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Home My WebLink About2/14/06 City of Farmington 325 Oak Street Farmington, MN 55024 . A Proud Past - A Promising Future Committed to Providing High Qpalfty, Timely and Responsive Service to All Of Our Customers AGENDA PLANNING COMMISSION February 14, 2006 7:00 P.M. CITY COUNCIL CHAMBERS 1. CALL TO ORDER 2. ELECTION OF OFFICERS 3. APPROVAL OF MINUTES a) December 13, 2005 (con't) b) January 10, 2006 c) January 24, 2006 3. PUBLIC HEARINGS .c. a) Sunrise Ponds Comprehensive Plan Amendment and Rezone Applicant: Bridgeland Development b) Sunrise Ponds Preliminary Plat Applicant: Bridgeland Development c) Regan Property Comprehensive Plan Amendment and Rezone Applicant: Patrick Regan d) Variance to the minimum lot area in the B-2 Zoning District for thepropertie$ at 2~Oak Street Applkant: Hosmer Brown e) Text amendment to Section 8-1-5 (A) 1 of the City Code to include reference 10-6-10 (F) and (G) f) Variance to the Off-Street Parking Requirements in the Vermillion River Crossings Phase I Project (Cont. ) Applicant: Pedersen Ventures 4. DISCUSSION . a) Vermillion River Crossings 2nd Addition Final Plat Applicants: Pedersen Ventures b) Sketch Plan Review - Northfield Clink c) Sketch Plan Review - McDonald's d) Design theme I Landscaping Plan f) Double E Development Sketch Plan e) Appoint Planning Commission Representative to Farmington/Castle Rock Discussion Group 5. ADJOURN ~ . . . Planning Commission Minutes Special Meeting January 24, 2006 1. Call to Order Chair Rotty called the meeting to order at 7:00 p.m. Members Present: Rotty, Barker, Johnson, Larson Members Absent: Richter Also Present: Lee Smick, City Planner 2. Public Hearings 3. Discussion a) Adoption of Findings of Fact - Variance to Floodplain Overlay District Requirements - David Marsh At the previous meeting the Commission denied the requested variance. The 120- day time line expires on January 27,2006. The finished floor elevation for the house is 902.9. The house is already below the regulatory flood plain level of 904.5. Therefore, the addition to the home cannot be approved as it is non- conforming. Mr. Marsh did not go through the appeal process. MOTION by Johnson, second by Larson to adopt the Findings of Fact for denial of the variance. APIF, MOTION CARRIED. 4. Adjourn MOTION by Barker, second by Johnson to adjourn. APIF, MOTION CARRIED. Respectfully submitted, ~~7~ Cynthia Muller Executive Assistant Approved . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: Planning CommissionYf U FROM: Tony Wippler, Assistant City Planner SUBJECT: Application to Amend Comprehensive Plan from Non-designated to Industrial and Rezone property from A-I (Agriculture) to I-I (Light Industrial) - 21054 Chippendale Court DATE: February 14,2006 INTRODUCTION Patrick Regan, POR-MKR Real Estate, has submitted an application to amend the Comprehensive Plan from Undesignated to Industrial and rezone the property located at 21054 Chippendale Court from A-l (Agriculture) to I-l (Light Industrial). The property is located south of the American Legion and Hometown Subdivision and north of Dakota Storage (Exhibit A). DISCUSSION History of the Property - 21054 Chippendale Court This property was platted as part of the Empire Liberty Addition in February 2003, at a time when the property was in Empire Township. The property is legally described as Lot 1, Block One (1), Empire Liberty Addition. A Joint Resolution approving the annexation of this property was approved by the State's Municipal Boundary Adjustment Unit on June 9, 2005. Section 10-4-3 of the City Code stipulates that any property that is annexed into the City is initially classified with an A-I (Agriculture) zoning designation. The property was utilized as the base of operations for the Marschall Bus Line Company, until the company relocated to the Farmington Industrial Park this past summer. The property is not on the MUSA Phasing Plan that was adopted by the City Council in late 2004. The MUSA Review Committee will have to be reconvened and a recommendation to the City Council will have to be made as to the appropriateness of allocating MUSA to this property. The next meeting of the MUSA Review Committee is scheduled for February 16,2006. Surrounding Development A majority of the surrounding properties are zoned B-1 (Highway Business), including the American Legion to the north, the car wash, Dairy Queen and Dakota Lumber to the west, and the vacant parcel of land to the south (on the northeast comer of Trunk Highway 3 and 213th Street). In addition, the only residential property on Chippendale Court that is currently in the City is also zoned B-1. Dakota Storage/Marigold is the only property located on the east side of Highway 3 that is currently zoned I-I. Intended U see s) The property owner, Patrick Regan, has indicated that he has entered into a ten year lease agreement with Mobile Mini Storage. Mobile Mini would supply mobile storage units, mobile offices, and trailers from this . . . location to the Twin Cities metro area. In addition, they would also perform repair and maintenance on the aforementioned items from this location. It is proposed that Mobile Mini will occupy two of the three buildings on site. Staff Recommendation Due to the residential development that is anticipated to the north and east (Hometown and Sunrise Ponds, respectively) of this property, and taking into account the property's proximity to Trunk Highway 3 and the number of current and future commercial properties in the vicinity, the staff consensus is that a Commercial Comprehensive Plan designation and a B-1 (Highway Business) zoning classification would be more appropriate for the subject property. It is important to note that a B-1 zoning classification would in no way prohibit the applicant from pursuing Mobile Mini Storage as a tenant for this property. Staff has determined that this particular use would be classified as a "storage yard", which would be allowed as a Conditional Use in a B-1 zoning district. Staff has addressed this preferred zoning with Mr. Regan by phone and through correspondence (see attached letter dated February 7,2006). A copy ofMr. Regan's response dated February 10, 2006 has been attached. Staff has identified the 210th Street Extension from Cambodia Avenue to Trunk Highway 3 as crucial for any future development on the east side of TH 3, between County Road 66 on the north and Highway 50 on the south. The initial extension of 210th Street will be from Cambodia Avenue westerly to the Prairie Waterway, which is located just to the east of the subject property. This initial extension is proposed to be constructed with the development of the adjacent Perkins property. The last remaining section ofland needed to make the connection between TH 3 and Cambodia Avenue is the former railroad right-of-way that is now part of the Regan property. The City Council has indicated its belief that the roadway connection in question is needed. City staff members have discussed this need with Mr. Regan, and will continue to work with him and the City Council to achieve this objective. ACTION REQUESTED 1. Deny the requests for a Comprehensive Plan designation of Industrial and Rezone to I-I (Light Industrial) for the property located at 21054 Chippendale Court. 2. Recommend a Comprehensive Plan designation of Commercial and Rezone the property from A-I (Agriculture) to B-1 (Highway Business). Respectfully submitted, .-1 ,-, - /~V\J.~ Tony Wippler, Assistant City Planner Cc: Patrick Regan . <[ l- I--f r:q I--f I X W . . I~~ .-J..- 1 }~~~ -.,.- dSV \ ~ ~ % ~ ~=I'~ ~n~ 1 1 I\- ~. I~ ,~ ~~ ~ ~~ ~~. '8: ~ ~ - - 1-' ~z E'~.OIJ en ::c ,<[~ =0.- I- M ~~~~ I ~ ..... N --..' " f}JLI Tm -- f~~ //1 ~~ 1 "'~ (,,) -- o~~ \r ~~ f- ,......J \ ,\ \ t H.l - '- -~ I - I~ - - - IS HIN3^3S l I I- - ~ l- T r- - I- en w I- z en I I- a:: z en <( I ~ I :a I - 0 fC ...J I ...J ~ I l I z . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us November 17, 2005 Mr. Patrick Regan 919 Vermillion Street Hastings, MN 55033 RE: Zoning and Comprehensive Plan Designation for 21054 Chippendale Court Dear Mr. Regan: . The purpose ofthis letter is to help clarify zoning and comprehensive plan issues related to the property located at 21054 Chippendale Court (formally the Marschall Bus Garage property). This property officially became a part ofthe City of Farmington on June 9, 2005. According to Section 10-4-3 of the City Code, any property that is annexed into the City is initially classified with an A-I (Agricultural) zoning designation. This zoning designation (A-I) remains until a rezoning ofthe property to a more appropriate classification has been applied for by the property owner and subsequently granted by the City Council. No comprehensive plan designation is given to a newly annexed parcel of land until such a time as a comprehensive plan amendment has been requested by the property owner and then approved by the City Council. I also want to make you aware that a Conditional Use Permit may be required depending on the proposed use of the property (once correctly zoned). In summary, the property located at 21054 Chippendale Court is currently zoned A-I, Agricultural, and has a no comprehensive plan designation. For your consideration I have enclosed a rezoning application. The fees associated with an application for rezoning and comprehensive plan amendment are as follows: Rezoning: $300 Comprehensive Plan Amendment: $350 The fees mentioned above are due at the time of submitting an application/request for a rezoning and comprehensive plan amendment. The next two Planning Commission meetings are December 13th and January lOt. In order to be placed on either agenda a petition for rezoning and comprehensive plan amendment would need to be received by City staff three weeks in advance of the scheduled Planning Commission meeting. . As you are aware, the property in question is not currently located within the Metropolitan Urban Service Area (MUSA). City policy provides an expedited review and approval process for MUSA applications involving parcels that are 5 acres or less in size. Essentially, it allows City staff to review a petition for MUSA and then provide a recommendation directly to the City Council (bypassing the MUSA Review Committee) for approval ofMUSA. Given the fact the parcel in . . . question is over 5 acres in size, the City's MUSA Review Committee will have to reconvene to make a recommendation to the City Council regarding any proposed allocation of MUSA for your property. If, however, the net developable acreage is reduced to 5 acres or less (through, for example, the dedication of right-of-way for public roadway), the MUSA Review Committee steps in the process can be eliminated. If you anticipate that you will eventually want or need City sanitary sewer service for your property, please send us a letter requesting that the City Council ask the Metropolitan Council to include your property within the Metropolitan Urban Service Area. We will then determine when your request can be considered by the City's MUSA Review Committee. The remaining steps in the process would be as follows: 1. Planning Commission reviews and comments on the MUSA Review Committee's recommendation. 2. City Council reviews and takes action on the MUSA Review Committee's recommendation. 3. Metropolitan Council takes action on the City Council's request for MUSA. The steps outlined above typically take at least 90 days to complete, so we encourage you to submit your written MUSA request well in advance of the date by which you will want or need to provide sewer service to your property. Finally, inasmuch as you apparently indicated to Kevin Carroll and Lee Mann on November 7,2005 that you intend to seek an industrial zoning classification for your property, I have attached relevant portions of the City Code provisions regarding the I-I zoning category. We encourage you to pay special attention to the enclosed sections of code that address permitted and conditional uses, off street parking and loading, screening, and landscaping. If you have any questions regarding the information presented in this letter, please do not hesitate to contact me at (651) 463-1822. Sincerely, Tony Wippler, Assistant City Planner cc: Kevin Carroll, Community Development Director Lee Mann, City Engineer/Public Works Director Enclosures . . . " City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us February 7, 2006 Patrick O. Regan POR-MKR Real Estate, LLC Hastings, MN 55033 RE: Proposed Comprehensive Plan Designation and Zoning Dear Mr. Regan: Thank you for your applications for a Comprehensive Plan amendment and for the rezoning of the former Marschall Bus Line garage property located at 2l 054 Chippendale Court. In your applications you expressed a desire for an Industrial Comprehensive Plan designation and an 1-1 (Light Industrial) zoning classification. Accordingly, this is what was reflected in the public hearing notices that were both published in the local paper and sent to the various property owners located within 350 feet of your property. Since your submittal, City staff members have had additional internal discussions regarding the highest and best use of not only your property, but also the neighboring residential properties. There is a clear staff consensus that the small pocket of residential properties