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HomeMy WebLinkAboutItem 08 Date: Item No. SPIRIT OF BRANDTJEN FARM OFFICE ADDITION FINAL PLAT AND EASEMENT VACATION Proposed Action Staff recommends adoption of the following motion: Move to approve: 1) a resolution approving the Spirit of Brandtjen Farm Office Addition final plat, and 2) a resolution vacating public drainage and utility easements. Overview Tradition Development representatives are requesting approval of the Spirit of Brandtjen Farm Office Addition final plat, development stage PUD, and vacation of underling public drainage and utility easements in conjunction with the final plat. The final plat is a replat of two existing lots in the Farmstead Preservation Area of SBF. The replat will shift the shared lot line approximately 12 feet to the east for the construction of an 8,954 square foot office building that will be attached to the existing office building located at 16972 Brandtjen Farm Drive by a breezeway. The Planning Commission held a public hearing on the Spirit of Brandtjen Farm Office Addition development stage PUD and easement vacation at their September 6, 2018 meeting and unanimously recommended approval. There was no public comment. Primary Issues to Consider • Is the proposed office addition consistent with the SBF PUD? The SBF PUD was approved by the City Council on June 20, 2005. The approved SBF PUD Booklet designates the subject property for office, commercial, and residential uses as allowed in the O-R, Office- Residential Transition District (see Exhibit B of the August 29thplanning report). The proposed office addition is a permitted use in the O-R District and the Farmstead Preservation Area of the SBF PUD. Supporting Information • Final plat and easement vacation resolutions • Signed SIPA • Landscaping plan • September 12, 2018 letter from Tradition Development • September 6, 2018 draft Planning Commission meeting minutes • August 29, 2018 planning report Financial Impact: $ Budgeted: Y☐ N☐ Source: Related Documents: (CIP, ERP, etc.): Envision Lakeville Community Values: Diversified Economic Development Report Completed by: Daryl Morey, Planning Director September 17, 2018 Subdivision Ordinance, SBF PUD Booklet (Reserved for Dakota County Recording Information) CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA RESOLUTION NO. __________ RESOLUTION APPROVING THE FINAL PLAT OF SPIRIT OF BRANDTJEN FARM OFFICE ADDITION WHEREAS, the owner of the plat described as Spirit of Brandtjen Farm Office Addition has requested final plat approval; and WHEREAS, the final plat meets Subdivision Ordinance requirements and is consistent with the Spirit of Brandtjen Farm Master Planned Unit Development Stage Plan Agreement dated October 17, 2005. NOW, THEREFORE, BE IT RESOLVED by the Lakeville City Council: 1. The final plat of Spirit of Brandtjen Farm Office Addition is hereby approved subject to the site improvement performance agreement and security requirements. 2. The Mayor and City Clerk are hereby directed to sign the final plat mylars and site improvement performance agreement. 3. The City Clerk is directed to file a certified copy of this resolution with the Dakota County Recorder. ADOPTED by the Lakeville City Council this 17th day of September 2018. CITY OF LAKEVILLE BY: _______________________ Douglas P. Anderson, Mayor ATTEST: ________________________ Charlene Friedges, City Clerk STATE OF MINNESOTA ) ( ss. CITY OF LAKEVILLE ) I hereby certify that the foregoing Resolution No. _______ is a true and correct copy of the resolution presented to and adopted by the City Council of the City of Lakeville at a duly authorized meeting thereof held on the 17th day of September 2018 as shown by the minutes of said meeting in my possession. ________________________ Charlene Friedges, City Clerk (SEAL) (Reserved for Dakota County Recording Information) CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA RESOLUTION NO._________ RESOLUTION VACATING PUBLIC DRAINAGE AND UTILITY EASEMENTS WHEREAS, the City Council has conducted a public hearing, preceded by two (2) weeks published notice, to consider the following described public drainage and utility easement vacation, and WHEREAS, the City Council has determined that it is in the public interest to approve the public drainage and utility easement vacation. NOW, THEREFORE, BE IT RESOLVED by the Lakeville City Council: 1. The following public drainage and utility easements are hereby vacated: All those drainage and utility easements, originally dedicated on the recorded plat of SPIRIT OF BRANDTJEN FARM, Dakota County, Minnesota, and now to be vacated, which lie within Lots 2 and 3, Block 21, said plat. 2. The City Clerk is directed to file a certified copy of this resolution with the Dakota County Recorder. ADOPTED by the Lakeville City Council this 17th day of September 2018 CITY OF LAKEVILLE ________________________ Douglas P. Anderson, Mayor ATTEST: ________________________ Charlene Friedges, City Clerk STATE OF MINNESOTA ) ( ss. CITY OF LAKEVILLE ) I hereby certify that the foregoing Resolution No. _______ is a true and correct copy of the resolution presented to and adopted by the City Council of the City of Lakeville at a duly authorized meeting thereof held on the 17th day of September 2018, as shown by the minutes of said meeting in my possession. ___________________________ Charlene Friedges, City Clerk (SEAL) 3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com 1 MEMORANDUM TO: Daryl Morey FROM: D. Daniel Licht, AICP DATE: 29 August 2018 RE: Lakeville – SBF; Hay Barn Office Addition TPC FILE: 135.01 BACKGROUND SBF Development