HomeMy WebLinkAbout08.30.00 Work Session Packet
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.fal.J11ington.mn.us
CITY COUNCIL/ PLANNING COMMISSION WORKSHOP
PROPOSED MUSA EXPANSION - ZONING ORDINANCE UPDATE
City Hall Council Chambers
Wednesday, August 30, 2000 -7:00 p.m.
TENTATIVE AGENDA
1. CALL TO ORDER
2. ADOPT WORKSHOP AGENDA
3. REVIEW REQUESTS FOR MUSA
4. REVIEW LAND USE CATEGORY REQUESTS
5. REVIEW PROPOSED MUSA EXPANSION CRITERIA
6. REVIEW ANNEXATION ISSUES
7. REVIEW ZONING ORDINANCE UPDATE PROCESS
8. COUNCIL AND PLANNING COMMISSION REVIEW AND
DISCUSSION
9. ACTION ITEMS
10. ADJOURN
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO: Mayor and Councilmembers
Planning Commission
City Administrato~
FROM: David L. Olson
Community Development Director
SUBJECT: Proposed MUSA Expansion - Zoning Ordinance Update
DATE: August 30, 2000
INTRODUCTION
The Council and Planning Commission agreed to the scheduling of this workshop to
discuss issues associated with a possible expansion of the City's MUSA boundary and to
discuss the implications of this issue on the need to update the City Zoning Ordinance, in
support of the 2020 Comprehensive Plan.
DISCUSSION
The Planning Commission has previously discussed the MUSA expansion issue at their
June 27 and July 11, 2000 meetings (please bring this information to the workshop,
additional copies will be available at the workshop). At those meetings, staff reviewed
the recent clarification letter from the Met Council that indicated that the City was
authorized to develop areas within the MUSA Staging Plan through the year 2005. For
Farmington, this results in an additional 610 acres of MUSA being available to allocate.
The City utilized the approach of Undesignated MUSA Reserve in its Comprehensive
Plan which allows the City to determine where to assign MUSA as it becomes available
in the five year increments identified in the Plan.
Requests for MUSA
As indicated in the packet of information that was provided to the Planning Commission
on June 27, 2000, there. are property owner requests for MUSA totaling 492.2
developable acres for properties in the City that were identified in the MUSA Staging
Plan. There is an additional 189.9 developable acres of property for which MUSA has or
may be requested totaling 682 acres or 72 acres more than is currently available.
Approximately half of the 189.9 acres or 103 acres of this total property will be in the Ag
Preserve program for 6-8 years and is being considered for possible school facility sites.
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The remaining 86 acres is contained in the Finnegan property (formerly the Reisinger
property) that was not included in the approved MUSA Staging Plan.
Land Use Category Requests
The majority of requests for MUSA fall within the specific number of acres projected in
the MUSA Staging Plan for all categories of land use with the exception of Medium
Density Residential (MDR). MDR requests for MUSA total more than double the 60
acres of MDR acres for 2005 in the MUSA Staging Plan. Met Council staff has indicated
that the City could shift acres within the Land Use categories if it wishes to do so. More
acreage was included in the Low Density Residential category since that was the
predominant type of development that was occurring at the time the Plan was prepared.
Since that time, there has been more interest and emphasis placed on medium density
residential townhouse type development by developers, the Met Council and market-
sensitive demand throughout the Metropolitan Area, The Planning Commission and City
Council will need to indicate whether a shifting of acreages within the various land uses
is desirable relative to the long.;.term vision articulated in the 2020 Comprehensive Plan.
Failure to recognize this shift in land use demand may result in slower than projected
household growth and/or developer requests for Comprehensive Plan Amendments and
Zone Changes to allow for more MDR development.
Proposed MUSA Expansion Criteria
City staff have also developed the following proposed criteria that may be used in
determining where MUSA expansions should occur:
1. Proximity of property to transportation corridors (i.e. 19Sth Street between Akin Road
and TH 3, 20Sth Street between CSAH 31 and TH 3, etc.) to promote construction of
transportation corridors as identified in the City's 2020 Comprehensive Plan.
2, Proximity to existing infrastructure and whether it is economically feasible to connect to
existing and/or planned infrastructure, identified in the 2020 Comprehensive Plan.
3. Property within the IndustriallBusiness Park or other industrial/commercial areas to
promote tax base as identified in the City's 2020 Comprehensive Plan.
4. Proximity to the central area of City (east of Akin Road and west of Trunk Highway 3)
to promote the connection of the northern and southern portions of the City.
5. Property that provides location for necessary public facilities - public, quasi-public and
other institutional uses.
6. Feasibility of providing municipal services (police, fire, public works, or parks) to the
proposed property.
1 .
7. Variety of land uses proposed by developer (Le. Low, Low/Medium, Medium and High
Density Residential, Business, Industrial, etc.) that supports the City's 2020
Comprehensive Plan.
8. MUSA expansion areas should generally follow section lines, natural drainage ways and
sanitary sewer districts.
9. Property cannot be considered for MUSA designation until an annexation petition has
been filed and approved by the Council and filed with the State Planning Agency.
