Prior to the delivery of the approved fmal plat, the subdivider shall deposit with the city
finance director an amount equal to a minimum of one hundred percent (100%) of the city
engineer's estimated cost of the required improvements within the plat. and any land or areas
not dedicated. donated or conveyed to the city contemporaneously with fmal plat approval,
either in a cash escrow or letter of credit. The surety shall be approved by the city. The cash
escrow or letter of credit shall be conditioned upon:
1. The making and installing of all of the improvements, the conveyance or dedication of all
areas, and fulfillment of all required by the terms and conditions set forth by the city
within one year unless an extension is granted by the city council.
2. Satisfactory completion of the work and payment thereof, which work was undertaken by
the subdivider in accordance with the developer's agreement referred to in subsection (A)
of this section.
148050vl
JJJ: 10/05/2009
1
3. The payment by the subdivider to the city of all expenses incurred by the city, which
expenses shall include, but not be limited to, expenses for engineering, planning, fiscal,
legal, construction and administration. In instances where a cash escrow is submitted in
lieu of a letter of credit there shall be a cash escrow agreement which shall provide that in
the event the required improvements are not completed within one year, all amounts held
under the cash escrow agreement shall be automatically turned over and delivered to the
city and applied by the city to the cost of completing the required improvements. If the
funds available within said cash escrow agreement are insufficient to complete the
required improvements, the necessary additional cost to the city may be assessed against
the subdivision. Any balance remaining in the cash escrow fund after such improvements
have been made and all expenses therefor have been paid, shall be returned to the
subdivider. upon submission by the subdivider to the city of proof satisfactory to the city
engineer that all contractors and subcontractors on the proiect have been paid. In
instances where a letter of credit is used in lieu of a cash escrow, the letter of credit shall
be drawn on a financial institution. and in a form~ satisfactory to the city and the terms
thereof shall substantially comply with the procedure set forth for a cash escrow fund.
(C) No fmal plat shall be approved by the council without first receiving a report from the city
engineer that the improvements. land dedications or conveyances. and security described
therein together with the agreements and documents required under this section, meet the
requirements of the city. The administrator shall also certify that all fees required to be paid to
the city in connection with the plat have been paid or that satisfactory arrangements have been
made for payment.
SECTION 3. This ordinance shall be effective immediately upon its passage.
ADOPTED this _ day of
Minnesota.
,2009, by the City Council of the City of Farmington,
CITY OF FARMINGTON
BY:
Todd Larson, Mayor
ATTEST:
Peter J. Herlofsky, City Administrator
(SEAL)
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JJJ: 1 0/05/2009
2
City of Farmington
430 Third Street
Farmington, Minnesota
651.280.6800 . Fax 651.280.6899
www.ci.fannington.mn.us
TO:
Planning Commission
Lee Smick, City Planner /J/J /
AICP, CNU-Accredited jf/l/
FROM:
SUBJECT:
East Farmington HOA Proposal
DATE:
November 10,2009
INTRODUCTIONIDISCUSSION
The East Farmington Homeowner's Association (HOA) will be in attendance at the November 10th Planning
Commission meeting to discuss the pocket parks in the East Farmington 4th Addition. The 4th Addition is
bounded on the north by 2l3th Street, the east by 14th Street, the south by Oak. Street, and west by 12th Street
(Ex. A). The East Farmington 4th Addition consisted of the platting of 66 single-family homes on a minimum
of 6,000 square foot lots (Ex. B). Pocket parks were platted in the middle of the blocks to allow for
additional open space for lot owners since the lots were smaller than typical single-family lots. The pocket
parks are shown on the attached Exhibit C showing the original Schematic PUD from 1994. Exhibit C
shows the configuration of Blocks A, B, C, and D with parks in the middle of the block. All of the pocket
parks were to be managed and maintained by the HOA.
In 2007, the East Farmington 4th Addition property owners seceded from the HOA because the restrictive
covenants agreement for the HOA's 4th addition was never recorded. These property owners no longer pay
dues to the HOA for any maintenance. Because the HOA still owns the pocket parks, the HOA has banned
the property owners of the 4th addition from using the parks due to the possibility of any HOA liability issues
that may come about due to an injury on the HOA park land. Additionally, the HOA is not maintaining the
pocket parks.
At this time, the HOA would like to release the pocket park land to any of the abutting property owners who
will purchase it. They are proposing to split the pocket parks into longer lots and they hope that property
owners from the 4th Addition purchase the lots adjacent to their homes to increase the size of their lots.
