HomeMy WebLinkAbout11.30.05 Work Session Packet
City of Farmington
325 Oak Street
Farmington, MN 55024
Mission Statement
Through teamwork and cooperation,
the City of Farmington provides quality
serVices that preserve our proud past and
foster a promisingfuture.
AGENDA
JOINT CITY COUNCIL/ PLANNING COMMISSION WORKSHOP
November 30, 2005
5:00 P.M.
CITY COUNCIL CHAMBERS
1. Call to Order
2. Approve Agenda
3. Discussion of Proposed Concept Review Policy (Southeast Region)
At its meeting on November 8, the Planning Commission discussed the proposed policy and
recommended that the City Council adopt it. At its meeting on November 21, some members of the
City Council indicated that prior to taking action on the proposal, they wanted to discuss it with the
Planning Commission at the upcomingjoint workshop meeting on November 30.
4. Discussion of Proposed Criteria Regarding Multi-Family and Medium-to-High Density Housing
At its meeting on November 8, the Planning Commission discussed the proposed policy and'
recommended that the City Council adopt it. At its meeting on November 21, some members of the
City Council indicated that prior to taking action on the proposal, they wanted to discuss it with the
Planning Commission at the upcomingjoint workshop meeting on November 30.
5. Discussion of "Savanna Pointe at Dean Lakes" Development in Shakopee
Planning Commission members indicated on November 8 that they would like to tour a development
in the Twin Cities area that included "detached townhomes" similar to those that have been
proposed for the Perkins property. They indicated that they would prefer to do so individually,
rather than as a group. Accordingly, we have attached Mapquest driving direction to the "Savanna
Pointe" development in Shako pee, along with photos taken by City staff and other relevant
background material. Planning Commission and City Council members are encouraged to take a ,
look at this development prior to the joint workshop meeting on November 30.
6. Discussion of Bridgeland Development's Concept Plan for Perkins Property
The Planning Commission members discussed a revised concept plan for the Perkins Property at
their meeting on November 8. They indicated that before taking action on the proposal, they wanted
to discuss it with the City Council at the upcomingjoint workshop meeting on November 30.
7. Adjourn
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO: Mayor, City Council and Acting City Administrator
FROM: Kevin Carroll, Community Development Director
SUBJECT: Development Issues - Proposed Concept Review Process (for Southeast Region) and
Proposed Criteria for Multi-Family and Medium-to High Density Housing
DATE: November 21,2005
INTRODUCTION
A joint Planning Commission/City Council workshop meeting was held on October 19,2005. Some of
the topics that were addressed at that time were discussed again at a City Council workshop meeting
that was held on October 26, 2005. This memo will summarize relevant portions of those two past
discussions, and provide (for discussion purposes) further information regarding staff s proposed
handling of certain types of pending or anticipated development concept plans.
A. CONCEPT REVIEW PROCESS (SOUTHEAST REGION)
The aforementioned discussions that took place on October 19 and October 26 included questions
about the desired or preferred processing of concept plans, especially with regard to the timing or
sequencing of the required steps in the review/approval process. More specifically, questions were
asked about whether concept plans should be reviewed for parcels that are not within the City, or that
have not previously been involved in the MUSA review process, or that do not have Comprehensive
Plan designations or City zoning classifications.
It was suggested to the City Council at its October 26 meeting that the answers to the preceding
questions may depend upon the locations of the parcels in question, We have prepared a map
(attached) that divides the area east of Highway 3 and south of220th Street/Highway 50 into two zones.
The characteristics of, or differences between, the two zones include the following:
City/Township Location
Size 0 Parcels
Number 0 Parcels
Formal agreement(s)
re ardin annexation
Proximity to City services
1m act on City services
Adjacent Uses
Z(}neA ,..
Primarily City parcels
Primarily small (under 20 acres)
Many, relatively s eakin
Yes (Ash Street Project - Orderly
Annexation Agreement)
Close
Minor
Existing residential, commercial
and industrial
Primarily Township parcels
Primarily larger (over 60 acres)
Few, relatively speakin
No (discussions are in progress
with Em ire and Castle Rock)
More distant
Potentiall major
Primarily agricultural
At this stage, it may be appropriate for the City Council to consider the possibility of adopting a
concept review policy that takes into consideration the distinctions between the properties located
within Zone A and Zone B. Any such policy could, in effect, represent a "formalization" of the factors
that City staff members have previously considered in connection with developments such as the
Hometown Addition.