10. Other criteria that may be determined by the Planning Commission and City
Council.
Annexation Issues
In addition to the properties that have requested MUSA that are listed and described in
the June 27, 2000 memo to the Planning Commission, the City has recently received
annexation petitions for three properties totaling approximately 320 acres that contains
approximately 270 developable acres.
The MUSA Staging Plan identified up to 80 acres of "unanticipated growth" that could
include areas to be annexed through 2005. While the above proposed criteria suggests
that property be annexed prior to being considered for annexation, property owners
should be informed of the availability of MUSA in the future prior to commencing the
formal annexation petition process, Obviously the requests received to date are
considerably in excess of the amount of MUSA that was anticipated to be available for
this type of MUSA expansion, If the currently available MUSA expansion is to be
considered for annexed areas of more than 80 acres, it will result in areas currently within
the City and within the MUSA staging areas not receiving MUSA. In addition, the same
proposed criteria for MUSA expansions should be applied to properties requesting
annexation and forwarded to the Planning Commission for review and recommendation
to the City Council.
Zoning Ordinance Update
A requirement associated with implementation of the approved Comprehensive Plan is
that the City Zoning and Subdivision Ordinances be amended so as to be consistent with
the 2020 Plan. The City Council recently authorized the request for proposals from
consulting firms to assist City staff in the preparation of the necessary Zoning and
Subdivison ordinance amendments. In addition, it is proposed that the entire Zoning and
Subdivision ordinances be updated and that other ordinances currently located in other
chapters of the Code of Ordinances be consolidated into one chapter. In addition, specific
properties will need to be re-zoned in some cases so as to be consistent with the approved
Plan. It is anticipated that this process will begin in October and take approximately ten
(10) months to complete. This process would include public hearings at the Planning
Commission and final approval by the City Council.
, .
As a review of the proposed update process has begun, it has been concluded that it will
be very difficult to review new proposed developments that are not currently in the
MUSA and at the same time update the City's Zoning and Subdivision Ordinances. For
this reason, it is recommended that the Planning Commission and City Council consider
postponing the approval of a majority of the newly available MUSA until this process has
been completed.
There are several situations that warrant consideration of MUSA designation prior to
completion of the Zoning Ordinance update. They include the following:
. Non-profit and other governmental uses. The Farmington School District is currently
attempting to secure a site for its next elementary school. It is planned that a
referendum will take place this fall. If funding is approved for a new school, the
District will need assurance that MUSA will be available to allow construction to
commence in a timely manner, Farmington Lutheran Church has a similar situation
except that they have secured a site on the east side of Akin Road north of 208th
Street.
. Industrial Park Expansion. There are currently two lots remaining in the Industrial
Park. The HRA has authorized negotiations to begin with the property of the next
planned phase of the Industrial Park. The HRA will need assurance that MUSA will
be available if an agreement is reached to purchase the property and the financing for
the expansion is approved.
. Completion of previously approved Planned Unit Developments. The Middle Creek
Estates Planned Unit Development (formerly Murphy Farm) contains an area of
approximately 60 developable acres at the south end of its approved Planned Unit
Development that is not currently in the MUSA. They developer has requested that
MUSA be approved for their entire development that has received EA W and Planned
Unit Development approval. If approved for additional MUSA, this would reduce
the available number of MUSA acres to 550. This request appears reasonable given
the fact that this area is adjacent to a much larger approved Planned Unit
Development that is within the MUSA.
This decision would not effect areas that are currently being developed in the MUSA
expansion that was approved in 1998. These areas include: Charleswood, Autumn Glen,
Vermillion Grove, Middle Creek Estates, Prairie Creek East, Riverbend (the area east of
Dakota Estates), Tamarack Ridge, Bristol Square, and Glenview Townhomes.
ACTION REOUESTED
Discussion of the issues contained in this memo between the Planning Commission and
City Council and indication of the consensus of the two bodies of the issues described
above. The following action items should be considered:
. .
1) Determine level of support for the recommended technical requirements associated
with MUSA Expansion Criteria.
2) Determine level of support relative to the requirements that properties must be
annexed prior to MUSA designation consideration.
3) Determine the level of support of a shift of MUSA acres from the Low Density
Residential designation to the Medium Density designation.
4) Determine the level of support for a 2005 MUSA Designation Postponement Period
of 10 months ending on July 31, 2001 to allow for the City Zoning and Subdivision
ordinances to be updated to be consistent with the approved 2020 Comprehensive
Plan.
5) Determine the level of support relative to the proposed exceptions to the 2005
MUSA Designation Postponement Period as identified,
~SP~l#/
avid L. Olson
Community Development Director
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
/Oe
TO:
Mayor and Councilmembers
City Administratof~
David L. Olson
Community Development Director
FROM:
SUBJECT:
2000-2005 MUSA Staging Plan - Schedule Council-Planning Commission
Workshop
DATE:
July 17, 2000
INTRODUCTION
As a result of approval of the City's Comprehensive Plan, a determination needs to be made as to
the allocation of the City's 2000-2005 MUSA expansion. In addition, this workshop session will
also allow for discussion of planning issues associated with updating the City's Zoning Code in
support of the 2020 Comprehensive Plan.