located directly between your property and Trunk Highway 3 will ultimately be more suited for commercial uses than for residential or industrial uses. The high visibility of the site, which is a plus for commercial operations, is a detriment for residential uses and is unnecessary for most industrial uses. The same can be said for the relatively high (and ever-escalating) traffic volumes on Highway 3. If or when the owners of the Chippendale Court residential properties petition for annexation, City staff members will probably recommend that the City Council adopt a Commercial Comprehensive Plan designation and a B-1 (Highway Business) zoning classification for the properties in question. Most of the nearby City parcels are already zoned B-1, including those located to the north (the American Legion), the west (the car wash, Dairy Queen and lumber yard), and the south (the vacant Giles property located to the west of the Glenview Townhomes). The only Chippendale Court residential property that is currently in the City is also currently zoned B-l. The only property located east of Highway 3 that is currently zoned I-I is the Dakota Storage/Marigold property. The issue that your application has presented is whether it is more sensible and appropriate to (1) expand the industrial uses in that vicinity by also giving your property an industrial classification or (2) give your property a non-industrial zoning classification that is more consistent with the current and anticipated uses of the majority of the other nearby properties. In light of the residential construction that is anticipated to take place in the near future to the immediate north and east of your property, and your property's proximity to Highway 3 and a number of current and future B-l properties, the staff consensus is that a Commercial Comprehensive Plan designation and a B-1 (Highway Business) zoning classification would be the most appropriate for your property. A B-1 zoning classification would not prohibit you from using your property for the Mobile Mini Storage business that has been proposed. The staff position is, and will be, that the Mobile Mini Storage business fits within a "supply yard" classification or definition. A supply yard is allowable in a B-1 zoning district as a conditional use. City staff members are prepared to recommend that the Planning Commission approve a conditional use permit for the Mobile Mini Storage business, subject to whatever conditions the Planning . . . Commission members consider relevant. We anticipate that they will be primarily interested in topics such as parking/loading and related traffic circulation issues, screening, and landscaping - which will have to be addressed regardless of the zoning classification that is ultimately assigned to the property, and which I mentioned in my prior letter to you dated November 17,2005 (copy attached). If you agree that the recommended Commercial Comprehensive Plan designation and the B-1 zoning classification are appropriate and/or acceptable, you can indicate that fact by mailing, faxing (65l-463-l611) or e-mailing a short letter to that effect, which we will consider an amendment to your original applications. We would need to receive your letter or e-mail by 10:00 a.m. on Friday, February 9,2006 in order to include it in the Planning Commission packet for the meeting on February 14. If we receive such a letter, your amended application will be presented to the Planning Commission with a staff recommendation for approval. If you still wish to pursue an Industrial Comprehensive Plan designation and 1-1 zoning, you certainly have the right to do so, but we wanted to let you know in advance that the staff recommendation to the Planning Commission will be to adopt a Commercial Comprehensive Plan designation and a B-1 zoning classification. Ifthe Commission does so, you can immediately apply for a conditional use permit (CUP), and we'll schedule a public hearing on the CUP for the next Planning Commission meeting on March 14, 2006. As noted above, City staff will recommend approval of the CUP. If you have any questions or comments regarding this matter, please do not hesitate to contact me at (65l) 463- 1822. Sincerely, Tony Wippler, Assistant City Planner . POR-MKR Real Estate, LLC 1321 Southview Drive Hastings, MN 55033 February 10, 2006 Mr. Tony Wippler Assistant City Planner City of Farmington 325 Oak Street Farmington, MN 55024 Dear Mr. Wippler: . This letter is in response to your letter of February 7, 2006, where you indicate Farmington City Staff is prepared to recommend approval of our rezoning application for 21054 Chippendale Court to Commercial B-1 instead of Industrial 1-1, as was requested in my Application dated January 13, 2006. My application was predicated on the historic and anticipated future use of this property. It was also based upon my understanding, after many meetings and discussions with City staff. Furthermore, it was based upon the earlier official proceedings at the Planning Commission and City Council related to my request for, and approval of, annexation of this property into Farmington. While I am disappointed in the time delay apparently caused by your most recent recommendation, I am generally agreeable to your suggestion with the following specific stipulations: 1. Any Conditional Use Permit conditions be based only on the currently applicable conditions for property use in 1-1 Zoning Districts. 2. City of Farmington immediately take whatever actions are necessary to grant MUSA designation to the property. 3. Any Conditional Use Permit is to remain in effect until Property Owner should choose to request a change in the use from its historic and anticipated use as Industrial in nature. 4. These Zoning, Comprehensive Plan Designation, and Conditional Use Proceedings in no way are to be related to or conditioned upon the City's apparent desire to affect a Taking of a portion of this property for use as a Public Roadway. We continue to be excited about the new businesses we have attracted to this site and to our other properties in Farmington. We look forward to the swift approval of these Zoning and Comprehensive Plan proceedings, and to the further development of this property. . Sincerely yours, $3<)0, 0'-0 . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us PETITION FOR COMPREHENSIVE PLAN AMENDMENT Applicant: Patrick Regan Telephone: ~ 759-2786 Fax: (651) 437-9197 Address: 1171 SOllthview Drive Street Ha~tine~ City MN State ~~011 Zip Code Owner: POR-MKR Real Estate, LLC Telephone: (651) 4379421 Fax: (651) 437-9197 Mailing Address: l321 SOllthview Drive Street Hastings City MN State 55033 Zip Code Premises Involved: 2l 054 Chippe.ndale Court - Empire Liberty Addition Lot I Block 1 Address! Legal Description (Jot, block, plat name, section, township, range) Current Comprehensive Plan Designation: .roposed Comprehensive Plan Designation: Agriculture Industrial I understand that a public hearing is required as well as a published notice of hearing, for which I hereby attach payment of the fee in the amount of $ 350.00 , which I understand further will be refunde. d if n~ meeti~s scheduled. ~d+--- Signature of Owner ~7 /J,- 2-n b Date For office use only Request Submitted to Planning staff on Public Hearing Set for: Advertised in Local Newspaper: Planning Commission Action: _Approved City Council Action (if necessary): _Approved _Denied Denied Comments: Conditions Set: . Planning division: Date: 11105 In accordance with Title 10, Chapter 3, Section 12 of the City Code. i'joo, 0'"0 . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farminlrton.mn.us II PETITION FOR REZONING APPLICATION II Address: 1321 Southview Drive Hastings Street City MN Fax: ~ 437-9197 55033 Applicant: Patrick Regan Telephone: ~ 759-2786 State Zip Code Owner: POR-MKR Real Estate, LLC Telephone: (651) 437 9421 Fax: @!) 437-9197 Mailing Address: 132l Southview Drive Hastings MN 55033 Street City State Zip Code Premises Involved) 1 054 Chip~endale Court - Empire Liberty Addition Lot 1 Block 1 Address! Legal Description (lot, block, plat name, section, township, range) . Current Zoning I understand that a public hearing is required as well as a published notice of hearing, for which I hereby attach payment of the fee in the amount of$ 10000 , which I understand further will be refunded ifno meetin~Cheduled. ~d4- Si~e of Owner t:7 (!b~""1 /~ Z~v 6' Date / A-I A Wi c-111tnrp. Proposed Zoning I-I Industrial R~que~t ~~~~~a~ pi~ng staff<>~:;\;. -- Public Hearm8 Set for: - PlanningComDrission Action: - -.Appr~v~d City Council Action (if necessary): ~~pproved ~Denied _Denied Comments: Conditions Set: . Planning division: Date: !lOS In accordance with Title 10, Chapter 3, Section 12 of the City Code. ....~ .., . ~gII11F;1 'JJ' ~ .' , . I~~ l~i \ ---- r, ';..,------: - -, :.:,: \' .:i ~'!: . i. ,.---. L--.- f-- H" I 1\ l)! ~ ~~ ~~ LJ---<..J-- ID[7~ - I~y-<....J ~ ~(i~ r ~ ~ ~~ A Jrullll\\r ~ h-rrI1 /~ .- SIEWERT 11111 II J. LlSlllll1 B Uil h ~/IIIIII I ~ I rLD T 0~ :>: U 1// I Ul <( < ~~~ ~ {8~ ~ LLl 0 tJ .lII! ~y cc OEVNEY ~ :E e-:: J.-. < ~ I IL \ u 0::: ~ w D i:~ u " 1= JJ KRAL VI ii5 f-- ~IIII - ~ J J;; I r' - 21 OTH ~ Kt.t. ~ AQff +iii ~' PERKI~ ,.." I [illBD~ j ~~~~1tl1iJ ~ I '""" I ,";,'" 213~H, STREET I ~t ~ ~HHrl m ffi[B ~ . 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City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463~7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: Planning Commission \~C/ FROM: Tony Wippler, Assistant City Planner SUBJECT: Sunrise Ponds Preliminary Plat Comprehensive Plan Amendment and Rezone DATE: February 14, 2006 INTRODUCTIONIDISCUSSION Neal Krzyzaniak of Bridgeland Development Company is requesting a Comprehensive Plan Amendment, Rezone, and Preliminary Plat review for the property generally located east of Trunk Highway 3, west of Cambodia Avenue and north of Bristol Square. The proposal consists of 110 single-family "Villa Units" on 17.09 acres (Exhibit A). The development has not significantly changed since the Planning Commission last reviewed the concept plan in November 8, 2005. Annexation The property has yet to be annexed into the City of Farmington. The City Council approved a Joint Annexation Resolution on February 6, 2006. Empire Township considered the Joint Resolution on January 24 and approved it "in concept", subject to (a) review by the Township's attorney and (b) clarification of certain ownership and maintenance issues related to Cambodia Avenue, which borders Sunrise Ponds on the east. Staff is prepared to recommend approval of the Comprehensive Plan Amendment and Rezone with the contingency that the annexation process for this property be completed and a PUD Agreement be approved by the Planning Commission. MUSA At this time the property is not identified on the City's adopted MUSA Phasing Plan. The MUSA Review Committee will have to be reconvened and a recommendation to the City Council will have to be made as to the appropriateness of allocating MUSA to this property. The next meeting of the MUSA Review Committee is scheduled for February 16, 2006. Comprehensive Plan The property does not currently have a Comprehensive Plan designation. Based on the proposed land use by the developer and adjacent land use to the south of the property, the Low/Medium Density designation would be appropriate for the Perkins property. Therefore, the developer requests to amend the 2020 Comprehensive Plan from Non-Designated to Low/Medium Density Residential. . . . Zoning As mentioned earlier, the property is not within the municipal boundary of the City of Farmington. Upon the anticipated annexation of the property, the property will be automatically zoned A-I (Agriculture) per the following Code requirement: 10-4-3: ANNEXATION AND DESIGNATION OF LAND: (A) Land areas which may be added to the city by annexation, merger or other means shall be classified A-1 agriculture until such time that the city council may rezone the added territory to more appropriate classifications. (Ord. 002-469, 2-19-2002) The developer is requesting a Planned Unit Development (PUD) classification with an underlying R- 2 (Low/Medium Density Residential) zoning classification. The developer is in the process of developing a PUD Agreement that will address how the development will vary from the zoning requirements specified within the R-2 zoning code. In addition, specific design standards need to be submitted and ultimately adopted with the PUD Agreement to address architectural and aesthetic issues related to the proposed development. Staff is recommending that the Comprehensive Plan and Rezone be contingent on the annexation of the property as well as the eventual completion of a PUD Agreement and design standards that are acceptable to the Planning Commission. Sunrise Ponds Preliminary Plat As shown on the plat (Exhibit A), the developer proposes one hundred and ten (110) single-family residential lots on 17.09 acres of land with a gross density of 6.44 units per acre. The plat consists of detached single-family lots with lot widths ranging from thirty-six (36') to forty-six (46') feet. The proposed lot areas range from 3,240 square feet to 10,478 square feet in size. The setbacks for the development are proposed at twenty (20') in the front, and six (6') feet in the side and rear yards. Inasmuch as the property widths