Corporation has submitted plans for expansion of the horse arena within the Farmstead Preservation Area of Spirit of Brandtjen Farm. The horse arena is located on the east side of Brandtjen Farm Drive north of 170th Street and is used as the real estate office for the development. The proposed addition is an 8,748 square foot two story building designed to look like a hay barn attached to the horse arena by an enclosed breezeway. The subject site is zoned PUD, Planned Unit Development District as approved by the City Council on 20 June 2005. The proposed office addition requires consideration of a PUD Development Stage Plan, as well as an amended final plat and drainage and utility easement vacation to adjust lot lines. A public hearing to consider the applications has been noticed for the Planning Commission meeting on 6 September 2018. Exhibits: A. Site Location Map B. Farmstead Preservation Area plan C. Easement vacation sketch D. Final plat E. Grading and Drainage Plan F. Hay Barn Office Addition exterior elevation plans (4 pages) G. Hay Barn Office Addition floor plans (6 pages) 2 ANALYSIS Land Use. The Farmstead Preservation Area was a central element in the planning for SBF to reflect the history of the property and provide character for the overall development that was to occur under the provisions of the PUD District. Section 8 of the SBF Booklet documents the history of the Brandtjen Farm and provides guidance for planned restoration of the designated Farmstead Preservation Area. The central element of the Farmstead Preservation Area is the dairy barn that has been converted to a private neighborhood recreation building and outdoor pool. The Brandtjen residence was reconstructed for commercial uses with exterior design and materials consistent with that of the original structure. The horse arena is the third remaining element of the original Brandtjen farmstead that was repurposed for office uses currently occupied as the real estate office for SBF. The area that includes the horse arena was designated for future development on the concept plan for the Farmstead Preservation Area included on page 8.3 of the SBF PUD Booklet. Allowed Uses. The SBF PUD District establishes the allowed uses within the Farmstead Preservation Area as being those permitted, permitted accessory, conditional, or interim uses allowed within O-R, Office/Residential Transition District. Office uses are a permitted use within the O-R District and allowed within the Farmstead Preservation Area. The proposed office use is of a scale that is compatible with and an appropriate expansion of the existing activity occurring within the horse arena building. The proposed hay barn office addition is consistent with the intent and provisions of the SBF PUD District. Amended Final Plat. The horse arena is within Lot 1, Block 21, Spirit of Brandtjen Farm. The location of the proposed hay barn office addition overlays the existing lot line between Lots 1 and 2, Block 21, Spirit of Brandtjen Farm. The developer has submitted a final plat to shift the lot line between Lots 1 and 2, Block 21, Spirit of Brandtjen Farm 12.12 feet to the east. With the revised final plat, the proposed hay barn office addition will be located entirely within its own lot. The proposed hay barn office addition is to be connected to the horse arena by an enclosed breezeway. Construction of the breezeway overlaying the lot line between the hay barn office addition and horse arena is subject to review and approval by the Building Official. Lot Requirements. There is no minimum lot area, lot width, or setback requirements established for the Farmstead Preservation Area by the SBF PUD District. The proposed hay barn office addition is to be setback 32 feet from the north property line abutting Brandtjen Farm Drive and 10 feet from the west property line abutting the horse arena lot. The north wall of the proposed hay barn office addition is in line with the north wall of the horse arena providing for an organized appearance for the two buildings as viewed from Brandtjen Farm Drive that is appropriate for the area. Building Design. The proposed building is a two story structure with a gambrel roof having dormers on the north and south elevations. The building includes a full basement floor below grade as well. Siding material is specified as LP Smartside with a board and batten style that 3 will be be consistent with exterior materials used for the dairy barn and horse arena, as well as nearby single family dwellings. Roof material is not identified but should be made to match the material used for the horse arena. The proposed architectural design and building materials provide an agricultural appearance for the proposed building consistent with the character of the buildings that existed at one time within the Farmstead Preservation Area, particularly a granary that was located to the northeast of the dairy barn. Landscaping. The developer has not submitted plan for additional landscape plantings related to the proposed hay barn addition. A detailed landscape plan that provides for plantings in keeping with the character of the plantings installed in the yard and at the foundation of the horse arena that complies with the requirements of Section 11-21-9.C of the Zoning Ordinance must be provided. The landscape plan is subject to review and approval of City staff. Off-Street Parking. The original PUD Development Stage Plan for SBF found that there would be sufficient parking within the Farmstead Preservation Area for the restoration and reuse of the dairy barn, Brandtjen residence and horse arena. There are 67 existing parking