DISCUSSION
Attached is a memo to the Planning Commission that outlines the properties in the City that have
requested MUSA designation for their property and also suggested guidelines and criteria to
consider in the determination as to where MUSA should be extended.
The Planning Commission has discussed this issue and has requested that a joint City Council -
Planning Workshop be held in order to discuss this important issue further prior to forwarding
their recommendation on this issue.
In accordance with Council policy, the suggested date for the Joint Workshop is Wednesday,
August 16,2000 at 7:00 p.m. in City Hall. This is the third Wednesday of the month. Council,
however, may choose to reschedule this workshop to best fit the need of the Council as a whole,
ACTION REOUESTED
Authorize the sch~~~g of a Joint City
Wednesday, Augusy:~2000 at 7:00 p.m.
30
~S~I~L
Qoo
Community Development Director
Council - Planning Commission Workshop for
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning Commission
~i\
Lee Smick, AICP
Planning Coordinator j
July 11, 2000
FROM:
DATE:
SUBJECT:
Proposed MUSA Expansion
INTRODUCTION
On June 27, 2000, the Planning Commission began discussions concerning the review of
properties that may be considered for MUSA designation between 2000-2005 that was provided
in Table 4.1 of the 2020 Comprehensive Plan.
DISCUSSION
The discussions consisted of the review of property within the City limits of Farmington that may
receive MUSA within the next five years. This review was generated because of the number of
requests by property owners to expand MUSA to their property.
At the meeting, the Planning Commission made no decision concerning the allotment of MUSA
to various properties knowing that a joint City Council/Planning Commission meeting would be
required to review the MUSA requests.
Additional discussions and dialogue will continue on July 11, 2000 concerning questions that the
Planning Commission may have for staff. Attached is information from the June 27, 2000
Planning Commission meeting for review and reference.
The joint City CounciVPlanning Commission meeting is proposed for Wednesday, August 16,
2000 at 7:00 PM. Staff is requesting that the Commissioners review their schedules and
determine if this date meets the approval of the Commission or another date should be proposed
to the City Council.
ACTION REQUESTED
Approve the joint City CounciVPlanning Commission meeting scheduled for August 16, 2000 or
propose another meeting date.
. .
~u~
Lee Smick, AICP
Planning Coordinator
. .
City of Farmington
325 Oak Street, Farmington. MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning Commission
Lee Smick, AICP ('-, {)
Planning Coordinato~
FROM:
DATE:
June 27, 2000
SUBJECT:
Proposed MUSA Expansion
INTRODUCTION
On March 22, 2000 the Metropolitan Council approved Farmington's 2020 Comprehensive Plan.
In the plan, the City opted to illustrate the proposed MUSA areas as "undesignated MUSA
reserve" rather than designating a fixed staging area. Under this scenario, the City chose to
designate the acreage, types and density of land uses and locaVregional service levels for each
five-year stage to 2020, with the exact location of each stage unspecified to avoid land
speculation.
However, the City has recently been approached by a number of land owners who have requested
MUSA for their property. Additionally, the attached letter from the Metropolitan Council dated
April 3, 2000 advised the City that there are regional sewer system capacity limitations, therefore
any development occurring in the City within the 2005-2010 staging area would be required to go
through a plan amendment process.
Because of the above-mentioned events, the City has recently taken steps to begin reviewing the
designation of MUS A in the acreage, types and density ofland uses between 2000-2005 that was
provided in Table 4.1 of the 2020 Comprehensive Plan.
DISCUSSION
In review, the Metropolitan Urban Service Area (MUSA) provides Farmington with a regional
sanitary sewer system that currently consists of 3,650 gross acres. As the City continues to grow
at 275 housing units per year, additional MUSA will be required to service newly expanded areas
of the City in order to provide for this growth. Farmington currently forecasts 5,775 household
units to be added within the City over the next twenty years, which requires 1,750 additional
residential acres of MUSA at 3.3 duJacre to satisfy the growth needs. As the Table 4.1 indicates,
1,620 acres of additional MUSA acres will be requested by the City by the year 2020 to meet the
forecasted growth rates.
In 1999, the City had 735 vacant residential acres within the MUSA. In terms of residential
MUSA, an additional 1,060 residential MUSA acres, along with the current 735 vacant residential
acres within the MUSA, provides for a total of 1,795 residential acres of MUS A that the City will
need to meet the forecasted residential growth. Therefore, 1,750 additional MUSA acres will be
consumed by 2020 leaving 45 acres of undeveloped residential land for "unanticipated growth."
Between 2000 and 2005, a total of 610 acres has been allotted for MUSA expansion. Land use
categories included in the first five-year cycle are low, low/medium and medium residential,
industrial and unanticipated growth.
