Loading...
HomeMy WebLinkAbout01-26-21 CITY OF Meeting Location: FARMINGTONFarmington City Hall 430 Third Street „dwWye Farmington, MN 55024 PLANNING COMMISSION SPECIAL MEETING AGENDA January 26, 2021 7:00 PM 1. CALL TO ORDER 2. PUBLIC HEARINGS (a) Whispering Fields Preliminary Plat and PUD 3. DISCUSSION (a) Vita Attiva Schematic PUD 4. ADJOURN CITY OF O 43o Third St., Farmington, MN 55024 FARMINGTON © 651-28o-6800 Farmington MN.gov TO: Planning Commission FROM: Tony Wippler, Planning Manager SUBJECT: Whispering Fields Preliminary Plat and PUD DATE: January 26, 2021 INTRODUCTION Jay and Patricia Christensen and ISD 192, owners and Summergate Companies, developer have jointly submitted an application for Preliminary Plat and Planned Unit Development review for Whispering Fields located directly south of the Farmington High School off of Flagstaff Avenue(see attached location map). The proposal for the property consists of 119 single-family lots on 47.89 acres (see attached preliminary plat). DISCUSSION Metropolitan Urban Service Area On May 18, 2020,the City Council amended the 2040 Comprehensive Plan to modify the MUSA and Development Staging for this property from 2040 to 2020-placing this property into the Metropolitan Urban Service Area. Comprehensive Plan and Zoning The subject property was guided Medium Density Residential when the 2040 Comprehensive Plan was approved in early 2020. On May 18, 2020,the City Council approved the rezoning of the Whispering Fields property from A-1 (Agriculture)to R-3 (Medium Density Residential) Planned Unit Development. Whispering Fields Preliminary Plat As shown on the plat(attached),the developer proposes 119 single-family residential lots on 47.89 acres with a net density of 4.1 lots per acre. The minimum lot area proposed in the development is 6,500 square feet with a maximum lot area of 16,098 square feet(8,127 average square feet). The developer proposes two access points for the development. Street B will connect with Flagstaff Avenue midway through the property, and Fleming Avenue will be extended north through the center of the development from the Regetta Fields development adjacent to the south. Streets C and B will eventually be extended to the west upon development of the adjacent property. The developer is proposing to construct a temporary 20 foot wide bituminous mat between Streets B and C to provide turnaround movements. This turnaround would be removed once Streets B and C are extended to the west with future development. Generally,the city is comfortable in concept with the temporary turnaround between Streets B and C, however,this will have to be reviewed further and the city will work with the developer to work through the specifics of the design of this turnaround with the final plat. Streets E and C will both end with temporary turnarounds near the southeast corner of the development as the developer does not own the adjacent residential property at that location. Street E will end with a temporary hammer head and Street C will end with a temporary cul-de-sac. Parks and Trails A 1.5 acre park is proposed in the southwest corner of the property(O utlot Q. This is adjacent to city owned park property within the Regetta Fields development to the south. Trails and sidewalks are being provided throughout the development and the locations shown for trails and sidewalks are generally