More specifically, the proposed processing sequences for Zones A and B are as follows:
Review/Approve Concept
Step One
Step Two
Review/Approve Joint Resolution re:
Annexation Petition (if required)3
Step Three
Review/Approve MUSA request
(By City Council if under 5 acres; by
MUSA Review Committee, Planning
Commission and City Council if over 5
acres i
Adopt Comprehensive Plan designation
and zoning classification
Met Council review/approval of
Comprehensive Plan Amendment
(MUSA and land use)
Step Four
Step Five
Step Six
Review/Approve Preliminary Plat
Step Seven
Review/Approve Final Plat
nla
nla
Ste
Ste
Preliminary Review of Concept Plan (if
desired b owner/develo eri
Finish System Plan Updates (surface water
management plan, sanitary sewer plan,
water distribution lant
Final Review/Approval of Concept Plan
Review/Approve Joint Resolution re:
Annexation Petition (if required)6
Review/Approve MUSA request
(By City Council if under 5 acres; by
MUSA Review Committee, Planning
Commission and City Council if over 5
acres
Adopt Comprehensive Plan designation
and zonin classification7
Met Council review/approval of
Comprehensive Plan Amendment (MUSA
and land use)
Review/ A rove Prelimina Plat
Review/Approve Final Plat
1 The City's current practice is to not process an annexation petition or discuss it informally with the affected Township
until City staff members believe that there is a reasonable likelihood that proposed development will receive all required
City approvals. Minnesota state statutes provide that annexation should not take place until development is "imminent."
2 The scope and complexity of concept plans for the larger Zone B parcels may warrant a "two-stage" concept review
process. It may be possible and useful to discuss some general parameters (example: relative proportions of single family
detached and multi-family housing) for development even before the system plan updates are completed.
3 The City's preference is for Orderly Annexation Agreements and Joint [City/Township] Resolutions regarding
annexation, rather than annexations by ordinance (which is the procedure through which properties are annexed despite the
Township's opposition),
4 The completion ofthe system plan updates does not need to be a prerequisite to the consideration or approval of concept
plans for Zone A parcels. Most, ifnot all, ofthe Zone A parcels are covered by the City's existing system plans, and the
development of the (relatively smaller) Zone A parcels would have a negligible impact on City's systems. Conversely,
many of the Zone B parcels are not covered by one or more of City's existing system plans, and development of the
(relatively larger) Zone B parcels would have a significant impact on the City's systems.
5 Steps 3 and 4 could potentially be reversed in some cases, but the City must make a formal MUSA decision and a formal
land use decision before Met Council approval is sought.
6 See footnote #1 above.
7 Steps 5 and 6 could potentially be reversed in some cases, but the City must make a formal MUSA decision and a formal
land use decision before Met Council approval is sought.
.. -
This proposed "sequencing" of development plans for parcels located in the southeast region of the
Farmington/Empire Township/Castle Rock Township area was discussed by the Planning Commission
at its meeting on November 8, 2005. The Planning Commission members indicated that they agreed
with and would support a formally adopted concept review policy that included the proposed
"sequencing. "
B. MUL TI-F AMIL Y AND MEDIUM- TO-HIGH DENSITY HOUSING -- Criteria
The other major topic that arose during the October 19 workshop meeting, and that remains
somewhat unclear, deals with the circumstances under which multi-family or medium-to-high density
residential development can or should be considered, City staff members are assuming that any
properties that are located within the City limits, and that are currently zoned R-3, R-4 or R-5, can be
developed in a manner consistent with those zoning classifications.
However, areas have been (and will continue to be) proposed for residential development that do not
currently have residential zoning classifications, either because they have not yet been annexed or
because they were automatically given an A-I zoning classification upon annexation. The City does
not currently have a formally adopted or generally accepted set of criteria that can be considered in
order to help determine where and when multi-family or medium-to-high density housing would be
appropriate or acceptable. Accordingly, we are proposing the following set of criteria for the Planning
Commission and City Council to consider:
1 Is the proposed development located near existing or proposed major
transportation corridors?
2 Will the approval of the proposed development complete, or contribute to the
completion of, a necessary or desired roadway connection?
3 Is the proposed development located near commercial or industrial uses, or
existing multi-family or medium-to-high density housing?
4 Are there unusual or extraordinary infrastructure costs associated with the
proposed roject? (Bridges, collector or arterial roadways, etc.)
5 Are there physical features present (wetlands, floodplains, high water tables,
steep slopes, power lines, gas lines, railroads, etc.) that render the property in
question less suitable for low densi residential develo ment?
6 Does the size of the proposed development make the inclusion of a higher-
density component desirable? (Suggestion: indicate that a higher-density
component is desired for projects of up to 40 acres, and required for projects
of 80 acres or more.)
7 Does the proposed project assist the City in achieving its general goal of
" roviding a varie of housin es for eo Ie in all sta es of life?"
8 Does the proposed project assist the City in achieving its Livable
Communities Housin Goals regarding affordability and density?
9 Will the proposed development provide more benefits (customer base,
affordable housing for employees, etc.) for existing and planned commercial
areas than lower density housing would provide?