MUSA Staging Plan
Table 4.1
Land Use Acres
Year Low Low/ Med High Indust. Business Comm. Unanticipated Total
Med Park Growth
2005 400 30 60 0 40 0 0 80 610
2010 300 0 50 0 40 0 22 120 532
2015 105 0 50 0 50 60 0 75 340
2020 0 0 63 0 0 0 0 75 138
Totals 805 30 223 0 130 60 22 350 1620
Within the table, 350 acres of additional MUSA will be spread throughout the twenty-year time
frame in order to provide for "unanticipated growth." This unanticipated growth may come from
annexation petitions or an unanticipated increase in building permits requiring additional acreage
for development. Consequently, the City will request a total of 1,620 acres of MUS A for all land
use categories until 2020. Map 4.1 indicates the locations of the proposed areas for MUSA
expansion.
City staff has prepared a list defining the criteria utilized in determining the MUSA expansion
between 2000 and 2005 in the City of Fannington.
Criteria for MUSA Exoansion - 2000-2005
1. Proximity of property to transportation corridors (i.e. 195th Street between Akin Road and
TH 3, 20gth Street between CSAH 31 and TH 3, etc.) to promote construction of
transportation corridors as identified in the City's 2020 Comprehensive Plan.
2. Proximity to existing infrastructure and is economically feasible to connect to existing or
planned infrastructure.
3. Property within the IndustrialIBusiness Park or other industrial/commercial areas to
promote tax base as identified in the City's 2020 Comprehensive Plan.
4. Proximity to central area of City (east of Akin Road and west of Trunk Highway 3) to
promote the connection of the northern and southern portions of the City.
5. Property that provides location for necessary public facilities - public, quasi-public and
other institutional uses.
6. Feasibility of providing municipal services (police, fire, public works or parks) to
proposed property.
2
7. Variety of land uses proposed by developer (i.e. Low, Low/Medium, Medium and High
Density Residential, Business, Industrial, etc.) that supports the City's 2020
Comprehensive Plan.
8. MUSA expansion areas should generally follow section lines, natural drainage ways and
sanitary sewer districts.
9. Property cannot be considered for MUSA until an annexation petition has been filed and
approved.
As mentioned above, the City has received numerous requests from property owners both inside
and outside of the corporate limits to designate MUSA to their properties for the opportunity of
future development. The following table identifies requests made by the property owner,
developable acres, land uses and location of the property. A detailed summary and analysis of
each property is attached.
PROPERTY WITHIN CITY/OWNER REQUESTS MUSA
Property/ Developable Land Use Location Comments
Developer Acres
A Fisher 10.16 Med. Res. East of TH 3 Redesignate
MUSA
B Devney 30.74 Industrial Industrial Park
C Farmington 17.5 Low Res. East of Akin Road Request
Lutheran Received
D Robert Adelman 26 Med. Res. South of St. Michael's Request
Received
E Murphy/Horton 64 Med. Res. East of CSAH 31 Request
Received
F Jim Allen 43.8 Low/Med. West of Denmark Request
Med.Res. Received
G Nordseth/ 34 Low Res. South of I 95tn/West of Request
Benedict Charleswood Received
H Seed/Genstar 211.45 Low-Med. West ofTH 3 Request
Res. Received
I Bill Adelman 38.4 Low Res. West of Allen Request
Received
J Murphy/208'" 16.15 Industrial South of Murphy Farm Roadway
Corridor
TOTAL 492.2
K Devney 25.9 Low Res. West of Ag Preserve
Nelson Hills
L Devney 30 Low Res. West-CSAH 31 Ag Preserve
M Donnelly 48 Low Res. North of 195'" Ag Preserve
N Finnegan 86 Restricted South of 195tn Conservation
Dev.
TOTAL 189.9
3
In reviewing if the land uses fall within the required acres allotted in Table 4.1, it is important to
calculate the total acres by land use type as show in the following table. As witnessed below, the
276.35 acres oflow density residential is below the 400 acres allotted in Table 4.1. Similarly, the
low/medium residential category showing 22.8 acres falls below the 30 acres allotted.
PROPERTY WITlllN CITY - RUNNING TOTALS
Low Low/ Medium High Industrial Business Comm. Unanticipated Total
Medium Park Growth
276.35 22.8 146.16 0 46.89 0 0 0 492.2
189.9 9S
However, the medium residential category shows 146.16 acres compared to the 60 acres allotted
in Table 4.1. This large separation in allotted acres is most likely explained because of the time
period of 1998-1999 in which Table 4.1 was formulated. At that time, all of the developments
proposed in the City were single-family residential projects, excluding Nelson Hills Townhomes.
The first townhome projects of any size were Bristol Square and Glenview Townhomes that were
developing in the summer of 1999. Therefore, the City did not forecast larger acreages for
medium density land uses at the time the table was prepared.
The City will be working with the Metropolitan Council to determine if some of the land use
acreages may be shifted to other categories to project a more up-to-date profile of proposed
developments in the City. .
The 46.89 acres of industrial land use is close to the 40 acres allotted, however a shift in land
acreage needs to occur to incorporate the additional 6.89 acres required for MUSA in the
Industrial Park and the construction of 208th Street.
The remaining 80 acres of unanticipated growth has yet to be determined. Once again,
unanticipated growth may include areas for which annexation petitions have been approved or an
unanticipated increase in building permits requiring additional acreage for development. This
allotment will most likely be determined subsequent to any future annexation petitions being
approved.