as well as many the lot areas do not meet the minimum requirements of sixty (60') and 6,000 square feet, respectively, the property has to be platted as a PUD. In order to proceed with the Preliminary Plat, a PUD Agreement and specific design standards need to be submitted so that they can be reviewed and considered in conjunction with the Preliminary Plat. These items have yet to be submitted in a form acceptable to staff, but work is currently in progress on both items. The development is located adjacent to one existing roadway - Cambodia Avenue. The plat shows 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 temporaril~, Cambodia Avenue and 213th Street for access to and from Trunk Highway 3. However, the 210t Street connection to Highway 3 is also needed for Sunrise Ponds and for the future development of the east side of Farmington. Once this initial extension is provided through the Sunrise Ponds plat, the last remaining section of land needed to make the connection between Highway and Cambodia A venue will be the former railroad property that is now a part of the Regan property located to the west. The developer of Sunrise Ponds will be expected to participate in the cost of acquiring and improving this remaining portion of 21 Oth Street. . Cambodia Avenue, with the exception of a portion in the northeast comer of the plat, is not within the plat boundary. The City is requiring the developer to upgrade and extended Cambodia north with this project. The majority of Cambodia Avenue that lies outside the platted area is owned by Empire Township. Issues regarding to the future maintenance of this portion of Cambodia Avenue are currently under discussion with Township representatives. In addition, the issue of whether the right- of-way for Cambodia A venue should be annexed into the City prior to the platting of Sunrise Ponds is also being discussed. The only other portion of Cambodia Avenue affecting this plat that is outside the plat boundary and not owned by Empire Township is located on the Krall property. The developer will either have to purchase the area in fee needed for the additional right-of-way and then dedicate it to the City on the plat, or, provide a permanent easement to the City for public road, trail, drainage and utility purposes. Parks and Trails Randy Distad, Parks & Recreation Director, has submitted recommendations for parks, trails, and sidewalks for the development. These recommendations are attached as Exhibit B. Engineering The Engineering Division has reviewed the preliminary plat and has determined that the information submitted is incomplete. Additional information needs to be submitted regarding easements, utilities, and grading. Therefore, staff is recommending that the preliminary plat be continued. . ACTION REQUESTED 1. Recommend approval of the 2020 Comprehensive plan Amendment designating the property from Non-Designated to Low/Medium Density contingent upon the annexation of the property and approval of the PUD Agreement. 2. Recommend approval of the rezoning of the property from A-I (Agriculture) to PUD with an underlying R-2 (Low/Medium Density Residential) zoning classification contingent upon the annexation of the property and the approval of the PUD Agreement. 3. Continue the Sunrise Ponds Preliminary Plat to the next scheduled Planning Commission meeting, and provide comments (if desired) on park and trail issues or other aspects of the Preliminary Plat. Respectfully submitted, ~/~U~ Tony Wippler, Assistant City Planner Cc: Neal Krzyzaniak, Bridgeland Development Company Peter Knaeble, Terra Engineering . f)/'fl 1$/ r fl-' \ \ mi \ ~\ \~ \ ~!~! \ \:\\ - \ \ ;J -- -- \ \ v \. ns 6' \ \ jl -- -- ~:~~ . \ \ \l.~~X ~'~i~ \ \~ __~-- ~"_ "'_. .. \' \.th~-- ,,~~ I > '\ ~__ __ __~1-r---/ .i!~"i~~ . ~ \ # ~~~, \"h '. \ 'v,". 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' ... !i"~ ~ g' ~l i ~~ ~ 2 ~ VI w.:! - -....~.. ~~~~~~~~~~o~~ ~ ~i .. ..- '1" -.. M ~~ i ~ "- ~ . . . <~~~" ~aa~~ ~~o~~ am~~ ~2ii (;:=~r;:l ~<~ E- ! :.+. '" ;!! ,. z Terra -.... ... p! Hi 1n.r~U ttratlhiaplonor ~ri~E~ El>9lneer under-r"" '- 01 the .~ '"""K-iL P.l...l.KLp.E. 0cIt0t;~1Ie4.Mo.14e" a ~.... ! g - ~.. PREUMINARY SllE PLAr-t ...... I is .... ::: ~ ""'-L" SUNRISE PONDS UI g FARMINGTON. MINNESOTA ..- _-..c..-. O'l 7Jl ,~~~ I ~'x1~ ( o~> \ --I r:/).;O ~t11-< ~ "U _\oooporoIr z'\,;> ~O~ ~Zcr )>ti~ 00- 6001 Glenwood Avenue mnAfapolJll. MInnesota 55422 1635939325 FaX:' 163 512 0717 . . . t -\' ~"1oL ..-' ~.... ..~~?:'~fii::-;;~~~,j -::~ENsP ACE 10 I I ~ .+. SKETCH PLAT PLAN SUNR5EGT6~~NNESOTA FARMIN . . .-a - to ..- Eii2I p ,JI r:n. ~~ ~~ -lr./J. ~tr1 ~~ ~O ~Z ~O r./J. c- -------- \-~ &KH/~T A-,2. ---- . -------- \ \ \ -------- ---- \ ---- \ \ \ \ \ \ \ \\ \ \ \ I \ \ \ \ \ I ,.., \ I >< n \ ,.., " .... I a t~ \ z ... I L '" I ~ I~ J I I I J I J I I J . J J I ... 4,1$1" ... ...... II i-;P . \ -T------LT--- "' '- , I - --I" -....... " : ~: \: 1\1 ,! ~ 0.+. ... PREUMINARY PLAT SUNRISE PO F ARMINGTOr:.D~NNESOT A ~O o.i ~~ ~. :~ ~~ "'~ ~~ ~~ --~ s ! !iI i =~~by:O' =I:~~~~ ,,&~........ P.\"'J.K~ Da\e:~ Rel;.No.1~ 1ii'Iiii:"N1l7ll .... CIlIIEIlS l;;Piilll";~1 '" 1'~~~i~~ ~ ~$il.~~tA"':'I t;j ~ I I ~ii1~fD i ~!~Va2~ ~ ~;;li 'ji ~ ll;~ @~. a :!- ~~ ~ ~,~ ~~ 2! -- ~ ~..... ~ ' '" E~ I/) m i'1l 1 ; ~~ 9t' ~ ~c;'~CI!.-~N .; 'i C!..ct Terra -.... ... lft=..c~ ~1 Glenwood Avenue Mmneapolls M 763 593 9~5 w;-sot. 55422 ax: 763 512 0717 . , \ \ · 1= ~ , \.\\..~\~\~\ nr,"'4li1 <<fi"':~,:'"' " ~,\' "'_=<\ .' \\\\\\\~~~)\.'~~\. ..~;J lillif 1I11lL- -- 4,1ff:~~ "~\ I{~~~";,, \ / / I \\, '~~,~'" ~5 1!lIth1l(H b r.'f/ifftL' -:~~'1 I I '~\" "i:,\ \ " ? / ' .- 1,\ ~\ '\\~\\ ,;~.~. i:-=--:::=. 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(. 0:::: n - ~ ~ j:.- \. "-- ! I ~ i -- ~ T :0 ~ r \-.-.--' \1 I J II ~ r. h' - n :" r Cil ~~ \ ) J!' II;, -:!:~ i ~~ u - -:;= ~ . ~J, \ !G!~ -1 :'/ J)' -frJ: n ~ . ..:.:F~ j~~- \ ~H~I If I: 5;; - 0 :0=0 -Jt ~~.. I~" )" // -,: T :0 _ . ~ nurr J.7'J- ~ \ i /i// ~~. 0 J. oJ..r-.Q ,~~' . J/ . I: T -L; ! ~' ~JJ \~ :1 _ I" )Do:O ==, ..~ "'Ell ~ . W~ ill o '. J.:J 0 T ~o.r= l .~>~ \ al . ':4~ i .r ~ . r! F \1 j ~. V;\~.~...., 0 to=: ~- I! ~. ~,~.\,\ ~ \- :0 ~ :r=!. ~.j\ r- ~ h - r- q 1. L-. .. s- tml II ~. 0 W ~ ~l \ ~~ ~ /jt:l ~~~p~~:Fl ~ ~C1 ~ \ .....r .. III..... I L.J' "' ---I ~?C--. ~ ~~ _:. ~ ~mE'_~ ~6/ ~ ~ ~ ~ J~ ~iK'Hi"'~ii~\~ :~~ ~_ "<M _.~ ~" .~ q:;J_' \ ,""""......) " - ~ ..L----l-------L-[=----~ la i ::::._- -=-- I - "" :~! Nl~: ---r-"7t"llW I \ I~: I : I I , I BI I I - I {~'--J \1 I I . a ~ -. 5 5l ~ ~" PREUMINARY LANDSCAPE PLAN 0\ I!- _ 01 UI ~......,' SUNRISE PONDS UI FARMINGTON. MINNESOTA . . ~1Il - I 01;;1 ~~ uo'" "''''' "'C 'n "'> 9U1 :!! ~ ~ l'l g ~ ~ -:.+z . ~~~~i ~~~~2 ~~"I~ ~~~ 9 ~ '" P !P pt ...... V' ~ $0' . . ""'0 ii H ~; If IH i i~f; f: i 1= J > n n :~ ~~ .", ~ ~l;~ ;; . jf t ~ ~~ o. h j~ u ~. H f. 1 ! i Z ~ i" h -1 r! ~ tJi. H ~ I 1 C') i & , .~ Hi i ,r., r .. ... 2. ii 1" ~ -, =1 " ~, Z I .~ .; 8~ if' 1 'xi' ~I l ,~ 0 -l ~. ~'" ~t .' 1 ~l-l f t ~ iT! . i~ i ~ I [ iii q liJ! ! f!. : ~ w . j:~! I ~li f .dt i & K f ~ at t[ h 1.:~ l lW .f, ,~ I 1 !.~ h ~!~ ! ~f;l III ;} 1 !! :1 f! ~~i it J:.~ t' 1 I: ~ it !~ ~~ i~~ _ 1 jjj n i i J f ~i ~f If 1'1: 1"' I !l f i ~ , .a 1 h f~! I Ja g. I ~.- i1' .i.t ~~~" I;l ~f r i' t ~ i Jr &;P! '~t II a ,! !: ~r ~{ i ~a" h. 11! i [ ~ it ~i i i~l U} ~f ~ ~ ~ ~ A! I;' I W !i~. i I j; !!. ~ i'! ;> -i 't f a 1 ~.- ; ~ 1 ~ i'!;.. j\ . ~,~ &'~~ff ~~=",....-.. gr~ """""" ::I:~~"'~ond S! En9I_underthcloNtollhe St~~ Yl~ II ~ ~ ~~. P....",,[;PL . ~ Dcrta:....uL1!L2L-Ret. Mo. 14844 ; ~ 0 i I ~il ~~ ~ I ~ v~j ~ ii :!:t lI' t:1 i::i~ II II '" ! ! !I = ~ I z e ~ ~ I ~ i ~ ~ ~ . ~ ~ i ~ ~ i ~ e i ~ i s ~ ~ C) ~ ! I ~ I : ~ ~ n ;J ~ ~ ~ ~ ~ ;I. z z ~ ~ ~ ~ ~ ~ -. ... '" .. ~ ... ... '" ;!i ~ I:( . ~ ~ ::l ~ : ~ -", ~ ;. ;: ~ ;: ;. - Terra -- ... 8001 Glenwood Avenu. Mlnnupolls, Mlnnesol. 55422 ..- 763 593 9325 Fax: 763 512 0717 ............--. . I \ I I I ~ N <, \\ ~i! ~~ \ \ z . :~ ~~: ... I \ ~ ~r; ';~ I n !iI ~ii: y~ e~ I:; I ~ 2a ~& :~ -i I ~ I I ~~ . Ilg ~~ c~ \! I I I ~~ ~ ~I lij5! 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City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: Planning Commission Members FROM: Randy Distad, Parks and Recreation Director RE: Staff Comments on Sunrise Ponds Preliminary Plat DATE: February 8, 2006 BACKGROUND Staff has reviewed the Sunrise Ponds Preliminary Plat (Preliminary Plat). DISCUSSION There is one comment to be made by staff related to trails and sidewalks in the Preliminary Plat and it is as follows: I. The trails located along the ponds are okay as long as they stay within the benched areas of the ponds and not on the pond slopes. In regards to creating a park in the development, there appeared to be an interest by the Planning Commission and City Council to have some park land dedicated in the development. The Preliminary Plat shows park land in the development. The Park and Recreation Advisory Commission has reviewed the need for a park in this development and would prefer to take cash in lieu of park land based on Tamarack Park being located within a half mile of the development, which is the standard that the PRAC has followed in the past when determining locations of parks. However, PRAC has commented that they are okay with the park area on the southwest part of the development as long as it remains a private park and is maintained by the development. The comment that staff would like to make regarding the private park is as follows: I. It is recommended that the developer create an additional amenity of a small tot lot and locate it adjacent to the gazebo in the event that a home in the development is purchased by a family with young children or grandchildren. RECOMMENDATION Staff recommends that the preliminary plat be approved with a small tot lot being shown to be built adjacent to the gazebo, the developer being given partial credit towards their overall park dedication requirement for the private park they are dedicating and that the remaining park land dedication that is required for the development be taken as cash in lieu of land. ,'~ct~yll~+) Qt-b~tad Parks and Recreation Director cc: Park and Recreation Advisory Commission Members Dave Sanocki, Engineer . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: Planning Commission \e..~ V FROM: Lee Smick, AICP City Planner SUBJECT: Variance to the Minimum Lot Area Requirements in the B-2 Zoning District Applicant: Mr. Hosmer Brown 5050 France Avenue South Edina, MN 55410 DATE: February 14, 2006 INTRODUCTION The applicant, Hosmer Brown, is seeking a variance (Exhibit A) from Section 10-5-14 of the City Code (Exhibit B) to the minimum lot area in the B-2 Zoning District for the property at 209 Oak Street known as the Riste building (Exhibit C & D). The variance of 3,200 square feet from the code requirements is being requested. DISCUSSION The City of Farmington's Economic Development Authority (EDA) is preparing to purchase the Riste building from Mr. Brown. The Riste building currently straddles a shared property line between Lots 3 & 4 of Block 22, Town of Farmington plat (Exhibit E). The plat is dated December 19, 1864 and shows that the original configuration of the downtown oriented lots north and south with a majority of the lot lengths at l70 feet and lot widths at 60 feet. The EDA recently had the Riste building surveyed in order to prepare for the building purchase (Exhibit F). As shown on the survey, the Riste building straddles a shared property line between Lots 3 & 4 on Block 22. Therefore, the Riste building encompasses 2 parcels. Because of minor boundary issues disclosed by the survey, Mr. Brown and the EDA have agreed to split off the "flag" portion of the easternmost half of Parcel 2 (the part that extends to the east and overlaps the west line of the Gerster building - Exhibit G). As shown on the attached dimension map (Exhibit H), the west portion of Parcel 2 encompasses l,890 square feet and the east portion of Parcel 2 encompasses 2,200 square feet. The "flag" portion of the east lot encompasses 400 square feet. In the B-2 Zoning District requirements, the minimum lot area is 5,000 square feet, therefore, Mr. Brown is requesting a variance for 3,200 square feet from this requirement since the east portion of Parcel 2 would encompass only 1,800 square feet upon the splitting off of the "flag" portion of the lot at 400 square feet. The intention of the EDA once the Riste building is purchased is to combine the east and west portions of Parcel 2 into a total parcel area of 3,690 square feet, thereby increasing the total parcel area of the nonconforming parcels, thus decreasing the nonconformity. Additionally, it is intended that the "flag" . . . portion be combined with the Larson parcel, also increasing the total parcel area of the nonconforming parcels, thus decreasing the nonconformity. The dimension map (Exhibit F) shows a majority of the lots within the B-2 Zoning District less than the required minimum of 5,000 square feet. The B-2 District also requires a 50-foot minimum lot width, which again, rules out a majority of the lots in the downtown business district. Therefore, a majority of lots in this area are considered legal non-conforming. Because of this information, staff is preparing a text amendment to the minimum lot area and width in the near future in order to make a majority of the lots conforming. However, because of the impending purchase of the Riste building, staff will not have the text amendment completed before the transaction occurs. Therefore, Mr. Brown is requesting a variance to the minimum lot area within the B-2 Zoning District of 3,200 square feet. The City Code provides the following criteria that must be met for a variance to be approved: I. Because the particular physical surroundings, or the shape, configuration, topography, or other conditions of the specific parcel of land involved, strict adherence to the regulations of this Title would cause undue hardship. Economic consideration alone shall not constitute an undue hardship if reasonable use for the property exists under the terms of this Title. A majority of the parcel areas on Block 22, and for that matter, the parcel areas along 3rd Street on Block 23, do not meet the B-2 District's requirement of 5,000 square-foot minimum lot area. Strict adherence to the regulations of the B-2 Zoning District would cause undue hardship if the variance was not allowed. 