In theory, a project that satisfies many ofthese criteria would be appropriate for multi-family or
medium-to-high density development, and a project that satisfies none (or few) of these criteria would
be less suitable for that type of development. However, it should be emphasized that the proposed
criteria are not intended to serve as a "litmus test" that would automatically dictate what type of
residential development would have to (or could not) occur on any given parcel of property. Rather,
. ..
the criteria would merely serve as a guide or tool to help property owners, developers, their consultants
and the general public better understand the City's general intentions, preferences or expectations
regarding which locations may be more appropriate than others for multi-family and medium-to-high
density residential development. This information would be especially helpful for those who are
currently engaged in preparing concept plans that will be presented to the Planning Commission and
City Council later this year and/or during 2006.
The proposed criteria in question were discussed by the Planning Commission at its meeting on
November 8, 2005, At that time, the Planning Commission members indicated that they would support
the criteria as long as it was understood that the criteria were intended to be a general, flexible guide
rather than a rigid formula.
ACTION REQUESTED
1. Approve the concept review policy (including the proposed sequencing of development
plans) set forth above with respect to properties located within Zones A and B.
2. Approve the proposed criteria for multi-family and medium-to-high density housing,
~tMl
Kevin Carroll
Community Development Director
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651)463-2591
www.ciJarmington.mn.us
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Planning Commission
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FROM: Tony Wippler, Assistant City Planner
SUBJECT: Sunrise Ponds Concept Plan - Perkins Property
DATE: November 8, 2005
INTRODUCTION
Neal Krzyzaniak of Bridgeland Development Company has submitted the attached revised concept
plan for the Perkins property, which is located east of Trunk Highway 3, west of Cambodia Avenue
and north of Bristol Square (Exhibit A). At its meeting on September 13, 2005, the Planning
Commission reviewed a concept plan for this site that proposed 174 multi-family units (townhomes).
The revised concept that has been attached for your review proposes 110 single-family "Villa Units".
I have attached, as Exhibit B, the proposed building elevations for this development.
The process for submitting a concept plan is outlined in the City's Subdivision Ordinance and allows
the Planning Commission to provide comments prior to preliminary plat submittal.
DISCUSSION
The property in question consists of two separate parcels of land owned by Neil and Linda Perkins.
Both of the parcels are currently located in Empire Township. The two parcels, combined, include
approximately 17 acres. The City has received a petition for annexation from Mr. and Mrs. Perkins.
In keeping with past practice, the proposed annexation will be discussed with Empire Township
representatives as soon as a concept plan exists that appears to be generally acceptable to the
Planning Commission and/or City Council.
Staffwants to emphasize that this matter will not proceed beyond the "concept review" stage until the
annexation issue has been properly addressed with Empire Township. The City has agreed to accept,
review and comment on the concept plan, in part, to help provide Empire Township officials with the
information that they will need to review the annexation issue and determine whether they are
interested in signing a Joint Resolution regarding the annexation in question.
Concept Plan Review
The Developer, Bridgeland Development Company, proposes to construct 110 detached townhomes
(single-family units; please note attached elevations) on 17.09 acres with a density of 6.44 units an
acre. Bridgeland is proposing a detached single-family subdivision with lot widths ranging from
thirty-six (36') to forty-six (46') feet. The setbacks for the single-family homes are proposed at
twenty (20') feet in the front, six (6') feet on the side, and ten (10') feet in the rear yards. If the
concept plan is approved, the Developer will be requesting a Comprehensive Plan Amendment to
designate the property as "low/ medium" density. The developer will also request that the property be
rezoned to an R-2 (Low/Medium Density) designation. Inasmuch as the proposed lot widths do not
meet the minimum requirement of sixty (60') feet within an R-2 zoning district, the property would
have to be platted as a Planned Unit Development.
Transportation
The development is located adjacent to one existing roadway - Cambodia Avenue. The concept plan
proposes a westerly extension of 21 oth Street through the northern portion of the site. The traffic
generated by the development of this site will utilize, at least temporarily, Cambodia Avenue and
213th for access to and from Trunk Highway 3. The increase in traffic created from the development
of this site, and from the anticipated development of nearby properties, will put additional stress on
the intersection of213th Street and TH 3, thereby making the 210th connection to Highway 3 critical
for the future development of the east side of Farmington (See attached memo from the City's
Transportation consultant).
The attached map illustrates the importance of the 210th Street connection to Highway 3. Although
213th Street would initially appear to the be most logical east/west connection between Highway 3
and the future extension of Biscayne Avenue, the intersection of 213 th Street and Highway 3 is only
one block from the existing signalized intersection at Elm Street and Highway 3. MNDoT has
therefore indicated that the 213th/Highway 3 intersection will probably never be signalized, and in
fact, it will probably have to be converted to a right-in, right-out intersection at some point. In
addition, details regarding the crossing of the Prairie Waterway on the east side of Cambodia Avenue
remain unresolved at present.