ACTION REOUESTED
Review the above information with City staff. An additional meeting will be held on July 11,
2000 to further discuss these issues and a joint City CouncillPlanning Commission meeting will
be scheduled.
Respectfully submitted,
~L~~
Lee Smick, AICP
Planning Coordinator
4
Map Location:
A
Property Owner:
Matt Fischer
MUSA Request Received:
The City borrowed MUSA from this property for the
Glenview TowhomesIBristol Square developments in
1998 and the City acknowledged that the property would
receive MUSA as soon as it was available. Fischer also
owns property to the west of this site that is within the
MUSA.
Location of Property:
East of TH 3 and behind the Amoco Station.
Area Bounded By:
The property is surrounded by Castle Rock Township to
the north, east and south and commercial to the west.
Total Acres:
12.4 acres
Developable Acres:
10.16 acres
Existing Zoning:
R-3 High Density
Comprehensive Plan
Designation
Medium Density Residential
Proposed Development:
Development plans have not been submitted to the City
at this time.
Streets and Accesses:
The property may be accessed from TH 3 on the north
and south sides of the property.
Water & Sewer:
Water access is available from two 6-inch lines on the
north and south sides of the property. Sewer is available
from two 8-inch lines on the north and south sides of the
property. A 36-inch storm sewer line is available
through the Amoco property.
Sidewalks:
No sidewalks or trails exist near the property.
Topography:
Site topography is generally flat.
WetlandlFlood Plain:
A 2.24 acre wetland exists on the westerly and northerly
portions of the site.
Parkland and Trails:
There are two City parks in close proXImity to the
property. One exists west ofTH 3 at the City Swimming
PooVEvergreen Knoll Park located on Heritage Way and
the other is proposed in the East Farmington 7111 Addition
on the north side of TH 50. The Prairie Waterway
provides a City trail from this park.
Analysis:
At this time, the owner has not contacted the City
concerning MUSA expansion to his property.
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Map Location:
B
Property Owner:
John Devney
MUSA Request Received:
The City has made a request for MUSA to provide
additional industrial acres in Phase III of the Industrial
Park.
Location of Property:
East of CSAH 31 and west of Phase II of the Industrial
Park.
Area Bounded By:
The property is bounded by floodplain on the north,
industrial uses on the east, agriculture on the sQuth and
CSAH 31 and agriculture on the west.
Total Acres:
39.5 acres
Developable Acres:
30.74 acres
Existing Zoning:
1-1 - Light Industry
Comprehensive Plan
Designation
Industrial
Proposed Development:
Development plans have not been submitted to the City
at this time.
Streets and Accesses:
The property may be accessed on the west by CSAH 31
with the connection of 208lh Street through the Industrial
Park.
Water & Sewer:
Water and sewer access is available through Phase I & II
of the Industrial Park.
Sidewalks:
No sidewalks or trails exist near the property, however a
trail will be constructed along the east side of CSAH 31
in the future
Topography:
Site topography is generally flat.
WetlandIFlood Plain:
An 8.76 acre wetland/floodplain exists on t~e northerly
portion of the site.
Parkland and Trails:
No parks have been proposed in the immediate location
of the Industrial Park. A park will be located within the
Murphy Farm development to the north of the Industrial
Park.
Analysis:
Four lots remain in Phase I & II of the Industrial Park.
The City is reviewing potential expansion of the
Industrial Park into Phase III.
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Map Location:
C
Property Owner:
Farmington Lutheran
MUSA Request Received:
The City received a written request for MUSA.
Location of Property:
East of Akin Road and north of Riverside Estates.
Area Bounded By:
The property is bounded by open space on the north,
agricultural uses on the east, single-family residential on
the south and Akin Road and single-family residential on
the west.
Total Acres:
19 acres
Developable Acres:
17.5 acres
Existing Zoning:
R-l Low Density - Single-Family Residential
Comprehensive Plan
Designation
Low Density Residential
Proposed Development:
The City has reviewed a sketch plan for a church
building and parking lot on the site.
Streets and Accesses:
The property may be accessed on the west by Akin
Road. A future transportation corridor along the east
side of the property running north and south may also
provide additional access to the property.
Water & Sewer:
Water access is available along Akin Road. The Sewer
access is on the west side of Akin Road and needs to be
jacked under Akin to service the property.
Sidewalks:
No sidewalks or trails exist near the property, however
the Akin Road Improvements Report proposes that a
trail along Akin may be approved.
Topography:
Site topography is generally flat.
Wetland/Flood Plain:
A 1.5 acres wetland exists on the northwesterly portion
of the site.
Parkland and Trails:
No parks have been proposed in the immediate location
of the property, however, the School District's playfields
exist to the south.
Analysis:
Farmington Lutheran Church is anticipating the
construction of their church in 2001.
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D
Property Owner:
Robert Adelman
MUSA Request Received:
The City received a request from the property owner at
the August 3, 1998 City Council meeting after his
request for rezoning the property from 1-1 to R-3 was
denied.