acceptable to the city. Please note the trails being provided along Flagstaff Avenue and along the norther boundary of the plat through the School District property. Engineering The Engineering Department has reviewed the preliminary plat and has recommended approval of the plat contingent upon the satisfaction of engineering requirements. The developer has been informed that before review of the final plat is performed, all engineering requirements to be met to the satisfaction of the Engineering Department. Preliminary Planned Unit Development The deviations that are proposed with this planned unit development are as follows: • Allowing single-family dwellings within the R-3 zoning district. • Reducing the minimum lot area to 6,500 square feet. • Reducing the minimum lot width to 45 feet. • I ncreasing the minimum front yard setback to 25 feet. • Reducing the minimum side yard setback to 7 1/2 feet. • I ncreasing the maximum lot coverage to 35 percent. ACTION REQUESTED Recommend approval of the Whispering Fields Preliminary Plat and Planned Unit Development contingent upon the following: 1. The satisfaction of all engineering comments/requirements including construction plans for grading, storm water and utilities. 2. Continue to work with the city on the design of the temporary turnaround between Streets B and C. ATTACHMENTS: Type Description ❑ Backup Material Location Map ❑ Backup Material Preliminary Plat Dakota County, MN '� :if9iTSX47ri ,r'r rrnamrrrca t � • c .va�aayrcc'o - j �WirT:OiJ \ J asst•+ra f. F ;y ,TN, j f January 14, 2021 1:9,600 0 437.5 875 1,750 ft 0 135 270 540 m Property Information Disclaimer.Map and parcel data are believed to be accurate,but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title seamh,appraisal,survey,or for zoning verification. DFSEQTIQN3, _NE CORNER OF THE _____ N8P67'18'E --_ ' �� ----- EXCEPTION ' 100 0 100 200 % OUTLOT925 D 9CAlE IN FEET -_- \�I j snossnrvostt chip 114 akod C �A 7 ---\ +M1ae6Suthm235 reeftithe East3]teettheQreol.er of Sec0on 2].Tovm ,Range 30,0 ounry,Minnesore,excep 7 TLO -——————_— ———————_ _ tie eNOBMean Quarmrot the Soumeest QU.- Secu'on 21 Tw.nship 114,R ge 20,Daxomcouhry,Minnesota. -- -- _ _ I `~` nengoc hn a°ama T_ERT. a—hip P 1 / tae of Ina NOMeast Quarter of Ne SouNeazt Quaver of Sen.°3],T a,Range 20,Oalrore County, V tla,ne�norMea bws r,apJ_w°�fwa r,, ,� aor a r�° Im r,,,_rss �,a,_rc r--, _ 00p;�pWhasd°am557 R P R R R R A R R R ? R R A A rrw� -sr I es Best aseeu W N. 99019 e9-17 a sk) 3 —the noon ezaol esa.Sao Quaver, 3fi.15 reet m the oast n R I I 11 6p I I I ' est Oruarter,+Fence NOM W Ee9reee 2t minutes 18 sewntla Eas(abrg saie wan Ilne, �IL1 Bt `381 Lsms[Y mOaf ILS BtI `F Bt�Ls�sI LL901�`�sf B,,mBSF Sia Bsi Sius!>�,a Bs1,,uBsf se,Bss e,s>zs r �n J i o�gnfee m MeonortM.estacomer saIE NOMeael Quarter of Ne SpuNeazr Quarter Nance NaM B9 tlegrees 5) 8 ks 4 t a,p� l st8sec-Enc(abagt4—h Ill.Vzaitl NOMeest Quaver of tM1e Southeast Ouerler.13,9.P ieetm,he pont =aJ LnpJL_1LwpJL„J L pJL. L..]LjLj L. L,=J IL�rJL�aJ L-1 ..Jl'_a,l g R+ ["Ial[wo�LwA1Lw°I[wnl1�°,r prmp-1rl� �r �rJrr _, "�a�,! a IIIILtioj411 IL4s14L�snTjeL®SlliBal'L,REI' L 7 BT)�,esl�L,e]j�Ll BT�Le a] tT B] ..I ; TOTAL PLAT AREA: 47.89 AC. 12 !! d 1S 1 2 FLAGSTAFF AVE.RM ROW STREETS: 6.79 AC. rpJ RsapJ RNOJ ANnJ RwnJ RwOJA RLmpJ Lm RLs,sJA+sJR]sJRnsJn'x L–w i —usi' I z.a2Ac ROW FLAGSTAFF AVE: 2.42 AC. ` _ - J -r - -r I-� -r m F'L1ae OUTLOT A: 1.25 AC ,uno.,namp `pi a S r 1 R IR sR�I� add 1� R I� A I�°A F $F R R R R +sR S OUTLOT B: 4.50 AC 6 a 4.,osd Som 1,111 So41 111 121 51114 to Ba 1a B] II o w I11;6]`1 1 B7`:o] L9 BT� LB B]R — j OUTLOT C: 1.50 AC. 