Potential problems also exist with respect to a potential future Spruce Street connection between
Highway 3 and the future extension of Biscayne Avenue. As with 213th Street, the preferred method
of crossing the Prairie Waterway and the funding required for that Spruce Street crossing have not yet
been determined. Questions also still exist regarding whether the west side of the Spruce/Highway 3
intersection can or will be opened to through traffic. If that doesn't happen, the intersection of
Spruce and Highway 3 will (like 213th Street) be something less than a full intersection,
In contrast, the intersection of 210th Street and Highway 3 has the potential of being a full
intersection, and one that can be signalized as soon as traffic warrants are met. The creation of this
new signalized intersection could lead to redevelopment activity at the northwest and southwest
comers of that intersection. Eastbound traffic on the new 210th Street could cross Highway 3 and
then take Willow Street and 4th Street to get into the heart of the downtown area. The construction of
210th Street along the southern border of the former bus garage property would help "open up" that
property (and the small pocket of adjacent residential properties) for new development, and could
ultimately enable MNDoT and the City to close the problematic Highway 3/Chippendale Court
intersection (i.e., the former access to the bus garage property).
The proposed 210th Street connection between Highway 3 and Cambodia Avenue, and the partial
completion of Cambodia Avenue's "missing link" between 210th Street and 20Sth Street, will help
provide westerly and northerly accesses that may be needed for the development of the Devney and
Winkler parcels. The development of those parcels will, in turn, help complete a portion of Biscayne
Avenue's "missing link" between 210th Street and 22Sth Street. When that link is completed,
Biscayne will be a continuous, straight roadway between Northfield on the south and Rosemount on
the north, and as such it will gradually begin to assume an increasingly important role as a
north/south alternative to Highway 3 (especially as portions of Biscayne Avenue begin to get paved
in connection with adjacent development).
The City's Transportation Engineer has indicated that both 210th Street and Cambodia Avenue should
be classified as collector streets and should be constructed to that standard (70 feet of right-of-way),
and that on-street parking along both sides of the streets should be prohibited. The concept plan
currently shows Cambodia Avenue with a sixty-six (66') foot right-of-way. This will have to be
revised to show the required seventy (70') feet of right-of-way. The internal roads are proposed to be
twenty-four (24') foot wide private streets. It appears that these private roadways are adequate to
serve this site. In addition, there is a sixteen (16') foot wide alleyway that bisects the inner block of
this development. It is proposed that the garages for the homes within this block will access onto this
alleyway,
MUSA Extension/Utilities
At this time the property is not identified on the City's adopted MUSA Phasing Plan. The property
owners were apparently not yet actively considering development when the MUSA Review
Committee was meeting during 2004. The City's MUSA Review Committee will have to reconvene
to determine if MUSA can or should be made available to this site. It should be noted that the
number one criterion identified for MUSA expansion is "proximity of transportation corridors". As
mentioned above in the transportation section of this memorandum, the 210th Street connection to
Trunk Highway 3 is pivotal for the future development of the east side of Fannington. The MUSA
Phasing Plan that was adopted on November 15, 2004 is not necessarily a long-range planning tool.
It is a "snapshot in time" that depicts only those property owners who expressed an interest in
development immediately before or during the MUSA Review Committee's deliberations.
Sanitary sewer service to this development is located to the west of the property. There will need to
be coordination with adjoining property owners to make this connection. Additionally, water service
is located to the west and southeast of the property, The watermain will be required to be looped at
both locations. Again, coordination with adjoining property owners will be required in order to make
these connections. There is at least one well and one septic system on site that will have to
abandoned with this development.
The concept plan does not provide for any onsite ponding for stormwater management. Staff has
discussed this concept with the City's stormwater engineer and he has indicated that no onsite
treatment is required for this development because the Wausau Pond located to the west of this
property was expanded a year ago to function as a regional water quality pond. However, he did
indicate that the existing pond/ditch located just to the south of the property's southern boundary will
have to be expanded in conjunction with this development. This pond expansion may have some
impact to the location of Street C.
Park and Trail Requirements
Randy Distad, the Parks and Recreation Director, has stated that based on the size of the development
he would recommend to the Parks and Recreation Committee that the City take cash-in-lieu of park
property from the applicant. Trails and sidewalks will be required in conjunction with this
development. The Developer has proposed (Exhibit C) placing the required trails off the Perkins
property and on the City owned property adjacent to the stormwater ponds. Staff is generally okay
with this proposal provided the Developer pay for the construction of the trails. In addition to the
trails, a five (5') foot wide concrete sidewalk is proposed on the southern side of210th Street.