stalls along Brandtjen Farm Drive and in a parking area north of Brandtjen Farm Drive east of the dairy barn within the Farmstead Preservation Area. An additional 27 parking stalls are available within the Farmstead Preservation Area off of Dynamic Drive to the west of the dairy barn and four stalls and a gravel surfaced parking area east of the Brandtjen residence and south of the horse arena. Section 11-19-13 of the Zoning Ordinance requires office uses to provide one parking stall per 200 square feet of net building area. Based on the 8,748 gross square foot area of the proposed hay barn office addition, 39 off-street parking stalls are required. The site plan does not provide for additional parking other than two parking stalls that comply with the requirements of Section 11-19-7.I.1 of the Zoning Ordinance where a driveway access was planned from Brandtjen Farm Drive. There is area east of the proposed hay barn office addition where additional off-street parking could be added if there is a demonstrated need in the future. We recommend that a proof-of-parking agreement be executed for Lot 2, Block 1 SBF Office Addition requiring construction of parking stalls within the lot as required by the Zoning Ordinance for the hay barn office addition if the City determines a need in the future. Pedestrian Access. There is sidewalk along Brandtjen Farm Drive to the north of the proposed hay barn office addition. A sidewalk will be extended from the existing sidewalk to the enclosed breezeway to provide pedestrian access to the proposed hay barn office addition. Exterior Lighting. The submitted plans do not identify exterior lighting fixtures. The developer must provide an exterior lighting plan indicating the location, type, and height of all exterior light fixtures and a photometric plan illustrating the intensity of the proposed exterior lighting in compliance with Section 11-16-17 of the Zoning Ordinance. Trash. No trash container storage area is shown on the site plan. If outdoor storage of trash containers is proposed, details for a structure to enclosure the containers that complies with 4 the requirements of Section 11-18-11 of the Zoning Ordinance must be submitted and are subject to review and approval of City staff. Easements. The replatting of Lots 1 and 2, Block 21, Spirit of Brandtjen Farm includes dedication of drainage and utility easements at the west line of Lot 1, Block 1 and east line of Lot 2, Block 1 as required by Section 10-4-4.A of the Subdivision Ordinance. The need for additional drainage and utility easements at the perimeter of Lots 1, and 2 is to be subject to review and approval of the City Engineer. With the shift in the existing common lot line between the two lots, the overlaying drainage and utility easement dedicated with the Spirit of Brandtjen Farm final plat no longer serves a public purpose and is to be vacated. Grading Plan. The developer has submitted a grading plan for development of the subject site. All grading, drainage, and utility issues are subject to review and approval of the City Engineer. Utility Plan. The site plan includes details for extension of sanitary sewer and water utility connections for the proposed hay barn office addition. All utility issues are subject to review and approval of the City Engineer. A cross access easement must be established over the private utilities crossing the two lots in the final plat. CONCLUSION The proposed hay barn office addition is an appropriate development within the Farmstead Preservation Area of SBF as outlined by the farm history and restoration plans set forth by the PUD District. Our office recommends approval of the PUD Development Stage Plan, final plat, and drainage and utility easement vacation for the SBF hay barn addition subject to the following conditions: 1. Construction of the breezeway overlaying the lot line between the hay barn office addition and horse arena shall be subject to review and approval by the Building Official. 2. Roofing material for the hay barn office addition shall be consistent with that used for the horse arena building. 3. A detailed landscape plan based on the site plan and including a schedule regarding the type and size of plantings and planting details that complies with the requirements of Section 11-21-9.C of the Zoning Ordinance shall be submitted and is subject to review and approval of City staff. 4. A proof-of-parking agreement shall be executed for Lot 2, Block 1, SBF Office Addition requiring construction of parking stalls within the lot as required by the Zoning Ordinance for the hay barn office addition if the City determines a need in the future. 5 5. The developer shall provide an exterior lighting plan indicating the location, type, and height of all exterior light fixtures and a photometric plan illustrating the intensity of the proposed exterior lighting in compliance with Section 11-16-17 of the Zoning Ordinance. 6. Any outdoor storage of trash containers shall comply with the requirements of Section 11-18-11 of the Zoning Ordinance, subject to review and approval of City staff. 7. All grading, drainage, and erosion control issues are subject to review and approval of the City Engineer. 8. All utility issues are subject to review and approval of the City Engineer. 9. A cross access easement must be established over the private utilities crossing the two lots in the final plat. c. Justin Miller, City Administrator Alex Jordan, Assistant City Engineer Andrea McDowell-Poehler, City Attorney ± Proposed O ffice Addition 170TH ST Spirit of Brandtjen Farm Office Addition City of Lakeville Aerial MapDRAFTHORSEBLVDBRANDTJEN FARM DR