'L I I L,pp 1 I 1 ,BIS. r e,a=sn ,� OUTLOT D: 9.25 AC. m,J 1„°J L„JI.°J�wJ LM J L,J LwpJLppJ LM-1 L1 Lj L,,,J L+J L—JL�J 1--=—J j TOTAL NUMBER OF LOTS:119 NETAREA:28.97AC ?c ! (EXCLUDES OUTLOTS A,B,C,D 8 FLAGSTAFF RIGHT OF WAY) ga�ma� I„pJ II IL 1I IL All LL,,°11["II r–'°� I r�°-1 r,,,J Ir,,,I1 Ira,IF I r �L ,r - ^AIL1 e5I �Bsd 4�nes7 l,,mBs25�v pBs�s°�-mBs�S�o-amBs� 1 I ' Iowpar 4�mBs74. Jy. BaIp T $-'.'P�°^a`,sss2 NET DENSITY:4.1 LOTS PER ACRE LB BS uae uBe vee Ip.sassso n n`� MINIMUM LOT WIDTH 45 FEET(AT SETBACK) R A R R P A Rom R sR R s A s A a r: ft— R Is+nJ=s,pJ=vpJ=waJ=wpJ-wpJ=,apJ=mpJ n=L,+J o-,,,Jg.,sJ •nsJ es,sJ o- a-9 5 MINIMUM LOT AREA: 6,500 SQ.FT. L1oes "� m ,s=T' r m MAXIMUM LOT AREA: 16,098 SQ.FT. — R A r eR r<R r650p F";' n n 7 I„—— ( AVERAGE LOT AREA: 8,127 SQ.Ff. R a k"-j k"sl k Ij k. .�tL2J) L — L„aJ L„pl L�,J L�,J L�aJ Lmp�el a BSe g I I MINIMUM FRONT SETBACK:20 FEET(25 FEET SHOWN) -s — m MINIMUM SIDE SETBACK:6 FEET(7.5 FEET SHOWN) MINIMUM SIDE STREET SETBACK:20 FEET rinp a�L13.� r 'I mr � 35%MAXIMUM BUILDING COVERAGE PER LOT ~ 0401 rHI1I I�aJ r�aJ r56aIg Lees l r B3 EXISTING ZONING:Rf3PUD OUTLOTB BB IYVSBI L3 19 Lne9 Bsl 11j B1°_J $ epee a09 I I PROPOSED ZONING:R31PUD 196..17 SFRmawss S aK Ss t> r 1 e qg3 r,ap.p— L-aPa a L.J a l s.,J R R R A A a ;w e �D CONTACT INFORMATION: ` .,� LAND OWNER LAND OWNER j_ 14amB5 J x 01�es 1` enl S,xzsd`_two=asI ILyesf` _ 9 M°�L B JAY CHRISTENSEN INDEPENDENT SCHOOL DISTRICT 192 _ SS dd S d S IS 971.02 3330 213TH ST NW 71211 4200 208TH ST W, '7— q �mgJ L„aJ L,p4J LJ L J «o N8743r33'E°J FARMINGTON,MN 55024 FARMINGTON,MN 55024 6 51-463-8515 651-46a1500 L—,1B3F_J �� I CONSULTANT PARK �� I — o E cEP710N PROBE ENGINEERING CO.,INC. r F.1 rI�'II °or b ounoT c +_� I L,ear I S.szNsel ILs.pB1d�L4 as pass.I \ 1000 E.146TH STREET,SUITE 240 est I 1 BURNSVILLE,MN 55337 es, p�s s a LNp a Ls,p a LN aR LLSB4 B I PH.NO.952-432-3000 .pyo R p,.pp a,epssn a.pp 1xia -epn� _ s •; � N8949.81 I r BB`69'33-E r t;l ING6TREET ., NEI cvmsv mr mra sou uws nsp 9EMSIONB PRFPAREO F91G fnm a CONSVLIINC ETICINEERs, ^'aEpnuupanwpwa=T°'"anvla°” p , 1rzaz, r3 REVI6EDPERCIttREVIEW SUMMERGATE PRELIMINARY PLAT/PUD ROBE PLANNERS and LAND SURVEYORS ENGINEERING "'°`THE 1Y.%16CEDARAVE.STE200 COMPRNY, INC. UKEMLLE.MNSSOM WHISPERINGi S 1 L 1000 EAST 146M STREET,BURNSVILLE,MINNESOTA 85337 PN(962)472-1000 FARNNGTON, MINNESDTA'a CITY OF 0 430 Third St., Farmington, MN 55024 FARMINGTON © 651-28o-6800 IIIIr111� Farmington MN.gov TO: Planning Commission FROM: Tony Wippler, Planning Manager SUBJECT: Vita Attiva Schematic PUD DATE: January 26, 2021 INTRODUCTION Attached, please find the schematic P U D for the proposed 55+Vita Attiva development as submitted by Paul Whiteman of Vita Attiva Developers. The subject property is currently owned by the Donald Peterson Family Limited Partnership and is located south of County Road 50 and to the southwest of the Vermillion River Crossings development(see attached location map). DISCUSSION The schematic plan shows a total of 198 units split between detached villa units (134 units) and 8 unit rowhomes (64 units). Additionally,the applicant is