Homeowners' Association
The internal streets (streets A, B, C, D, E, F) and the alleyway will be privately owned and are
planned to be narrower than a typical City street. A Homeowners' Association or some other form of
governing body will therefore have to oversee the snow plowing within this development.
Miscellaneous
The developer has provided City staff with some market value information (see attached) regarding a
"detached townhome" development on Bloomfield Path in Rosemount. This information will give
you some insight into "price points" and resale value.
ACTION REQUESTED
Provide comments to the applicant regarding the attached concept plan.
Respectfully submitted,
7~U~
Tony Wippler, Assistant City Planner
Cc: Peter Knaeble, Terra Engineering
Neal Krzyzatiiak, Bridgeland Development
Neil and Linda Perkins
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HOUSES FOR SMALL LOTS - 3(/ l-v ,uF l.OT:5
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HOUSES FOR LARGE LOTS - 4~' lAJlOe- <-or<;
Lln MW JOHNSON
~ CONSTRUCTION
Resale data for Enclave detached town homes without basement
14602 Bloomfield Path currently pending, listed at $209,900
Originally purchased for $152,990 in May 2000
Sold again for $184,000 in May 2003
20% increase in 3 years
Assuming sold price of $205,000 on current pending deal, 34% increase
in 5+ years
14555 Bloomfield Path currently pending, listed at $244,900
Originally purchased for $163,590 in April 2000
Assuming sold price of $240,000 on current pending deal, 47% increase
in 5+ years
14571 Bloomfield Path
Originally purchased for $164,120 in October 2000, (per tax records, MLS
says $169,990)
Sold again for $187,900 in April 2001
Using strictly MLS data, 11% increase in less than one year
14602 Bloomfield Path
Originally purchased for $152,990 in May 2000
Sold again for $184,000 in May 2003
20% increase in 3 years
.
1 4522 Bloomfield Place
Originally purchased for $165,490 in February 2001
Sold again for $209,900 in May 2004
27% increase in 3+ years
14563 Bloomfield Path
Don't have original purchase info
Sold for $225,000 (tax info, MLS says $222,000) in November 2003
Sold again for $240,000 in June 2005
7% increase in 18 months
14707 Bloomfield Path
Originally purchased for $167,440 in April 1999
Sold again for $240,000 in September 2005
43% increase in 6+ years
Thumbnail Report, Single Family Residential, 11/1/2005
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14563 Bloomfield, Dakota County, Minnesota
List #: 2199398 Status: Sold Price: $222,000 Style: (TH) Detached
Bedrooms: 2 Total Baths: 2 Garage: Total Fin SqFt: 1,718.00 Year Built: 1999
14570 Bloomfield, Rosemount, Minnesota
List #: 2250526 Status: Sold Price: $229,000 Style: (TH) Detached
Bedrooms: 2 Total Baths: 2 Garage: 2.00 Total Fin SqFt: 2,294.00 Year Built: 2000
14563 Bloomfield Path, Rosemount, Minnesota 55068
List #: 3013773 Status: Sold Price: $240,000 Style: (TH) Detached
Bedrooms: 2 Total Baths: 2 Garage: 2.00 Total Fin SqFt: 1,718.00 Year Built: 1999
14707 Bloomfield Path, Rosemount, Minnesota 55068
List #: 3077106 Status: Sold Price: $240,000 Style: (TH) Detached
Bedrooms: 3 Total Baths: 2 Garage: 2.00 Total Fin SqFt: 1,825.00 Year Built: 1998
14555 BLOOMFIELD Path, Rosemount, Minnesota 55068
List #: 3088670 Status: Sold
Bedrooms: 3 Total Baths: 2
Price: $240,000 Style: (TH) Detached
Garage: 2.00 Total Fin SqFt: 1,651.00 Year Built: 1999
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14515 Bloomfield, Rosemount, Minnesota
List #: 2147215 Status: Sold Price: $252,900 Style: (TH) Detached
Bedrooms: 3 Total Baths: 3 Garage: 2.00 Total Fin SqFt: 3,412.00 Year Built: 2000
14619 Bloomfield Path, Rosemount, Minnesota 55068
List #: 3005103 Status: Sold Price: $250,000 Style: (TH) Detached
Bedrooms: 3 Total Baths: 2 Garage: 2.00 Total Fin SqFt: 1,641.00 Year Built: 1999
This Report Prepared By: Yvonne Perkins 612-709-1555
Information Deemed Reliable But Not Guaranteed, @ Regional MLS of Minn., Inc, All Rights Reserved.