2. The conditions upon which a variance is based are unique to the parcel of land for which the variance is sought and are not applicable, generally, to other properties within the same zoning classification. Because of the intended parcel combinations for the Riste and Larson parcels, the total parcel area of these nonconforming parcels will decrease the nonconformity. 3. The alleged difficulty or hardship is caused by this Title and has not been created by any persons presently having an interest in the parcel ofland. The hardship was not created by the applicant. 4. The granting of the variance will not alter the essential character of the locality or be injurious to other property in the vicinity in which the parcel of land is located or substantially diminish property values. The variance will not alter the essential character of the locality or be injurious to other property in the vicinity. 5. The proposed variance will not substantially increase the congestion of the public streets, or increase the danger of fire, or be detrimental to the public welfare or public safety. The variance would not create any of the above-mentioned adverse effects. 6. The requested variance is the minimum action required to eliminate the hardship. 2 . . . In order to decrease the non-conformity, the parcel split needs to be peiformed to allow the intended parcel combinations for the Riste and Larson parcels. The requested variance is the minimum necessary to meet those needs. ACTION REQUESTED Approve the variance to the minimum lot area within the B-2 Zoning District of 3,200 square feet in order to ultimately decrease the non-conformity of the Riste and Larson parcels. :&&0 Lee Smick, AICP City Planner cc: Hosmer Brown Farmington EDA 3 . . . FROM: Panasonic FAX SYSTEM PHONE NO. r-EB-O'~(-.201:36 lS:(2),3 CITY (IF FHF;:I'l!HCITOH City of Farmington 3~5 Oak Street, :Farmington, ~N 55024 (651) 463.7111 Fax (6S1) 463-2591 www.g.fa,l'min.gron.~ Feb. 09 2006 04:26PM P1 651 4S3 1511 P.02 ex~IIIB)T A ( /?,t/'V-rr "' { :~ /.. ;? ] ,:,;' - .' r=- -=;__ Cr:;:r =-iARiAN<:,~PPLIC~~ ~-'~. - :J :2 (J 1 Ii z;. -- . I' / Applicant; ~--.4-:-;A"'8~ (? IV ~_~.~ Telephone: (~{~) _._1~2_' I ~3 Z F~.:<: ~2.) 1/,) -~ ~ ~ Address: -!,t?.J'~_.-L8~ 11 e ~. 4~r-!..r:!..___.__.___..,_.,,_--,--_._-,,-- '..... _.._____..___M""-..-'--..--- E t(,. ;:;e~ ~ (,$'- S-~/d City Slate 7.ip C.::,ll!t: Owner: _ Telephone: (-> _~, ~J, ~,,/if' -,,---_........----_-. SI1" ~e. ~J Fa)':: L-) ____._ .~ddn:;;S: ----.- Street------ City .~--'''--5ta;c-''~''---------lip Codc--.' premlse,.nVOlv.d:_2QQ ~"A- Sf' P~;ztlt'~1 ,t{tf!...,lJhl<;!..2 {01,~ Addressl Legal Dei:cription (lot, bloc.k, plat name, sC::iion, tl)wn"~i , ~~IlSe:) /? -rlJflJl( ~'M1l1ll!jl'- OureDl Zordllg District --3..:.... L __ Cu;rrent Land Use ...__~l:l!1L41t'!Y'CJJ?k._..__.._._"....-,.--- Sp..i!\. "otD" DI R'qD"" Cl.;.",d H"dshlp; LE ,:.It;:) ~~~ /crf:_ ;j;~_...I,ft~. Ii - Z _~~A{H{}//f '7<:t_.p___~0_@.~1tIil.7hL ~. /J1Iter;~" ,-- ~~I Ct/V ~F .-t</I"f P1f li J41 It? 7 ~. . ~IBMl~-:~IJ rot6'UJREMEN l~. ~: Proof of o wm:rsnip 0 Copies of Site Plan a ApplicatiDn Fee ($200) 0 AbstmctfResidemial List (adjoi.ning properry owners only) c;;~orl"1t:)~:7;m(o;'~';;P'~~ c.rn~'~it:J'~ t - fq Ie ~~l"'Ji .lP'~P"'" w~" - ~~ - ~al." of APPli.;;~-'._~'_. ,,!.t- t V".!:/lVJ. I- v; F,.1V.4.. ~ For office use only Advel1ised in Local Newspaper: __.___.._.__.__._. Request SlIbTnined to Pl~g Commission on___._ Public Hearing Set for: ___....___...____ Pl:mning Commission Action: ___Apptoved __Dcn:ed --.,....-.--.--.--------.."'-.---- Comments; _.___.__..._....______..---.----.-----...--..-..,.."r.--.----.._......._.---.-----.....-.. Conditions Set: _______.___,. ~.__.___.. _..... _..____.__.___.._..__..___.___._ri .----------,..-.-..------.------....,....-----.--.---'...............-.---..,-.-- .._.~-_..-.__. ~_._-- Planning ,livision: ___._..___.___....---..- Date: .....-..-._--_..~-_..~-_.._---_.._-~..---._---_.'<...-.._._----~._.......-_..__.....,.~_... 1'.1.11,\ . . . 10-5-14: B-2 DOWNTOWN BUSINESS DISTRICT: Page 1 of3 Exlflt3// (7 10-5-14: B-2 DOWNTOWN BUSINESS DISTRICT: (A)Purpose: The B-2 downtown business district identifies a variety of general commercial and higher density residential uses for the downtown area in order to expand and strengthen the downtown as the primary commercial district for the city, create a pedestrian friendly downtown, and promote the city as a cultural center. Objectives of this district are to preserve historical buildings, require high design standards, and provide a diverse mix of community oriented commercial and cultural activities that are pedestrian oriented and accessible to area residents. (B)Bulk And Density Standards: 1. Minimum Standards: ':>- lot area 5,000 square feet lot width 50 feet Front yard setback 0 feet Side yard setback 0 feet Rear yard setback 0 feet Height (maximum) 45 feet Maximum lot coverage of all structures 100 percent All standards are minimum requirements unless noted. (C)Uses: 1. Permitted: Animal clinics. Clinics. Clubs. Coffee shops. Commercial recreational uses. Commercial services. Neighborhood services. Nonprofit recreational, cultural and entertainment uses. 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I I I I I I I I I I I J ,.. <0 0:<0 ~~ ~~ ~~ '" OND.]JS :l ~ ~ i :l ~ ~ . ~ ~ ~ ~ . . Oak Street ffl:fllf?l/ ~ l\1 'G ~ \'" ~ ~ s.. M ail/8fT 11 ~CCD I if, qoo <?j tfoD io( 2t::o 20'fcD ( "b'j.;) o 4- K. S-r /l-L.-:::c--r 20 '-IDO I 20, L(oD /0 (Z!;i;; i 0 (Zco N ! Copyright 2006, Dakota County - Map Date: February 8, 2006 . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: PI . C .. V~v annmg ommlSSlon FROM: Lee Smick, AICP City Planner SUBJECT: Amend Section 8-1-5 (A) 1 "Boulevards: Allowable Uses" of the City Code to include a reference to 10-6-10 (F) "Street Tree Species to be Planted" and (G) "Tree Maintenance on City Boulevards". DATE: February 14, 2006 INTRODUCTION . The City of Farmington is proposing to amend Section 8-1-5 (A) 1 (Exhibit A) of the City Code pertaining to the allowable uses of boulevards in the City. The amendment includes the addition of Section 10-6-10 (F) & (G) (Exhibit B) of the City Code pertaining to the allowable street trees planted on City boulevards and maintenance for those trees. The amendment deals with the need to cross-reference the codes mentioned above. Section 2-9-11 is included in this document for your information (Exhibit C). DISCUSSION The following Code amendment is proposed (new text is underlined): 8-1-5: Boulevards; Allowable Uses (A) No person shall install any structure or improvement or plant any materials in the City Boulevard except as follows: 1. Street trees as allowed under Section 2-9-11 and Section 10-6-10 (F) & (G). ACTION REQUESTED Recommend approval of the proposed text amendment to the City Code and forward the recommendation to the City Council. . Respectfully Submitt d, ',- Lee Smick, AICP City Planner 8-1-5: BOULEVARDS; ALLOWABLE USES: Page 1 of 1 e; !lIBI'T A 8-1-5: BOULEVARDS; ALLOWABLE USES: . (A) No person shall install any structure or improvement or plant any materials in the City boulevard except as follows: 1. Street trees as allowed under Section 2-9-11; 2. Sidewalks meeting minimum and maximum City design standards; 3. Driveways meeting minimum and maximum City design standards; 4. Annual or perennial flowers, shrubbery not exceeding three feet (3') in height; 5. Split rail fences; 6. Planters not exceeding two feet (2') in height or closer than three feet (3') from the back of the curb or paved surface; 7. Underground sprinkler systems; 8. Boulevard sod as specified in subsection 11-5-3(F); 9. Decorative rock and tree bark. . (B) "City boulevard" shall be defined as the area between property lines on either side of all streets, avenues or ways within the City. (C) Before any digging occurs within a boulevard, the owner or persons performing the work shall contact Gopher State One Call at least forty eight (48) hours in advance of beginning the work. (D) The Public Works Director may remove or cause or order to be removed, any structure, improvement or planting which is in an unsafe condition, causes a safety hazard, or interferes with the performance of City operations or any public utilities. The City shall not be responsible for damages relating to the removal of such structures, improvement, or plantings. (Ord. 095-354, 5-15-95) . http://66.113.195.234/MN/Farmington/l1001000000005000.htm 2/1 0/2006 cjfll81f E . 10-6-10: (F)Street Tree Species To Be Planted: 1. Official Street Trees: The following list constitutes the official street tree species for Farmington, Minnesota. No species other than those included in this list may be planted as street trees without written permission of the reforestation advisory commission. 2. Allowable Street Tree Species: Ash Burgesen Dakota centennial Kindred Marshalls Patmore . Summitt Linden American Greenspire Redmond Sentry Maple Cleveland Crimson king Emerald lustre Emerald queen . Fire dance . Green mountain Majesty Northwood red Norway Schwedler Deborah Oak English Northern red Pin Swamp white Other . Imperial honey locust Regal elm Skyline honey locust Sunburst honey locust Trees approved by city staff (a) Spacing: Boulevard street trees shall be installed at a minimum spacing of one tree for every forty feet (40') of street frontage. The trees need not be placed at even forty foot (40') intervals; however, they should be installed as close to forty feet (40') as possible along the street frontage, allowing for utilities, driveways and intersection visibility requirements. The boulevard trees shall be installed per the landscape plan. The developer is responsible for ensuring that the boulevard trees are planted per the landscape plan as required by the development contract. Special planting designs for boulevard street trees need to be approved by a landscape architect or the planning coordinator. . (b) Distance From Curb And Sidewalk: Boulevard trees shall be planted in the center of the boulevard width between the property line and curb or the . sidewalk and curb. The distance trees may be planted from curbs and sidewalks shall be no closer than three feet (3'). (c) Distance From Street Corners And Fireplugs: No street tree. landscape material or fences shall be located within the triangle of visibility, which is the area within a triangle created by measuring from a point on the curb or edge of the street closest to the center of the intersection, down the front curblines or edge or intersecting streets thirty feet (30'), and connecting their end points with a straight line. No street tree shall be planted closer than ten feet (10') from any fireplug. (d) Utilities: No street tree may be planted within ten (10) lateral feet of any underground water line, sewer line, overhead or underground transmission line or other utility. Gopher State One shall be called to request locations of utilities. Only columnar street trees are allowed to be planted at least ten feet (10') from streetlights. (G)Tree Maintenance On City Boulevards: 1. The boulevard tree maintenance program is designed to prescribe various levels of maintenance to city trees located within city owned boulevards. . (a) Planting Requirements: The city tree maintenance division will review all planting of trees and shrubs within city boulevards, defined as city owned rights of way. (b) Landscape Plan: Developers of subdivisions must submit a landscape plan to the planning division. The planning division will be responsible for approving appropriate tree plantings within city boulevards. (c) Addition To Plan: Trees planted by residents on the boulevards that are in addition to the tree plan must receive prior approval from the city tree maintenance division. (d) Trimming Requirements: The parks maintenance division will be responsible for all trimming of boulevard trees. As these trees are on city property, and are essentially and legally city property, they must be maintained by the city to ensure that they are properly trimmed for structural integrity and disease control measures. (e) Trimming Notification: Prior to trimming boulevard trees, affected residents will be notified of the trimming schedule by the city through the use of door "hangers" or tags. . (f) Contact: Residents will need to contact the tree maintenance division when a boulevard tree needs trimming or inspection. . (g) Height Standards: Trimming height standards must maintain a ten foot (10') clearance above any walkway and fourteen feet (14') above the roadway. These requirements provide clearance for walker, snow removal equipment and solid waste vehicles. (h) Brush From Pruning: The city will not collect any brush resulting from pruning or removal of trees or brush from private property. (i) Emergency Collection Of Brush: An emergency brush situation would occur when the public safety officer declares one to exist. then and only then will the city collect brush generated by residents on private property, as a one time emergency service. . . . . . 