proposing a private pool, amenities building, and tennis and pickleball courts within the development. These would be located on the east side of the development adjacent to the stormwater facility. The typical detached villa lot is proposed to be approximately 6,500 square feet in overall size with a lot width of 42 feet. The proposed setbacks are 15 feet from the front lot line, 5 feet from the side lot lines, and 20 feet from the rear lot line. The property is a mixture of zoning districts. The districts include Business/Commercial Flex, Mixed Use, R-3 (Medium Density Residential), R-5 (High Density Residential), and P/OS (Park/Open Space). The property will need to be rezoned as a Planned Unit Development to allow the above mentioned uses on the property as well as to address the reduced front and side yard setbacks. Overall Schematic Layout and Connectivitx The subject property is located approximately 1,170 feet south of County Road 50 and would be situated between Eaton Avenue to the east of Pilot Knob to the west(if both were to be extended south of County Road 50 where they currently terminate).The proposed schematic shows the extension of Eaton Avenue directly south through adjacent property owned by the Peterson family to provide the only means of access from an existing roadway that the applicant is proposing for the site. Eaton Avenue would then intersect with a portion of Spruce Street at a T-intersection and would then continue east and then turn south to where two access into the development are proposed (labeled Superior Street and Vermilion Street on the schematic plan). The applicant does not propose the construction of the remaining portion of Spruce Street west of the Eaton Avenue intersection. Eaton Avenue is classified as a collector and will need to be built to a minimum standard of 36 feet of road width and 70 feet of right-of-way. The schematic shows the right-of-way width of Eaton Avenue as 80 feet. The applicant would be required to dedicate the necessary right-of-way for Eaton Avenue south of the development through/over the river, wetland and floodplain to the southerly extent of the property. This portion of Eaton Avenue would not be constructed with this development. Staff is not in support of how Eaton Avenue intersects with Spruce Street and how the far eastern leg of Eaton is offset in the schematic. Eaton Avenue should be constructed as a more continuous roadway as it needs to be designed as a residential collector. The interior roads are proposed as 32 foot wide roads within 66 foot wide right-of-ways and are required to be public roads.The interior roads make a long linear loop through the development with the blocks being broken up only twice with north/south roads. A third future access out of the development is shown near the northwest side of the development to connect into the future Spruce Street. As previously mentioned,the applicant is not proposing to construct Spruce Street from Eaton Avenue to the west. Dakota County Plat Commission The subject property is adjacent to the future County Road 31 (Pilot Knob) and therefore, is subject to the County's contiguous plat ordinance. The Dakota County Plat Commission met on January 6, 2021 to consider the schematic plan. The County will require that the plat dedicate 60 feet of half right-of-way along with a 15 foot trail, drainage and utility easement