Page 1 of 1
Thumbnail Report, Single Family Residential, 11/1/2005
14650 Bloomfield Path, Rosemount, Minnesota 55068
List #: 3109051
Bedrooms: 3
Status: Active Price: $249,900 Style: (TH) Detached
Total Baths: 2 Garage: 2.00 Total Fin SqFt: 1,830.00 Year Built: 1998
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14602 Bloomfield Path, Rosemount, Minnesota 55068
List #: 3080950 Status: Pending Price: $209,900 Style: (TH) Detached
Bedrooms: 2 Total Baths: 2 Garage: 2.00 Total Fin SqFt: 1,344.00 Year Built: 1999
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14787 Bloomfield, Rosemount,
List #: 1387213 Status: Sold
Bedrooms: 3 Total Baths: 2
Price: $148,365 Style: (TH) Detached
Garage: Total Fin SqFt: 1,519.00 Year Built: 1998
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14634 Bloomfield, #0, Rosemount,
List #: 1458955 Status: Sold
Bedrooms: 2 Total Baths: 2
Price: $169,990 Style: (TH) Detached
Garage: 3.00 Total Fin SqFt: 1,712.00 Year Built: 1999
14571 Bloomfield Path, #3101, Rosemount, 55068-3159
List #: 1502385
Bedrooms: 3
Status: Sold
Total Baths: 2
Price: $169,990 Style: (TH) Detached
Garage: Total Fin SqFt: 1,815.00 Year Built: 1999
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14546 Bloomfield, Rosemount, Minnesota
List #: 2195781 Status: Sold Price: $187,800 Style: (TH) Detached
Bedrooms: 2 Total Baths: 2 Garage: Total Fin SqFt: 1,342.00 Year Built: 2000
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14602 Bloomfield, Rosemount, Minnesota
List #: 2128674 Status: Sold
Bedrooms: 2 Total Baths: 2
Price: $184,000 Style: (TH) Detached
Garage: Total Fin SqFt: 1,348.00 Year Built: 1999
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14522 Bloomfield, Rosemount, Minnesota
List#:2242724
Bedrooms: 2
Status: Sold
Total Baths: 2
Price: $209,900 Style: (TH) Detached
Garage: 2.00 Total Fin SqFt: 1,618.00 Year Built: 2000
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14651 Bloomfield, Rosemount, Minnesota
List #: 2072623 Status: Sold Price: $211,000 Style: (TH) Detached
Bedrooms: 3 Total Baths: 2 Garage: Total Fin SqFt: 1,646.00 Year Built: 1999
This Report Prepared By: Yvonne Perkins 612-709-1555
Information Deemed Reliable But Not Guaranteed. @ Regional MLS of Minn" Inc, All Rights Reserved.
Page 1 of 1
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~ Rosene
8 Anderlik&
'\J' Associates
Engineers & Architects
II/Iemo
.
To: Lee Mann
Lee Smick
Kevin Carroll
Date: 6/15/2005
From: Shelly Johnson
Re: Traffic Assessment of Devney-Rother Development proposals
Farmington, MN
File No. 000141-05241-0 and 000141-05242-0
Remarks:
--::;:>
The Devney-Rother property development proposals consist of residential land uses. The project sites are as shown
on Figure 1. The north boundary of the site(s) is 210th Street while the west boundary, Cambodia Avenue, fronts the
upper half offue properties. The north site is the Devney property and the south site is the Rother property. The
Rother property is not adjacent to any public roadways at this time,
The existing traffic volume data for roadways in the site vicinity was obtained from MnDOT traffic flow maps. The
daily volume data on 213th Street was collected by city staff in May of this year. The turning movement counts at the
intersection ofTH3 and 213th Street were conducted on May 18, 2005. The volume data is shown on Figure 2.
Site Generated Traffic
The proposed land uses are residential and include single family detached housing, multi-family townhome units,
back-to-back units and row units. For purposes of this traffic assessment trip rates contained in the Institute of
Transportation Engineers (ITE) report titled Trip Generation. 7th Edition, 2003, was used. Single family detached
rates were used for the SF proposal while all other units utilized the townhome rates from the ITE report. The
estimated peak hour and daily trips are shown on Table 1.