2-9-11: INTERFERENCE WITH CITY REFORESTATION ADVISORY COMMISSION: Page 1 of 1 2-9-11: INTERFERENCE WITH CITY REFORESTATION ADVISORY COMMISSION: 13')(11/81/ (2 It shall be unlawful for any person to prevent, delay or interfere with the City Reforestation Advisory Commission, or any of its agents, while engaging in and about the planting, cultivating, mulching, pruning, spraying, or removing of any street trees, park trees, or trees on private grounds, as authorized by this Chapter. (Ord. 090-239, 12-17-1990; amd. Ord. 099- 441, 11-15-1999) http://66.113.195.234/MN/FarmingtonJ050090000000 11000.htm 2/7/2006 - t . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ciJarmington.mn.us TO: PI . C ., \<'~~ armmg ommlSSlOn FROM: Lee Smick, AICP City Planner SUBJECT: Variance to the Off-Street Parking Requirements In the Vermillion River Crossings Phase I Project - Block 3 Applicant: Pedersen Ventures 14831 Energy Way Apple Valley, MN 55124 DATE: February 14,2006 INTRODUCTIONIDISCUSSION On November 8, 2005, the Planning Commission discussed a variance request submitted by Pedersen Ventures. At the meeting, the applicant requested a variance from the off-street parking requirements to allow for a shortage of 36 parking spaces in Phase I (Block 3) of the Vermillion River Crossings project. The meeting was continued to the December 13, 2005 Planning Commission meeting where the Commissioners once again continued the public hearing in order to allow additional research time for staff to determine if a text amendment to retail sales and services was warranted. Because of the additional research required, Pedersen Ventures agreed to a 60-day extension to February 21, 2006 for action on the variance request. Staff presented a text amendment to the Planning Commission on January 10, 2006 where the Commissioners recommended that the City Council hold a public hearing to approve a text amendment. On February 14, 2006, the City Council approved a text amendment for retail parking. The Council approved the following language: Retail sales and services: At least one off-street parking space for each 200 square feet of floor area up to a total floor area of 10,000 square feet. At least one off-street parking space for each 250 square feet of floor area between 10,001 and 30,000 square feet. At least one off-street parking space for each 300 square feet of floor area thereafter. The parking spaces proposed for Phase I of the Vermillion River Crossings now meet the requirements of the code due to the approval of the new language. Therefore, the revised parking requirements eliminate the need for Pederson Ventures to pursue the previously- requested variance. ACTION REQUESTED Accept the withdrawal request and close the public hearing. r . . . Page 1 of 1 Lee Smick From: Dick Allendorf [dallendorf@pedersenventures.com] Sent: Tuesday, February 07, 2006 11: 18 AM To: Lee Smick Cc: bobw@ped-mn.com; Bob Pitner Subject: Parking Variance Lee: Because of the change in Parking Ordinance approved last night by your City Council, please take this e-mail as our formal request to withdraw our parking variance for Vermillion River Crossing. Thank you for your attention to this matter. 2/7/2006 . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: t{>v Planning Commission \ FROM: Lee Smick, AICP City Planner SUBJECT: Vermillion River Crossings 2nd Addition Final Plat DATE: February 14, 2006 INTRODUCTION The applicant, Pedersen Ventures, has submitted the Final Plat for the Vermillion River Crossings 2nd Addition, located south of CSAH 50 and west of Denmark A venue (Exhibit A). The final plat includes the platting of Outlots D and G (Exhibit B). The original building layout for the Vermillion River Crossings project is attached for reference (Exhibit C). DISCUSSION The Planning Commission approved the Vermillion River Crossings Preliminary & Final Plat on June 28, 2005 and the City Council approved it on July 5, 2005 (Exhibit B). The applicant now proposes to plat the 2nd Addition of Vermillion River Crossings which includes Outlots D and G. Northfield Clinic is proposed for the Outlot D location. A sketch plan review of Northfield Clinic will be presented at the meeting. A large drainage and utility easement (between 55 and 62 feet in width) is required on the northern portion of the Outlot and encompasses the stormwater drainage area required by the DNR. No development may occur within the easement. Additionally, a sanitary sewer easement is located on the west side of the property. All other easements on the plat meet City requirements. Outlot G encompasses the 100-foot wide right-of-way for Dushane Parkway, the north/south public roadway in the Vermillion River Crossings project. Outlot G will be dedicated as public right-of-way to the City of Farmington. As shown on Exhibit D, the proposed public right-of- way does not encompass the sidewalks or comer "public amenity areas" south of Knutsen Drive (per the developer's comments on February 9, 2006, the layout and details for the west sidewalk south of Knutsen Drive will be provided as part of the Phase II construction documents and will "mirror" the design for the east sidewalk). Therefore, if sidewalks, trails, or comer "public amenity areas" are constructed outside of any road right of way (such as on private property or within a drainage and utility easement), the final plat approval should be made contingent on the developer providing the City with a permanent easement for the sidewalk, trail, or comer "public amenity area" and constructing them to City standards or specific requirements. . . . The current proposal by Pedersen Ventures is that they will dedicate the sidewalks and comer "public amenity areas" on the east and west sides of Dushane Parkway south of Knutsen Drive in a future phase. Upon dedication, the City will maintain these areas. Engineering Engineering has recommended approval of the Vermillion River Crossings 2nd Addition Final Plat contingent upon the satisfaction of any engineering requirements. ACTION REQUESTED Recommend approval of the Vermillion River Crossings 2nd Final Plat contingent upon the following: 1. If sidewalks, trails, or comer "public amenity areas" are constructed outside of any road right of way (such as on private property or within a drainage and utility easement), the final plat approval is contingent on the developer providing the City with a permanent easement for the sidewalk, trail, or comer "public amenity area" and constructing them to City standards or specific requirements. 2. Approval ofthe plat is contingent upon the satisfaction of any engineering requirements. Respectfully submitted, ~. .... /'.7 ~.2 .. ..lU~ ee mick, AICp. City Planner cc: Pedersen Ventures . ... i J If ~ ~ j ~1 I f t ~ i' 1 ! ~ ~ JJ I ...; Ii I ~f J .~ f~ J ~i f Ii ~ U i Ut i t '--t f ~ ~J~ f t I-- J f ~jJ ) J . '--t ii~ ~ ~~. J t f ~ t18 n{ ~ ~ .1 f ~ sf ! ill i~ I I Mf I 111 ! ~iJ ~ Ii Q hi t a i ,I ift t J I C:l ~Jl j JlH h ~ d lu J I ii li en C!) <: '--t en en a ct: C:l ffi ~ '--t ct: <: a '--t --J --J '--t ~ C5 ~ . -, J..... (>>1 c.,~ ~~ 1-_ ;2 U.l ""4 ~i~ f-~ ~) (.~ ..:= ';L! '.L .~.,~, t,_ ..' '?Ji c::::J i n rlfl ! L..::'.=..l' I @/ fJ!Ifl. L~~L..' . .. G ~ j J g~j . U1 J ~i!i Ii 1]11 '.j I. II l liB' JlGJl It IIi ",h } :It &G I ~ IH! i'J.~ fnl {ul 1..... Ill) j I. -If. j. r1 t.O.1 fill _I s 11 I I ... 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City of FaJ;mington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463.2591 www.ci.farmington.mn.us TO: Planning Commission ~(....I FROM: Tony Wippler, Assistant City Planner SUBJECT: Sketch Plan - Family Health Medical Center of Farmington - Northfield Hospital (Vermillion River Crossings) DATE: February 14, 2006 INTRODUCTION The applicant, Northfield Hospital, has submitted a sketch plan for a proposed 14,695 square foot Family Health and Medical Clinic located at the intersection of CSAH 50 and Knutsen Drive in Farmington (Exhibit A). The clinic is part of the Vermillion River Crossings development. DISCUSSION The proposed clinic is to be located at the southwestern intersection of Knutsen Drive and CSAH 50. The subject property needs to go through the final plat process as it was outlotted (Outlot D) in the Vermillion River Crossings plat that was approved this past summer. The property is zoned SSC (Spruce Street Corridor), and a clinic is a permitted use in that zone. The Comprehensive Plan guides the property for commercial development. Sketch Plan Review The City Code provides for the submittal of a sketch plan prior to the formulation and submittal of a site plan. Attached as Exhibit B are the Sketch Plan requirements as specified in Section 10-6-23 (C) of the City Code. The sketch plan has been provided to the Planning Commission for its comments concerning (among other things), the general site design, setbacks, access, parking, and other potential impacts to surrounding properties. It should be noted that these comments are intended to be advisory in nature and do not constitute a binding decision on the sketch plan. The applicant proposes to construct a 14,695 square foot medical clinic, with the possibility of a second phase consisting of 2,327 additional square feet. The building is proposed at 148 feet in length and 109 feet in width. The proposed location of the building meets all the setback requirements within the Spruce Street Commercial (SSC) zoning district. The lot coverage upon completion of the first phase will be approximately 15%, and 17.3% with the completion of the future second phase. . . . There is a drainage ditch (Drainage and Utility Easement) that encompasses the northerly fifty or so feet of the site. This ditch is part of the mitigation requirements of the DNR and MPCA for the Vermillion River. No construction may occur within this easement. Proposed Use A clinic is listed as a permitted use within the SSC Zoning District requirements. The clinic is proposing a facility that will consist of 24 exam rooms within the first phase and a total of 36 upon complete buildout (attached as Exhibit C is the proposed floor plan). The clinic will staff 12 doctors and 21 support employees. Transportation The applicant is proposing two accesses to the site, both from Knutsen Drive. Knutsen Drive is a private street. The developer will therefore be responsible for the maintenance of the street. The applicant is proposing two curb openings to this site. Each curb opening accesses a separate parking lot. The main patient parking lot on the east side of the site consists of 55 off-street parking stalls, including four (4) accessible stalls. The employee parking lot on the west side of the site consists of 27 off-street parking stalls. Please note the location of the staff entry into the facility on the east side of the building. Shelly Johnson, the City's transportation engineer has reviewed the sketch plan and is satisfied with all transportation issues. The applicant is proposing 82 off-street parking spaces. Section 10-6-4 of the City Code requires 5 off-street parking stalls be provided for every doctor plus 1 per additional employee for a clinic use. The staffing counts provided by Northfield Hospital for this clinic is as follows: Phase I: Phase II: 8 doctors, 19 support staff 4 doctors, 2 support staff This would require that 81 off-street parking spaces be provided for at full buildout. The applicant has met the off-street parking requirements. Staff has recommended to the applicant that a five foot wide sidewalk be constructed within the boulevard of Knutsen Drive. A similar recommendation was made to McDonald's for their adjacent site to the west. These sidewalks will add to the "walk ability" of the overall development. The applicant has agreed to the installation of the additional sidewalk, as noted on the attached sketch plan. Solid Waste Benno Klotz, Solid Waste Supervisor, has reviewed and approved the trash enclosure location. Building Elevations . . . Northfield Clinic representatives are awaiting the approval by the Planning Commission of the "unifying design theme" that has been proposed by Pederson Ventures for the Vermillion River Crossings development. The applicant has expressed a desire to comply with the design theme that is ultimately approved, and is working with the Developer of Vermillion River Crossings in that respect. The applicant has submitted a proposed elevation (Exhibit D-l) and a photo of the Northfield Clinic located in Lonsdale (D-2, D-3, and D-4), which is similar to what is being proposed in Farmington. It will have to be determined if these proposed elevations are acceptable once an overall design theme has been approved and established for the entire Vermillion River Crossings development. Signage At this time no signage plan has been submitted for review. This information will need to be provided at the time of submitting for the site plan. A sign permit application will have to be applied for and approved prior to the installation of any signage on site. Landscape Plan The Landscape Plan will be submitted with the site plan documents. Engineering The applicant has submitted preliminary grading and utility plans, which have been reviewed by the City's Engineering Department. It appears, at least preliminarily, that these plans are adequate. The grading and utility work for this site will have to be verified with the submittal of the site plan documents. Landscape Plan The Landscape Plan will be submitted with the site plan documents. RECOMMENDED ACTION The Planning Commission should comment on the concept plan. Respectfully submitted, Tony Wippler, Assistant City Planner Cc: Steve Oliver, Mohagen Hansen Architectural Group Dick Allendorf, Pederson Ventures . e ~ ~ ~zzii2 .J UlaOZ L J:;;lI:;Q(3 1:;0 >-Oz::t~ z ~1a~~~ ~ ...