along the west border of the property. The schematic plan accommodates this requirement. The applicant does not intend to construct any portion of Pilot Knob with this development. Staff does have concerns regarding the proposed schematic plan and how the transportation network, not only through the development but also surrounding the development, will function as presently laid out especially from an emergency services standpoint. A couple additional options that should be considered by the applicant that would assist in improving the connectivity and accessibility of this development are: 1. Spruce Street(at a minimum half right-of-way) constructed to the west from Eaton Avenue to connect to the north/south stub proposed near the northwest corner of the development. 2. Extend Spruce Street to the east from Eaton Avenue to connect into where it terminates within the Vermillion River Crossings development. 3. The construction of Pilot Knob Road from County Road 50 south to Spruce Street and then construct Spruce Street to the east to the north/south stub located near the northwest corner of the development. Many of these transportation issues would typically be addressed (roads constructed, etc.) as development occurs from the north to the south eventually providing the necessary accesses to the property for development. But being this property is "leap frogging" adjacent vacant land it is self creating many of these issues and needs for road connections that previously didn't exist. With this in mind the Planning Commission should discuss whether they feel this development is premature as providing the necessary road system needed to support this development is substantial and the responsibility to construct these roads would fall to the applicant. ACTION REQUESTED Review and provide direction to the applicant regarding the schematic plan for Vita Attiva development. ATTACHMENTS: Type Description ❑ Backup Material Location Map ❑ Backup Material Schematic Site Exhibit ❑ Backup Material Utility Plan • � 'Wi. 71, oioo�Ii�i�9►/� + ! s� o0sem owe +� . �':,� ��`.+ o �`.�� s• -;� ��I� „� s f' il►�i'i��i� ��f8li���e�A� ,� Iwo • R i' .� r �� � ''.44e�i�1 lions �Cimlr lum�� � � �� '•`- rllllllllll \�I f � 1li�16ifi '�f fi ! 3 I roN�n nra CaB6Y aLOL-Ba-t{ Mdd :83dO13AK / 83NM0 xa a s 1Vld ANVNINfL3lId Y1a53NaN da UVISWW 3HL d0 SMY1 331 I.LINf1WW00 +SS N019NIV48V3 V & . N3aNn NNIRa lVND15533at1d Q35N3Jn Alna Y 1fI 1YNl aNY Na6NN3df15Z Noudar�s3a Ae 3<Ya'aN lo3Na AN N3aNn No 3N As a3NYd36d NW •NOi0NIW8Vd CQm 13I � SMS tl NV d"sla ivw AJu�wi'.—I N33NJ Hings 1V VN11V VDA S N S \ I � � I i II I!�'yi I ( I \ I I I _ \ 1 j I I 1 �qll i _. i n... I I ,I I: I I I' I I I i ::1:o: : d :. : ea ®46 :B®i ealGl lu Q.:di�o�i��I roN ron 31va teen ozoz�o-u Mod :a3d0T3AM / a3NMO r<z R 1Yld At1YNIWR3ed Ia�j �fi z�g� � � � 1 XOS30IW d0 3LY15 31U d0 SMY1 3H1 83aAln4 YNm lYl"a�a3Nv°r"+o6�NNmn )d1Nf1WW00 +SS N010NIWbVd V z e da m fi �U N UTW-530 Ae 3LY0 roN 103eI0 AW U30NA W 3M.M 03WY d NN 'NOIDNIWNVJ f € b SN06� SIM lvI mam�AarmH I 1i33a0 H1f10S 1V VhI11V ViIA \ I I ; I I I Egq \ Z , S a � I � w I • q II O ; F!,U� Y 1 � eee�ljjj .. I I - V• -Al !I 11 Irl bC J € 41 I I a M nceg W F ONO > pa; 4F4 IpIIyy� og<�'�el 0 € Nei- 3 -�d H 4m3,dn � 9 gg ° g�gy� � � � p3p9ya§g $( � ipQ� pp (g� p3digypy��4yC�i 4 m�■H3,ET ja ®m O s . p .. F d •o 00®1W® •sb®t a vU b �OY�•p#�a���