Location of Property:
South of St. Michael's Catholic Church and east of
Denmark Avenue.
Area Bounded By:
The property is bounded by institutional and industrial
uses on the north, open space on the east and south and
agriculture on the west.
Total Acres:
29.6 acres
Developable Acres:
20/26 acres
Existing Zoning:
1-1 - Light Industrial
Comprehensive Plan
Designation
High Density Residential and Open Space
Proposed Development:
Development plans have not been submitted to the City
at this time.
Streets and Accesses:
The property may be accessed from Denmark Avenue on
the west side of the property.
Water & Sewer:
The water service exists along Ash Street and Denmark
Avenue. Sewer access is not currently available,
however a proposed 12-inch trunk line is proposed near
the property.
Sidewalks:
No sidewalks exist near the property.
Topography:
Site topography is generally flat.
WetlandIFlood Plain:
Approximately 5.15 acres of wetland exists along the
southern portion of the property.
Parkland and Trails:
City parks do not exist in close proximity to this
property.
Analysis:
The property was proposed for medium density
townhomes in 1998. Outside of the Industrial Park and
the 1-1 districts in the downtown area, this property is
the last remaining piece of industrial property with rail
access in the City.
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Map Location:
E
Property Owner:
Murphy Farm/Horton
MUSA Request Received:
The City received a request from the property owner at
the March 20, 2000 City Council meeting.
Location of Property:
East of CSAH 31
Area Bounded By:
The property is bounded by agriculture to the north and
east, floodplain to the south and agriculture to the west.
Total Acres:
123 acres
Developable Acres:
64 acres
Existing Zoning:
R-I Low Density - Single-Family Residential
Comprehensive Plan
Designation
Medium Density, LowlMedium Density and Low
Density Residential, Floodplain
Proposed Development:
The City has received a preliminary plat proposal for the
site.
Streets and Accesses:
The property may be accessed from CSAH 31 on the
west and a future north/south street from the Industrial
Park.
Water & Sewer:
Water access is available from the north through the
Vennillion Grove development and sewer access is
available from the Middle Creek sanitary sewer running
through the site.
Sidewalks:
Sidewalks will exist in the future single-family area to
the north of this location.
Topography:
Site topography is generally flat.
Wetland/FIood Plain:
The wetland/flood plain contains approximately 59 acres
on the southerly portion of the site.
Parkland and Trails:
City parks are proposed in this area but have not been
designated at this time.
Analysis:
The Developer proposes 204 two-story villas in this
location, however with the new floodplain delineation
the number may decrease. The Developer has submitted
a preliminary plat for this entire area.
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Map Location:
F
Property Owner:
Jim Allen
MUSA Request Received:
The City received a request from the property owner
Location of Property:
The property is located west of Denmark Avenue and
north ofCR 74.
Area Bounded By:
The property is bounded by a floodplain and fIre station
to the north, Denmark Avenue and Farmington High
School to the east and agriculture to the south and west.
Total Acres:
60 acres
Developable Acres:
43.8 acres, pipeline not factored into unbuildable area.
Existing Zoning:
R-l Low Density - Single-Family Residential
Comprehensive Plan
Designation
Medium Density, Low/Medium Density Residential,
Flood plain
Proposed Development:
The owner has submitted a sketch plan for the property.
Streets and Accesses:
The property may be accessed from Denmark Avenue on
the east ad CR 74 on the south.
Water, Sewer & Gas:
The water service exists along Ash Street and Denmark
Avenue. Sewer access is not currently available,
however a proposed 12- inch trunk line is proposed near
the property.
Sidewalks:
Sidewalks do not exist along Denmark Avenue or CR 74
at this time.
Topography:
Site topography is generally flat.
WetlandIFlood Plain:
The wetland and flood plain comprise approximately
16.2 acres on the northerly portion of the site.
Parkland and Trails:
Westview Park is located in the southeasterly section of
the High School campus.
Analysis:
The Developer has submitted a sketch plan and the
proposed uses are compatible with the surrounding area.
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G
Property Owner:
NordsethlBenedict
MUSA Request Received:
The City received a request from the property owner at
the City Council meeting on May 18, 1998 upon
approval of the Farmington Middle School2d Addition.
South of 195th Street and west of Charleswood.
Location of Property:
Area Bounded By:
The property is bounded by agriculture to the north
south and west ad single-family residential to the east.
Total Acres:
74 acres
Developable Acres:
34 acres
Existing Zoning:
R-l Low Density - Single-Family Residential
Comprehensive Plan
Designation
Low Density Residential
Proposed Development:
The owner has not submitted a development proposal for
the property.
Streets and Accesses:
The property may be accessed from 195th Street on the
north.
Water & Sewer:
Water access is available from Charleswood on the east.
Sewer access is unavailable at this time. The future
Middle Creek Sanitary Sewer line will need to be
extended to this area to serve this property.
Sidewalks:
Sidewalks do not exist along 195th Street at this time.
Topography:
Site topography is rolling before falling off into a ravine
in the central portion of the site.
Wetland/FIood Plain:
The wetland and flood plain comprise approximately 40
acres on the westerly portion of the site.