~~>el ~ . I I I,' I ~' I~ ! 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(A) Purpose: The purpose of this section is to establish a formal site plan review procedure and provide regulations pertaining to the enforcement of site design standards consistent with the requirements of this chapter. (B)Exceptions To Review: The following shall be excepted from the foregoing requirements: 1. Agricultural developments. 2. Single-family detached dwellings. 3. Two-family attached dwellings. (C)Sketch Plan: 1. Prior to the formulation of a site plan, applicants shall present a sketch plan to the zoning officer prior to filing of a formal application. The plan shall be conceptual but shall be drawn to scale with topography of a contour interval not greater than two feet (2') and may include the following: (a) The proposed site with reference to existing development on adjacent properties, at least to within two hundred feet (200'). . (b) General location of proposed structures. (c) Tentative street arrangements, both public and private. (d) Amenities to be provided such as recreational areas, open space, walkways, etc. (e) General location of parking areas. (f) Proposed public sanitary sewer, water and storm drainage. (g) A statement showing the proposed density of the project with the method of calculating said density also shown. 2. The zoning officer shall have the authority to refer the sketch plan to the planning commission and/or city council for discussion, review, and informal comment. Any opinions or comments provided to the applicant by the zoning officer, planning commission, and/or city council shall be considered advisory only and shall not constitute a binding decision on the request. (D)Minor Projects: 1. 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City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: PI . C .. \~c,. annmg ommlSSlon FROM: Tony Wippler, Assistant City Planner SUBJECT: Sketch Plan - McDonald's (Vermillion River Crossings) DATE: February 14,2006 INTRODUCTION The applicant, Jerry Roper of McDonald's Corporation, has submitted a sketch plan for a proposed 4,800 square foot McDonald's restaurant located at the intersection of CSAH 50 and Dushane Parkway in Farmington (Exhibit A). The restaurant is part of the Vermillion River Crossings development. DISCUSSION The proposed restaurant is to be located at the southeast intersection of Dushane Parkway and CSAH 50. The property is also bound by Knutsen Drive to the south. The subject property is legally described as Lot 1, Block Two (2), Vermillion River Crossings. The property is zoned SSC (Spruce Street Cooridor) which conditionally allows Class II restaurants (fast food, convenience). The Comprehensive Plan guides the property for commercial development. Sketch Plan Review The City Code provides for the submittal of a sketch plan prior to the formulation and submittal of a site plan. Attached as Exhibit B are the Sketch Plan requirements as specified in Section 10-6-23 (C) of the City Code. The sketch plan has been provided to the Planning Commission for its comments concerning (among other things) the general site design, setbacks, access, parking, and other potential impacts to surrounding properties. It should be noted that these comments are intended to be advisory in nature and do not constitute a binding decision on the sketch plan. The applicant proposes to construct an approximately 4,800 square foot fast-food restaurant, with drive-thru, that will have a seating capacity of 90. The building is proposed at 96 feet in length by 50 feet in width. The proposed location of the building meets all the setback requirements within the Spruce Street Commercial (SSC) zoning district. The lot coverage upon complete build out will be approximately 8.8%. . . . There is a drainage ditch that encompasses the northerly fifty or so feet of the lot. This ditch is part of the mitigation requirements of the DNR and MPCA for the Vermillion River. No construction may occur within this easement. Proposed Use A Class II fast food restaurant is listed as a conditional use within the SSC Zoning District requirements. The sketch plan shows a drive-thru on the eastern side of the site with two lanes of vehicle stacking. The stacking shown on the sketch plan appears to be adequate for this site. There are two order boards proposed which will allow for maximum efficiency in serving and moving the drive-thru traffic through the site. The drive-thru traffic wraps around the northern side of the building for order payment and pickup and will then exit into the parking lot on the west side of the proposed building before exiting the site. Transportation Dushane Parkway is the north/south roadway that will be the main access for traffic through the Vermillion River Crossings development. Dushane Parkway is a public roadway, therefore, the City will maintain anything in the right-of-way. Knutsen Drive is the east/west private roadway bordering the lot's southern boundary. Knutsen Drive is a private street so Pederson Ventures will be responsible for the maintenance of the street. The applicant is proposing two accesses to the site, both from Knutsen Drive. Shelly Johnson, the City's transportation engineer, reviewed the sketch plan and recommended that the westerly access be allowed as a "right out" only. There will need to be "Do Not Enter" or "Exit Only" signs placed on both sides of this drive. The reason for this recommendation is that this particular access is too close to the intersection to allow a full access for this site. Mr. Johnson has also indicated that the angle for the right out only drive should be increased slightly. The last comment provided by Shelly is in reference to the eastern access and how undesirable it is that "traffic coming from the store front would have to weave around the parking aisle to get to the exit lane". Staff has recommended to the applicant that they construct a five foot wide sidewalk within the boulevard of Knutsen Drive. A similar recommendation was made to the Northfield Clinic. These sidewalks will add to the "walkability" of the overall development. The applicant has agreed to the installation of the additional sidewalk, as noted on the attached sketch plan. In addition, the applicant is including a sidewalk connection that will extend from the westernmost portion of the parking lot to the sidewalk that will be constructed (by Pederson Ventures) on the east side of Dushane Parkway. The applicant is proposing 50 off-street parking spaces. The City Code requires that the developer provide I stall for every 2 customers to a maximum capacity for a Class II restaurant. The proposed seating capacity of the restaurant is 90. Therefore, the code requires that 45 parking spaces be provided. The applicant has met the off-street parking requirements. Solid Waste Benno Klotz, Solid Waste Supervisor, has reviewed and approved the trash enclosure location. . Building Elevations McDonald's representatives are awaiting the approval by the Planning Commission of the "unifying design theme" that has been proposed by Pederson Ventures for the Vermillion River Crossings development. The applicant has expressed a desire to comply with the design theme that is ultimately approved, and is working with the Developer of Vermillion River Crossings in that respect. The applicant has submitted a proposed elevation (Exhibit C-l) and a photo (Exhibit C-2) of a McDonald's in Nebraska that reflects some of the anticipated architectural details of the proposed Farmington McDonald's. The majority of the building will consist of masonry brick. The front of the building (east side) as well as the areas surrounding the entry door on the south side of the building will consist of stone veneer. It will have to be determined if these proposed elevations are acceptable once an overall design theme has been approved and established for the entire Vermillion River Crossings development. Signage The proposed signage for the site is attached as Exhibit D. The Monument sign, shown as Exhibit D- 1, is shown located in the northwestern portion of the site. The monument sign meets all setback requirements. The sign is shown as 11 feet 8 inches high; this exceeds the height requirement for a monument sign by I '8". All other signage proposed on site appears to meet the City Code requirements. A sign permit application will have to be applied for and approved prior to the installation of any signage on site. . Landscape Plan The Landscape Plan will be submitted with the site plan documents. Engineering The utility and grading plans will be submitted with the site plan documents. RECOMMENDED ACTION The Planning Commission should comment on the concept plan. Respectfully submitted, .-r- W4 0 /~ ~ Tony Wippler, Assistant City Planner Cc: Eric Kellogg, Landform Engineering . . . i~. :'tI 10 1~ . (( Sketch Plan B 9. FEBRUARY. 2006 t---- I I -.J -, I I I I I I I I I I I I I I I eXltf" I r 11 )) s:: " o o ::l Q) - c. - CJ) o ~ ;t> ;:I: 10-6-23: SITE PLAN REVIEW: CXH1JJII J3 Page 10f9 10-6-23: SITE PLAN REVIEW: . (A) Purpose: The purpose of this section is to establish a formal site plan review procedure and provide regulations pertaining to the enforcement of site design standards consistent with the requirements of this chapter. (B) Exceptions To Review: The following shall be excepted from the foregoing requirements: 1. Agricultural developments. 2. Single-family detached dwellings. 3. Two-family attached dwellings. ~ :;> (C)Sketch Plan: 1. Prior to the formulation of a site plan, applicants shall present a sketch plan to the zoning officer prior to filing of a formal application. The plan shall be conceptual but shall be drawn to scale with topography of a contour interval not greater than two feet (2') and may include the following: (a) The proposed site with reference to existing development on adjacent properties, at least to within two hundred feet (200'). . (b) General location of proposed structures. (c) Tentative street arrangements, both public and private. (d) Amenities to be provided such as recreational areas, open space, walkways, etc. (e) General location of parking areas. (f) Proposed public sanitary sewer, water and storm drainage. (g) A statement showing the proposed density of the project with the method of calculating said density also shown. 2. The zoning officer shall have the authority to refer the sketch plan to the planning commission and/or city council for discussion, review, and informal comment. Any opinions or comments provided to the applicant by the zoning officer, planning commission, and/or city council shall be considered advisory only and shall not constitute a binding decision on the request. (D)Minor Projects: 1. Review Of Minor Projects: The following shall be considered minor projects and subject . to review procedures as indicated: (a) No Site Plan Review Required: Building projects that comprise less than ten percent http://66.113.195.234/MNlFarmington/13006000000023000.htm 2/10/2006 G:\1ob6\9054~IE4379FGlMnRD\SS.cMg,1/1Ii/DJ62:31;16PM,.Scttt . [!][!lOO rn Ii II !I i Iii il I i I i ~ II I I I 8GG8 i P; , I i I I I i I ! ! I I i 88G8 n ~j ! Ii llii , iJ Ih, i I; ~i I' II II . . i~ en mE UI ~~ i. ~ PROJECT: MCDONALDS In ~ ~ OPTIONS: ~ ~ ~ ~ ~~ ~ ~ ~ ~ JOB NUMBER DESIGNED FOR: MCDONALDS ~ .. SITE LOCA nON: 1'" ~ ~ , m r m :;; ::! o z 11 ! ." , i3 ~ z , -i m ~ :!; (5 z .~ll !I 1i II ! hi q ~ en a m m r m :;; -i (5 Z ,II II jl I, j, ~ t t ! ~ i ~ ~~--, D Id'sl P.o. BOX J08 .... (507) 37..3128 34UO HCMh nRDT 'AX (507) 378-8AO 1IQI1'IIIIlSTOI" ."'7 _.fIIlI............. Ekffl(J11 G-! ! ~ . Gl !:t , -i en a m m r m :;; -i 5 z JI ]1 ]: ~ ~ ~I !:: [MJ! =. f'>..:) -; ~ ~! -...1 ~=: REV. 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I!!iI Ii!!! t!!iJ vu:=J I!II II!!! I!II tIJ:S AVAILABLE FACES FOR McDONALD'S DIRECTIONAL SIGN WITHOUT ARCH I' T 'I 36" 91.4 em. 15" 38.1 em. L- i 1_31-3/4" 80.6 em. 24" 61 .0 em. L Directional Sign 70-5A 70-5/70-5M Square Footage 5.05 sq. ft. (surface area) Square Footage 3.52 sq. ft. (surface area) Illumination 1 - F-30 T12 CW/HO Illumination 1 - F-30 T12 CW/HO 13 mm neon for arch Electrical 2.0 Amps 120V 60Hz Electrical 2.0 Amps 120V 60Hz Ballast 1 - Valmont #6G3909 Ballast 1 - Valmont #6G3909 Transformer 1 . France #4030P2 Other Optional 4' or 6' pole . Other Optional 4' or 6' pole available available Ship Weight 301bs. Ship Weight 611bs. Everbrite, Inc., 315 Marion Ave., South Milwaukee, WI, 53172 (414) 762-8700 Fax (414) 768-5460, www.everbrite.com E'XfffJf I r i) - 7 i-..... rc:.