Estimated Traffic Volumes
A.M. Peak P.M. Peak
No. of Dwelling Hour Hour, Daily
Land Use Units In Out In Out (Two-Way)
Devney Proposal
Single Family 48 10 25 30 20 460
Row, Back-to-Back 288 20 105 100 50 1,690
Sub-total 30 130 130 70 2,150
Rother Proposal
Single Family 106 20 60 70 40 1,015
MF-Townhome 96 5 35 35 20 560
Sub-total 25 95 105 60 1,575
Total 55 225 235 130 3,725
Table 1
Estimated Site Generated Traffic Volumes
Bonestroo, Rosene, Anderlik and Associates, Inc.
www.bonestroo.com
o SL Paul Office:
2335 West Highway 36
Sl Paul, MN 55113
Phone: 651-636-4600
Fax: 651-636-131 I
o Milwaukee Office:
12075 N. Corporate Parkway, Ste 200
Mequon, WI 53092
Phone: 262-643-9032
Fax: 262-241-4901
o Rochester Office:
112.,. Street NE
Rochester, MN 55906
Phone: 507-282.2100
Fax: 507-282-3100
o Willmar Office:
205 5th Street SW
Willmar, MN 56201
Phone: 320-214-9557
Fax: 320-214-9458
o SL Cloud Office:
3721 23~ Street S
Sl Cloud, MN 56301
Phone: 320-251-4553
Fax: 320-251-6252
o UbertyviUe Office:
1860 West Wmchester Rd, Ste 106
Grayslake, IL 60030
Phone: 847-548-6774
Fax: 647-548-6979
..
Memo
~ Bonestroo
-=- Rosene
'I\lI Ander/ik &
.. \J" Associates
Engineers & Architects .
Traffic Assessment of Devney-Rother
Development Proposals
Farmington, MN
Page Two
June 8, 2005
Vehicular Traffic Assessmeut
The trips generated by the development proposals have been assigned to the area roadway system based upon existing
volume tendencies and potential roadway extensions. The roadway extensions assumed for these traffic assignments
include the following:
. Extend Biscayne Avenue from 210th Street southerly, ultimately to TH 50.
. Extend 213th Street from Cambodia Avenue to Biscayne Avenue.
. Extend Spruce Street from 14th Street to Biscayne Avenue.
The assignment of project generated traffic for the morning and afternoon peak hours is shown on Figure 3. The daily trips
generated by the proposed developments are shown on Figure 4.
IntersectionIRoadwav Analvsis
The intersection that will be most affected by this development is the TH 3/213th Street intersection. This intersection is
presently controlled by stop signs on the cross streets of 213th Street and Main Street. Assuming a buildout of the projects
in five years (for traffic analysis purposes only) the peak hour volumes have been increased for this intersection in order to
analyze the operation of the intersection. The project generated volumes have been added to the intersection and the TH 3
volumes have been increased by three percent per year. These volumes are used to analyze the operation of the
intersection utilizing the present lanes and traffic control of cross street stop signs. The analysis sheet is attached to the end
of this memorandum. The projected volumes are shown on that worksheet.
The estimated volumes that are projected to use 213th Street at project buildout could increase the daily volume along
213th Street to approximately 5,000 vehicles per day. A two-lane roadway such as 213th Street could accommodate the'
daily trips at an acceptable level of service. The issue will be at the intersection of TH 3 with 213th/Main Street. The
added volumes on 213th Street are significant enough so that a traffic signal will be necessary to allow vehicles to access
TH 3 in a safer manner. However, this intersection is approximately 376 feet north of the existing traffic signal on TH 3 at
Elm Street. This distance is not conducive to the provision of good traffic signal timing. Whether or not MnDOT would
allow this intersection to be signalized remains to be determined but is felt that they would resist such control at the 213th
o intersection, The TH 3 access management study that MnDOT conducted in 2004 concludes that this intersection should
be a secondary mtersection - one that IS not SignalIzed and could nave li:rlliteaaccess, ..,.- - - "-
;r~_Io1~.iIfli'" l~ r -P". m -i?" '";!
WIN
-
Bonestroo, Rosene, Anderlik and Associates, Inc,
,
www.bonesL.col
o St. Paul OlIice:
2335 West Highway 36
Ste 106
St Paul, MN 55113
Phone; 651-636-4600
Fax: 651-636-1311
o Milwaukee OlIice:
12075 N, Corporate Parkway, Ste 200
Mequon, WI 53092
Phone; 262-643-9032
Fax: 262-241-4901
o Rochester OlIice:
1127" Streel NE
Rochester, MN 55906
Phone; 507-282-2100
Fax: 507-282-3100
o Willmar Office:
205 5th Street SW
o St Cloud Office:
3721 23" Street S
o Ubertyvine OlIice:
1860 West Winchester Rd,
Winmar, MN 56201
Phone: 320-214-9557
Fax; 320-214-9458
St Cloud, MN 56301
Phone; 320-251-4553
Fax: 320-251-6252
Grayslake, IL 60030
Phone: 847-548-6774
Fax: 847-548-0979
..........