Parkland and Trails:
A future trail is proposed through the ravine area
running north and south through the property.
Analysis:
The School District is reviewing the location of an
elementary school on the southern portion of the site.
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Map Location:
H
Property Owner:
Seed/Genstar
MUSA Request Received:
The City received a request from the property owner
Location of Property:
The property is located west of TH 3 and north of the
proposed 195th Street corridor.
Area Bounded By:
The property is bounded by a floodplain and proposed
single-family to the north, Trunk Highway 3 to the east
and agriculture to the south and a City park to the west.
Total Acres:
272.8 acres
Developable Acres:
211.45 acres
Existing Zoning:
The zoning has not been designated at this time because
the property currently exists in Empire Township. The
approved orderly annexation agreement.
Comprehensive Plan
Designation
Medium Density, Low Density Residential, Floodplain
Proposed Development:
Development plans have not been submitted to the City
at this time.
Streets and Accesses:
The property may be accessed from TH 3 on the east and
future 195th Street on the south.
Water & Sewer:
Water access is unavailable at this time. The
Metropolitan Council sewer interceptor runs from the
northwest to the southeast and may provide sewer access
to the property.
Sidewalks:
Sidewalks do not exist along TH 3.
Topography:
Site topography is generally flat.
WetlandlFlood Plain:
Approximately 61.35 acres of wetland and flood plain
exists in the central portion of site.
Parkland and Trails:
The Farmington Preserve exists directly to the west of
the property on approximately 74 acres.
Analysis:
The Seed/Genstar property consists of a total of 952
acres that will be brought into the City under an orderly
annexation agreement with Empire Township. City staff
sug~ests that an area along the north side of the proposed
195 Street corridor be considered.
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Map Location:
I
Property Owner:
Bill Adelman
MUSA Request Received:
The City received a verbal request from the property'
owner in 1999.
Location of Property:
The property is located north of CR 74 and west of the
Jim Allen property.
Area Bounded By:
The property is bounded by a floodplain to the north and
west, proposed low/medium residential to the east and
agriculture to the south.
Total Acres:
80 acres
Developable Acres:
38.4 acres
Existing Zoning:
R-l Low Density - Single-Family Residential, I-I Light
Industry
Comprehensive Plan
Designation
Low Density Residential, Floodplain, Business Park
Proposed Development:
Development plans have not been submitted to the City
at this time.
Streets and Accesses:
The property may be accessed from CR 74 on the south
and potentially through the Jim Allen property on the
east.
Water & Sewer:
The water service exists along Ash Street and Denmark
Avenue. Sewer access is not currently available,
however a proposed 12-inch trunk line is proposed near
the property.
Sidewalks:
Sidewalks do not exist along CR 74 at this time.
Topography:
Site topography is generally flat.
WetIandlFlood Plain:
Approximately 41.6 acres of Wetland and flood plain are
delineated on this property and exist along the westerly
and northerly portions of the site.
Parkland and Trails:
Westview Park is located in the southeasterly section of
the High School campus.
Analysis:
The development of this property would be dependent
on the Allen property receiving MUSA.
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Map Location:
J
Property Owner:
Murphy/20Sth Street Corridor
MUSA Request Received:
The City has not received a request from the property
owner.
Location of Property:
The property is located west of Akin Road and north of
the Enron Gas Pipeline Group.
Area Bounded By:
The property is surrounded by a floodplain.
Total Acres:
43 acres
Developable Acres:
16.15 acres
Existing Zoning:
1-1 Light Industry
Comprehensive Plan
Designation
Industrial
Proposed Development:
Development plans have not been submitted to the City
at this time.
Streets and Accesses:
The property may be accessed from Denmark Avenue on
the east and CR 74 on the south.
Water & Sewer:
Water access is available from the north through the
Vermillion Grove development and sewer access is
available from the Middle Creek sanitary sewer running
through the site.
Sidewalks:
Sidewalks do not exist along Denmark Avenue or CR 74
at this time.
Topography:
Site topography is generally flat.
Wetland/Flood Plain:
Approximately 26.S3 acres of wetlands and flood plain
is delineated through the property.
Parkland and Trails:
City parks are not located within close proximity to this
site.
Analysis:
The property is being reviewed for MUSA because of
the need to extend 20Sth Street through the Industrial
Park towards Akin Road.
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Map Location:
K
Property Owner:
DevneylNelson Hills
MUSA Request Received:
The City has received a request from the property owner.
Location of Property:
The property is located west of Nelson Hills Farm and
north ofthe proposed 190th Street corridor.
Area Bounded By:
The property is bounded by agriculture and single-
family residential on the north, single-family residential
on the east, agriculture and floodplain on the south and
agriculture and floodplain on the west.
Total Acres:
31 acres
Developable Acres:
25.9 acres
Existing Zoning:
A-I Agricultural
Comprehensive Plan
Designation
Low Density Residential
Proposed Development:
Development plans have not been submitted to the City
at this time.
Streets and Accesses:
The property is currently inaccessible at this time,
however, the future extension of 190th Street to the west
would provide access to the property.