~.i (;:.'- t /" \ L5 \.'-;J -, Il!;-~---'- kl ~1 I I :t.l ' - '. 1'\1'1 Lr, \ ': l " 'J, j '-...)'- ~~OnaJd'S @ ---i t..-..... ... .~~.~~~} Everbrite 96.5" . -::::= - - - I - -- - 79.5" 1563/16" 1 32 3/8" 53" 108" 361/8" Double Gateway Specifications Light Fixture: Features . Spero lamp fixture can be swiveled to adjust lighting, 26". . Non-illuminated clearance sign with adjustable break away bang bar. . 24" high cut-out logo tops banner pole. 200 watt Incandescent Lamp. 120 Volt Area: Clearance Bar: Banner: Arch Logo: 4.90 sq. ft. 9.94 sq. ft, 5.41 sq. ft. . Everbrite, LLC., 315 Marion Ave., South Milwaukee, WI, 53172 (888) 857-4078 Fax (877) 430-7363 CXHIOIT D - d' . "~ "' i -... ~ ~ l!J t'-..... 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City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: Planning Commission FROM: Lee Smick, AICP City Planner SUBJECT: Vermillion River Crossings Design Theme Narrative Vermillion River Crossings Landscape and Amenity Plans DATE: February 14,2006 INTRODUCTION: Pedersen Ventures has submitted a Design Theme Narrative and Landscape and Amenity Plans for the Vermillion River Crossings project. . DISCUSSION: . A. Design Theme Narrative Part B(2) of Section 10-6-21 of the City Code ("Design Standards for Spruce Street Commercial, Mixed Use and Business/Flex Commercial Districts") provides as follows: 2. Unifying Design Theme: Buildings and/or streetscapes in the Spruce Street Commercial District and the Business/Flex District shall reflect a unifying design theme that incorporates features found along the north/south corridor and within the mixed use district. City staff and the Planning Commission shall determine whether development proposals satisfy this requirement. This "Unifying Design Theme" concept was proposed by City staff and adopted by the City Council in order to reduce the likelihood that the new Spruce Street commercial area would ultimately consist of a collection of separate buildings with widely divergent architectural styles, colors and exterior building materials. Staff members believed that if easily recognizable "visual themes" could be incorporated into all new development occurring within the area, a more attractive, more cohesive and ultimately more successful commercial environment could be created. In order to satisfy this Unifying Design Theme requirement, and the request of City staff, Pedersen Ventures submitted a Design Theme Narrative (Exhibit A) for the Vermillion River Crossings development in October of 2005. Exhibit A therefore reflects the developer's intentions at that time, which was prior to most of the more detailed work that was subsequently done on the Landscape and Amenity Plans. As a result, Exhibit A includes references to some . . . items that are no longer part of the proposed Landscape and Amenity Plans that the Planning Commission will be reviewing on February 14. Examples of now-outdated items include "serpentine and wave-like configurations of wild grasses" within the median of Dushane Parkway, a "central raised planter topped with a trout theme sculpture," "stamped concrete" sidewalk areas, other sidewalks with "wavy monolithic blue tinted concrete," "river and fish iconography...[in] the tree grates and monument sign, "wave" benches, etc. Similarly, there are "newer" items in the Landscape Plan that were not yet envisioned when the developer's Design Theme Narrative was originally prepared, including the "river" of exposed aggregate in the sidewalks. Accordingly, the staff recommendation is that Exhibit A be updated to more accurately reflect current information and expectations, and that the revised document be reviewed by the Planning Commission at its meeting on March 14. As part of that revision process, the developer may want to incorporate more specific information regarding the building materials, architectural details and color schemes that have been proposed by the businesses (especially McDonald's and the medical clinic) that intend to construct the first few buildings in the development, if those materials, details or colors are different than those that are currently depicted in the Design Theme Narrative, and if they are consistent with other aspects of the Design Theme Narrative. Doing so may insure that later buildings reflect some of those elements, thereby helping to fulfill the desire for unifying design themes. Planning Commission comments on the "implementation" aspects ofthe proposed Design Theme Narrative would be appreciated. For example: 1. For the buildings (such as those along CSAH 50) that will not face Dushane Parkway (that is, those that are not in the "Main Street" portion of the new development), is 20% an acceptable minimum for the specified exterior building materials? [See page 2 of Exhibit A.] 2. With regard to the design features listed on page 2 of the Design Theme Narrative, is two an acceptable minimum number of features for the "Main Street" buildings? 3. Could the building material information be presented or summarized in a format that would make it more "user-friendly" (larger scale, bigger or more detailed pictures or drawings, a separate table listing trade names or specifications regarding bricks/veneers, etc.)? 4. Are there any different or additional themes that that Planning Commission would like the developer and City staffto consider in this instance? Weare anticipating that at least two businesses may be ready for the Planning Commission to review and comment on site plans by the time of the Commission's March 14 meeting, so finalizing and approving a revised Unifying Design Theme at that meeting should be a joint objective. B. Landscape and Amenity Plans On July 5, 2005, the City Council approved the Vermillion River Crossings Preliminary and Final Plat with certain contingencies. One such contingency was that permits would be issued for construction in the development only upon the approval of a landscape plan that included acceptable design details for site amenity areas. The developer and City staff members have been 2 . . . diligently working on the plans since October of2005. City staff members and consultants have made suggestions and recommendations as each successive draft of the landscape plan was submitted, in the interest of ultimately presenting the Planning Commission and City Council with a plan that could be quickly and easily approved. The final product (Exhibit B) addresses Phase 1 of the project. It encompasses design details for the boulevards along Pedersen and Knutsen Drive, the sidewalks and amenity area along Dushane Parkway, and landscaping within the parking lot located on the east side of Dushane Parkway. (It is important to note that all proposed commercial projects north of Knutsen Drive will provide their own landscaping, which will be reviewed by the Planning Commission at the site plan review stage). Any landscaping material(s) discussed in the following sections will be irrigated through the drip system (L070) that has been proposed by the developer. The following information discusses the plans in detail. If a general "design element" is described or discussed in this memo, a sheet number will be included (such as a201). If a specific "detail" is described or discussed, the detail number and sheet number will be provided (such as 12A/a201). 1. Street Design Pedersen Drive and Knutsen Drive will be striped for three lanes -- two driving lanes and a center lane used for turning movements. The driving lanes are 14 feet wide and the center lane is 12 feet wide, resulting in a total roadway width of 40 feet (Road "B"/aOlO). Dushane Parkway is designed with two drive lanes on each side of a 9-foot wide median strip (Road "A"/AOlO). The four drive lanes are each 14 feet wide, resulting in a total street width (including median) of 65 feet. Diagonal parking, similar to that which can be found in Farmington's existing downtown area, has been proposed for both sides of the retail area along Dushane Parkway south of Knutsen Drive. 2. Sidewalks a. Dushane Avenue. south of Knutsen Drive: The developer is proposing a detailed sidewalk design along Dushane Parkway south of Knutsen Drive. Although only the east side is shown on the plans, the west side will "mirror" the east side in a future phase. The sidewalk includes brick pavers (the developer originally proposed stamped concrete), scored concrete and an exposed aggregate "river" band (l/a020) that incorporates the design theme originally proposed. The brick pavers and scored concrete have been modeled after the City's Downtown Streetscape Plan where light fixtures (l/a021 & 16/a02l), trash containers (2/a021 & l7/a021) and benches (3/a020 l8/a021) are all surrounded by the pavers. The developer has also added brick pavers around the pedestrian ramps (3/a020). These sidewalks (and the comer amenity area discussed below) are not currently located within the City's right-of-way. Accordingly, the maintenance of the sidewalks and all fixtures located on or within them will be the developer's responsibility unless or until the developer provides the City with the related right-of-way (via an easement or a replatting of the area in question). At this point it is anticipated that the developer will convey the right-of-way to the City before or in conjunction with the construction of the multi-tenant buildings that will face the portion of Dushane Parkway that lies south of Knutsen Drive. 3 . . . b. Dushane Avenue. north of Knutsen Drive. The sidewalks along Dushane Parkway between Knutsen Drive and CSAH 50 include the same brick pavers, scored concrete and the exposed aggregate "river" band (2/a020). These sidewalks are within the City's right- of-way and will be maintained by the City. c. DushanelKnutsen Intersection. Brick pavers are also located within the intersection of Dushane Parkway and Knutsen Drive, providing a crosswalk pattern in the street (2/a020). The bricks will be installed as a herringbone pattern with a double soldier course banding installed on the outsides of the crosswalk. 3. Amenity Area Section 10-6-21 of the City Code, entitled "Design Standards for Spruce Street Commercial, Mixed Use and Business/Flex Commercial Districts," requires that certain "amenities" be provided in those particular zoning districts. The Design Standards in question were originally proposed by City staff and adopted by the City Council in order to help insure that new commercial areas would be visually appealing and would provide interesting outdoor spaces for pedestrians, shoppers, employees and visitors to gather or rest, thereby avoiding the type of stark or sterile atmosphere that characterizes many "modem" suburban commercial environments. Part A(6) of Section 10-6-21 of the Code provides the following options for the required "amenity areas:" 6. Required Amenities: For each development, one of the following amenities per ten (10) acres of net developable land area shall be required and installed at the time of construction of the project. The amenities shall be highly visible, easily accessible outdoor focal points or gathering places for residents, employees, and visitors to the development site: (a) Patio and/or plaza with permanent seating areas; provided such patio or plaza has a minimum depth of fifteen feet (151 and a minimum total area of three hundred (300) square feet. (1) Pavers as required in the city standards shall be installed within the patio or plaza. (2) Patios and plazas shall include pedestrian amenities intended to support these places as gathering areas such as benches, water features, kiosks, etc. (b) Landscaped minipark, square, or green, provided such amenity has a minimum depth and width of fifteen feet (151 and a minimum total area of six hundred fifty (650) square feet, and includes pedestrian amenities intended to support these places as gathering areas. The landscaped miniparks, squares or greens do not count toward the park dedication requirements. (c) Protected customer walkway, arcade, or easily identifiable building pass through containing window displays and intended for general public access. (d) Water feature, such as a pond or fountain, provided the feature is easily accessed by pedestrians and includes or integrates permanent seating areas for pedestrians. (e) Any other well designed area and/or focal feature that the city finds consistent with the intent of these design standards, and that substantially enhances such development and serves as a gathering place for residents, visitors, customers, and employees. In this particular case, the developer has proposed to meet the City Code's amenity requirement with a large (approx. 