.11. Bonestroo
~ Rosene
8 Anderlik&
'\J' Associates
EngineerS & ArchitecU
Memo
Traffic Assessment of Devney-Rother
Development Proposals
Farmington, MN
Page Three
June 8, 2005
The other method of accessing TH 3 exists on the south edge of the property and would require an extension of Spruce
Street from its terminus at 14th Street. Such an extension would require crossing of the waterway. It has been estimated
that approximately 750 vehicles per day would use this extension to travel to/from TH 3, Without that extension, most of
those vehicles would probably gravitate to 213th Street with some proceeding south along Biscayne Avenue when it can be
connected to TH 50. It should be noted that these analysis assume extension of three roadways:
. 213th Street to Biscayne corridor
. Biscayne from 21 Oth Street to TH 50
. Spruce Street from 14th Street to Biscayne Corridor
The TH 3 intersection with 213th Street is approximately 376 feet north of the signalized intersection ofTH 3 with Elm
Street (CSAR 50). This distance presents traffic signal timing issues, assuming signalization of the 213th Street
intersection with TH 3, due to the "closeness" of the intersections. Another route for traffic from these proposed
developments needs to be developed so as not to create additional traffic issues along 213th at the intersection with TH 3.
A otential connection utilizes the 210th Street corrid to c ect to TH 3 robabl 0 osite Willow Street.
Such accessibility, to/from the east, needs to be evaluated as to a :fu.t;tg'e potential connection. Such a connectIon would
arrow the existin full movement access of213th at TffTto be down graded to a right Wright out connection. This woUld
~elimmate the most serious access issue at t at location.
~
Recommendations
--7.
Commence planning for an alternative access to/fr<2!P_'TH 3 for servin~ these properties.
-""- ~ ~ .:. ~ f 1WlI::1fiII..........~. ~~.... N -
~? .' Consider restricting Main Street anE,., 213th, Str.~~Laccess at11!lJ.2.ti~l).t in/ri~.!. out when alternlUjve east-west -
access is provided, "
.~ -,' '. ~
. Analyze Spruce Street extension to the east to connect to Biscayne corridor, Build this roadway as a part of the
development.
. Preserve right-of-way for Biscayne corridor south of the subject properties. Build the roadway from 21 Oth Street
adjacent to the entire development area.
Bonestroo, Rosene, Anderlik and Associates, Inc.
www.bonestroo.co
Rochester. MN 55906
Phone: 507-282-2100
Fax: 507-282-3100
o Willmar Office:
205 5th Street SW
Willmar, MN 56201
Phone: 320-214-9557
Fax: 32lJ.214-9458
o St. Cloud Office:
3721 23"' Street S
o l.jbertyville OIlice:
1860 West Winchester Rd,
o St. Paul OIlice:
2335 West Hi9hway 36
Ste 106
SI. Paul, MN 55113
Phone: 651-63~00
Fax: 651-63(;,1311
o Milwaukee Ollice:
12075 N, Corporate Parkway, Ste 200
o Rochester OIlice:
1127"StreetNE
Mequon, Wi 53092
Phone: 262-643-9032
Fax: 262-241-4901
SI. Cloud, MN 56301
Phone: 32lJ.251-4553
Fax: 32lJ.251-6252
Grayslake, It. 60030
Phone: 847-54~774
Fax: 847.54~979
1
210th ST
DRAWING
NOT TO SCALE
213th ST
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Figure 1
SITE LOCATION
FARMINGTON
DEVNEY-ROTHER SITES
K: \141 \141 05241 \CAD\DWG\141 0524L Traf-figs.dwg
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-=- Rosene
't\II Anderlik &
. \J. Associates
Engineers & Architects
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1 1 1
_ _ .J _ '_ _ - --L - ~ ,-
NOTES:
1.24 HR COUNT (LOCATED BETWEEN TH 3 I
AND THE BACKAGE ROAD) - MAY 2005
2. YEAR 2002 MDT INTERSECTION COUNTS 1
- MAY 18,2005 I
ElM ST
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o
o
......
......
......
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F
SPRUCE ST
Figure 2
EXISTING TRAFFIC VOLUME DATA
FARMINGTON
DEVNEY-ROTHER SITES
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. fl. Bonestroo
~ Rosene
8 Anderlik &
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XXlXX - A.M. PEAK HOUR I P.M. PEAK HOUR
t;
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............ii5
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210th ST
1
DRAWING
NOT TO SCALE
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7 /35 .J'
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Figure 3
PEAK HOUR PROJECT GENERATED TRAFFIC
FARMINGTON
DEVNEY-ROTHER SITES
K: \141 \141 05241 \CAD\DWG\141 05241_Trof-figs.dwg
J[]j Bonestroo'
Rosene
ESTIMATE~ Anderlik &
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213th ST 1 1 1
1 1 I
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Figure 4
PROJECT GENERATED DAILY TRAFFIC ESTIMATE
FARMINGTON
DEVNEY-ROTHER SITES
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. fl. Bonestroo
~ Rosene
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Lanes 1 2 1 2 1 1
Queues 52 13 65 - 54 146
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