However, because of this proposal, staffhas raised two questions:
1. If the pocket park is split off and the open space no longer remains, does this conflict with the
original intention of the Schematic PUD where open space is to be offered and utilized by each lot?
2. By currently not allowing owners of the 4th Addition to utilize the parks, does this also conflict with
the original intention of the Schematic PUD where open space is to be offered and utilized by each
lot?
ACTION REQUESTED
Receive the information and direct the HOA to follow normal submittal procedures for this type of request.
\ Respectfully Submitted,
~~.
Lee Smick, City Planner
AICP, CND-Accredited
Dakota County, MN
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Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not
guaranteed. This is not a legal document and should not be substituted for a title search,
appraisal, survey, or for zoning verification.
Map Scale
1 inch = 276 feet
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City of Farmington
430 Third Street
Farmington, Minnesota
651.280.6800 . Fax 651.280.6899
www.ci.farmington.mn.us
TO:
Planning Commission
FROM:
Lee Smick, City Planner 0'/
AICP, CNU~Accredited ~
SUBJECT:
Vermillion River Crossing Update - Knutsen and Pedersen Drive Transition
from a Private Road to a Public Road
DATE:
November 10,2009
INTRODUCTIONIDISCUSSION
The City is proposing to take possession of Outlot B and Outlot E on the Vermillion River Crossing Plat (Ex.
A & B). Outlot B contains Pedersen Way and a portion of Knutsen Drive from the west side of the plat to
Dushane Parkway. Outlot E contains the remainder of Knutsen Drive from Dushane Parkway to the east
with a connection at CSAH 50.
The developer, Bob Knutsen and Family, is proposing to deed the outlots to the City so that maintenance of
these roads will be the City's responsibility, thereby creating public streets on Pedersen Way and Knutsen
Drive. By changing the roadways from private to public streets, those properties that front them will not
require an HOA-type configuration for maintaining the roads.
A name change will be required for Pedersen Way because it is no longer a private street and it falls under
the jurisdictional grid of Dakota County for naming requirements. The new name for Pedersen Way is
proposed to be Duvall Way. Knutsen Drive is proposed to remain the same because it's an east/west
roadway and does not fall under the grid system of Dakota County. Additionally, there are two existing
businesses on Knutsen Drive that can maintain their addresses.
ACTION REQUESTED
Recommend approval of the proposed dedication of Outlots B & E to the City and forward the
recommendation to the City Council.
Res~~ly SUb~
Lee Smick, City Planner
AICP,. CNU-Accredited
G NUMBER I
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Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not
guaranteed. This is not a legal document and should not be substituted for a title search,
appraisal, survey, or for zoning verification.
Map Scale
1 inch = 251 feet
http://gis.co.dakota.mn.us/website/dakotanetgis/printPreview.aspx?PrintOptData=Dakota County, MNIOIO... 11/5/2009
City of Farmington
430 Third Street
Farmington, Minnesota
651.280.6800. Fax 651.280.6899
www.ci.farmington.mn.us
SUBJECT:
Planning Commission
Tony Wippler, Assistant City Planner ~
Variance & CUP for expansion of a business on a non-conforming lot - 511 Elm Street
TO:
FROM:
DATE:
November 4, 2009
INTRODUCTION / DISCUSSION
Jim Bloemendal, the owner of 511 Elm Street, is requesting that the Planning Commission give a cursory
review of his proposal to expand the footprint of the existing business (Immanuel Dental) located at the
aforementioned address by approximately 1,254 square feet (Ex. A). The proposal would require a conditional
use permit and variance be approved by the Planning Commission. The property is zoned R- T (Downtown
Transitional Mixed Use) and allows clinics as a conditional use. Additionally, the minimum lot size for a non-
residential use in the R-T district is 11,000 square feet. The subject lot is 10,260 square feet in size (60' x 171')
which makes it non-conforming for a non-residential lot. A variance is necessary to expand a use on a legal
non-conforming lot. It appears that setbacks and lot coverage will not be an issue with this proposal. Staff will
work with the property owner to determine if the off-street parking that is currently provided is adequate for the
expanded use. If not, a variance would be necessary for this requirement as well.
ACTION REQUESTED
Offer comments to the property owner concerning the possibility of a variance(s) and conditional use permit for
the expansion of the dental clinic on the property located at 511 Elm Street.
Respectfully submitted,
.-r-- t. 1. .-. 0
l:ti~nt City Planner
Cc: Jin Bloemendal
\. I
.511 EI
m Street
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Dakota County, MN
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not
guaranteed. This is not a legal document and should not be substituted for a title search,
appraisal, survey, or for zoning verification.
Map Scale
1 inch = 102 feet