Water & Sewer:
Water access is available near 190th Street on the south.
Sewer access is unavailable at this time. The future
Middle Creek Sanitary Sewer line will need to be
extended to this area to serve this property.
Sidewalks:
Sidewalks do not exist near the property at this time.
Topography:
Site topography is generally flat and falls off to the
ravine in the central portion of the site.
Wetland/Floodplain:
No wetlands exist on the site, however a floodplain is
delineated on this property encompassing 5.17 acres.
The floodplain runs through the central portion of the
site.
Parkland and Trails:
Daisy Knoll Park is located to the east of this property
and trails exist within the storm water drainage system
throughout Nelson Hills Farm.
Analysis:
This property was reviewed for a potential elementary
school site, however, because of the limited developable
land on the property the school district is reviewing
other properties within the City. Since this property is
designated as Agricultural Preserve, it would not be
recommended for MUSA if it were not selected as a
school site.
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Map Location:
L
Property Owner:
Devney/South of Charleswood
MUSA Request Received:
The City has received a request from the property owner.
Location of Property:
The property is located south of Charleswood and west
ofCSAH 31.
Area Bounded By:
The property is bounded by floodplain and wetland on
the north, CSAH 31 and industrial on the east and
agriculture on the south and west.
Total Acres:
35 acres
Developable Acres:
30 acres
Existing Zoning:
A-2 Ag Preserve
Comprehensive Plan
Designation
Industrial
Proposed Development:
Development plans have not been submitted to the City
at this time.
Streets and Accesses:
The property is accessible from CSAH 31 and the future
208th Street to the west of CSAH 3 I.
Water & Sewer:
Water and sewer access is available from CSAH 31.
Sidewalks:
Sidewalks do not exist near the property at this time.
Topography:
Site topography is generally flat, however the
topography increases along the westerly portion of the
property .
Wetland/Flood Plain:
Approximately 5 acres of Manage 2 wetland exists on
the northeast comer of the site along with a floodplain
on the easterly portion of the site.
Parkland and Trails:
City parks are not located within close proximity to the
property.
Analysis:
This property was reviewed for a potential elementary
school site, however, because of the limited developable
land on the property the school district is reviewing
other properties within the City. Since this property is
designated as Agricultural Preserve, it would not be
recommended for MUSA if it were not selected as a
school site.
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Map Location:
M
Property Owner:
Donnelly
MUSA Request Received:
The City has received a request from the property owner
on behalf of the School District.
Location of Property:
The property is located between 190th and 195th Streets
and west of Troyhills.
Area Bounded By:
The property is bounded by agriculture to the north and
south, single-family residential to the east and floodplain
and agriculture to the west.
Total Acres:
56.7 acres
Developable Acres:
48 acres
Existing Zoning:
A-2 Ag Preserve
Comprehensive Plan
Designation
Low Density Residential
Proposed Development:
Development plans have not been submitted to the City
at this time.
Streets and Accesses:
The property is accessible from 195th Street on the south
and the future 190th Street on the north.
Water & Sewer:
Water access is available from Troyhills on the east.
Sewer access is unavailable at this time. The future
Middle Creek Sanitary Sewer line will need to be
extended to this area to serve this property.
Sidewalks:
Sidewalks do not exist near the property at this time.
Topography:
Site topography is generally flat, however the
topography falls off towards the west into the existing
ravine.
Wetland/Flood Plain:
No wetlands exist on the site, however, a floodplain is
delineated through the central and southern portions of
the site and encompasses approximately 10.72 acres.
Parkland and Trails:
A park is located at 193rd and Everest Path.
Analysis:
This property is being reviewed as a potential site for an
elementary school. The school would be located on the
northern portion of the property and would require
access from the future extension of 190th Street. MUSA
would be requested for approximately 25 acres for the
school building. The ballfields and playgrounds do not
require MUSA. Since this property is designated as
Agricultural Preserve, it would not be recommended for
MUSA if it were not selected as a school site.
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Map Location:
N
Property Owner:
Dave Finnegan
MUSA Request Received:
The City has received a written request from the
property owner.
Location of Property:
The property is located south of the 195tb Street corridor
and west of the eastern City limit line.
Area Bounded By:
The property is bounded by single-family residential to
the north, agriculture to the east and open space to the
south and west.
Total Acres:
88.5 acres
Developable Acres:
86 acres
Existing Zoning:
C-l Conservation
Comprehensive Plan
Designation
Restricted Development
Proposed Development:
Development plans have not been submitted to the City
at this time.
Streets and Accesses:
The property not accessible at this time.
Water & Sewer:
The trunk water distribution plan shows a 20-inch main
through the future 195tb Street corridor. No trunk
sanitary sewer line is proposed for this area at this time.
Sidewalks:
Sidewalks do not exist near the property at this time.
Topography:
Site topography is generally flat.
WetIandIFlood Plain:
Approximately 2.5 acres of wetland exist on the site.
Parkland and Trails:
City park land exists west and north of the property.
Analysis:
The property was not considered as developing in the
2020 Comprehensive Plan, therefore, staff recommends
that the granting of MUS A is premature at this time.
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