3500 sq. ft.) triangular plaza located at the southeast comer of Dushane 4 . . . Parkway and Knutsen Drive (a201). The exposed aggregate "river" bands that are incorporated into the adjoining sidewalks culminate at a circular design with three concentric circles, providing a plaza focal point near the intersection ofthe two nearby streets. The center circle has a radius of 4 feet and is comprised of exposed aggregate. This area could be used to display sculpture or other works of art, on a permanent or rotating basis. The next radius is 14 feet and is mostly comprised of brick pavers, with "spokes" of poured concrete. This larger area could potentially be used for live performances (musicians, jugglers, magicians, puppet shows, etc.), "sidewalk sales" or other outdoor activities. The outer circular area has a radius of 22 feet 8 inches and is banded on the outer edge with brick pavers. Scored concrete comprises the remainder of the circle. Seating will be located in the outer circular area and will include 4 benches, 2 planter/seat areas, and 3 tree/seat areas. The planter/seat areas (12A1a021) will feature annuals such as geraniums, petunias, lobelias, and allysums to create a variety of colors (L060). The tree/seat areas (12B/a021) will be planted with Spring Snow Crabs providing a white bloom in the spring (L060). The two overstory trees are Imperial Honeylocusts (L060), creating filtered shade throughout the plaza. The trees will be located in a square tree grate (9B/a021), unlike any other tree grate in the project. Two trellis structures (13A1a021) at 8 feet in height are also proposed for the plaza, providing additional shading. The trellis structures will be curved to emulate the circular area (1Ia201). The trellis will be constructed of 8" x 8" rough sawn cedar posts topped by 2" x 6" and 2" x 10" horizontal cedar timbers. A 2- foot tall brick base will provide the foundation for each of the vertical cedar posts in each trellis. Two bike racks (11la021) are proposed within the amenity area to provide locations for bike storage (lIa020). 4. Median Strip Planting A median strip is proposed throughout the length of Dushane Parkway (LOI0). The width of the median is 8 feet and the landscape area is 6 feet in width. A I-foot wide band of concrete is proposed on the east and west sides of the median in order to provide a "safe" zone from traffic for gardeners or cross-walkers (L040). The remaining 6 feet is proposed for shrubs including dogwood and spirea, and a variety of perennial plantings that will come back year after year (L060). Annuals are proposed for the ends ofthe median strips and will be planted yearly. The median strip planting design is divided into zones. The "A" zone encompasses the center portion of the median and provides for the most height in plant material with the North Star Spruce (L040). The "B" zones step down in height somewhat by providing a smaller number of spruce shrubs, along with spirea and salvia (L040). The "B" zones are on either end of the "A" zone. The "C" zones then provide the lowest height for plant materials including salvia and sage (L040). Additionally, this zone also provides a "river" curve through the Black Eyes Susan planting pattern. The "D" zone provides the end caps for the median strip. Annual plantings are proposed for this area (L060). This pattern of zones will be duplicated in all of the planned and future medians on Dushane Parkway. Some of the median strips are longer than others; therefore, the median strip for the portion of Dushane Avenue located south of Knutsen Drive is shown with plantings in two additional "B" zones. 5. Street Trees 5 f . . . Autumn Blaze Maples will line Dushane Parkway south of Knutsen Drive (L020 & L060). The maples will be located within tree grates surrounded by brick pavers (9Na021). Northwood Red Maples will be located in the boulevards along Dushane Parkway north of Knutsen Drive (L023 and L060). Marshalls Ash (L060) and Northern Red Maples will be located within the boulevards along Pederson and Knutsen Drives (L020). All trees shall be planted 40 feet on center unless driveways or intersections require that they be placed closer together or further apart. 6. Parking Lot Landscaping Trees proposed within the parking lot include Northwood Red Maples and Columnar Norway Maples (L060). The parking lot landscaping also includes a variety of shrubs such as winterberry, forsythia, and lilacs. All planting beds will be sectioned off with 3116" steel edging between the planting beds and the adjacent grassy areas (L025 and L030) to prevent weed growth. 7. Lighting Streetlights will be staggered along Dushane Parkway and will be similar to the green streetlights that can currently be found in Farmington's core downtown area. The streetlights feature double hung globes (16/a021). Banners or baskets hangers will be provided in a staggered configuration along the parkway. Single-globed lights will be located in a staggered configuration along Knutsen Drive. Cobra lights will be located at the intersection of Dushane Parkway and Knutsen Drive and at the intersection of Dushane Parkway and CSAH 50. Cobra lights will also be distributed throughout the parking lot. 8. Signage The developer is proposing a 6-foot tall monument sign to be located at the plaza entrance (14/a201). The sign will be constructed of brick with an undulating stucco cornice providing the cap to the structure. The lettering material has not been described on the plans; therefore, staff will require the developer to submit a sign permit providing additional details for the monument sign. A sign permit application will also have to be submitted for the "main" entrance monument that will be located near CSAH 50. The developer proposes to locate it within the median strip at the north end of Dushane Parkway (2/a020); however, further discussion of its intended location will be necessary. 9. Electrical Plan The developer's contractor, Hunt Electric, has proposed an electrical plan to service the tree grates and planter boxes in the amenity area. That plan (Sheet ESP2) was included in the developer's submittal package, but in a size substantially larger than the size required (11" x 17") required for the Planning Commission packets, so we were unable to include it in the packets. The developer has been asked to provide this sheet (in the required size) before or at the Planning Commission meeting on February 14th. 6 . Receptacles for power at the tree grates will be set at 4" above the ground (next to the tree trunk) in order to provide outlets for holiday lighting. Power will also be supplied to each planter box within the amenity area to provide lighting of plants during evening hours. Staff has also suggested that power be located at the monument sign and in the trellis areas to light these design elements. ACTION REQUESTED Review and provide comments on the Vermillion River Crossings Design Theme Narrative and Landscape and Amenity Plans. If generally acceptable, forward them to the City Council contingent upon the following: 1. Update the Design Theme Narrative to (a) incorporate all revised design elements proposed in the landscape and amenity plans and (b) incorporate any revisions suggested by City staff and/or the Planning Commission. 2. Revise Landscape and Amenity Plans to reflect comments provided by the Planning Division and/or Engineering Division. 3. Revise plans to reflect the suggestions and/or requirements of the Planning Commission. Respectfully submitted, . 171f!fJ1z ~nuc~ Mep . .. City Planner cc: Pedersen Ventures . 7 . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us January 6, 2006 Mr. Dick Allendorf Pedersen Ventures 14831 Energy Way Apple Valley, MN 55124 RE: Vermillion River Crossing - Landscaping Plans Dear Mr. Allendorf: . Thank you for the landscaping plans that were delivered to City Hall at 4:30 p.m. on Wednesday, December 21,2005. Significant progress has been made, and we commend you for that. However, the Planning Division and the Engineering Division have both determined that the plans are incomplete in certain respects. Revisions will be required before the plans can be presented to the Planning Commission members for their consideration. The Planning Commission has been very clear about its desire to formally consider such plans only when City staff members have determined that the plans are sufficiently complete to justify a final review by the Commission. This letter will be accompanied by an Excel spreadsheet that summarizes the comments of the Planning Division ofthe Community Development Department. I have also enclosed a letter from City Engineer/Public Works Director Lee Mann dated January 6,2006, which summarizes the Engineering Division's comments. In the interest of enabling you to begin work on the required revisions as quickly as possible, these summaries were prepared more quickly than usual. Our typical 3-week submission deadline provides us with fifteen business days to complete such comments, but in this instance the late submission of the plans and three intervening City holidays reduced the comment period to nine days. Accordingly, we reserve the right to make additional comments if it becomes apparent that any important issues were missed during the initial (accelerated) review. In order for the landscaping plans to be considered by the Planning Commission at its meeting on February 14,2006, your revised plans must be received at City Hall by 4:30 p.m. on Monday. January 23. 2006 to allow sufficient time for review by City staff and consultants. lfthe revised plans are determined to be sufficiently complete, they will be placed on the agenda for the February 14 meeting. If the revised plans are still incomplete, you will be provided with additional comment letters as quickly as possible so that you have an opportunity to submit another set of revised plans in time for the March 14 Planning Commission meeting. . We would like to elaborate on three aspects of the written comments that have been provided by the Planning Division. First, an important component of the unifying design theme that you originally proposed was the incorporation of a "river theme" into the sidewalks along both sides of the central . . . north/south road. You initially indicated that you intended do so by using "wavy monolithic blue stamped concrete." We responded by indicating that our expectation from the beginning was that the design and appearance of the sidewalks in question should generally reflect the existing downtown sidewalks, which do not include any colored or stamped concrete, and which largely rely on attractive patterns of paver brick. Public Works staff members and others expressed concerns regarding durability, maintenance and aesthetic issues related to the use of stamped or colored concrete. We encouraged you to try to retain the "river theme" by incorporating it into the sidewalks through the creative use of pavers, or in some other manner. However, the plans that were submitted on December 21 were devoid of any "river theme" elements within the sidewalks. If you are unalterably opposed to using paver brick to incorporate a river theme (presumably due to cost considerations), City staffmembers believe that a more economical alternative would be to use a curving band of exposed aggregate within the sidewalks. If "visual accuracy" is important, the color and pebbly texture of the exposed aggregate would actually look more like the bottom ofthe Vermillion River than blue stamped concrete, and would complement the other sidewalk components (pavers and "regular" concrete) better. Attached to the Planning Division's comments dated January 6,2006 you will find two documents that provide more information about this option. Figure 1 a shows how the aggregate band could be incorporated into the sidewalk design. This is for illustration only - we are not suggesting that it be duplicated exactly. Decisions would have to be made about design details such as the width of the band (standard or variable?), the degree of curvature, and the placement of the band within the sidewalk (to avoid benches, trash receptacles, bike racks, etc.). Figure lb provides the MnDOT specifications for the creation of an exposed aggregate finish. Knowledgeable sources have informed us that the exposed aggregate effect would be relatively easy and inexpensive to achieve. If you believe otherwise, please let us know so that we can continue to jointly explore other options. Second, the current set oflandscape plans lacks sufficient detail in many respects. Ana Nelson's letter to you dated December 2,2005 (an additional copy of which has been enclosed) and the attachments that accompanied that letter (Exhibits A though J), provided specific examples of the required level of detail. Prior to Ms. Nelson's letter, City staffhad provided your consultants with copies oflandscape plans (for various new commercial areas) that had been submitted to and approved by other cities. Our goal was the same as Ms. Nelson's: to help remove any doubt or uncertainty regarding the minimum requirements of a landscape plan submittal that would warrant Planning Commission review. Attached to the Planning Division's comments dated January 6,2006 you will find two new documents (Figures 3 and 4) that once again demonstrate the level of detail that we are seeking. Construction plans cannot be reviewed in any meaningful way unless or until we have a better idea of what you intend or propose to build. Figures 3 and 4 are specifically related to the proposed seat/planter areas and the trellis, both of which (to date) are notably devoid of any useful specifics, but it should be emphasized that the desire for more detail is not limited to those two items. Third, we have taken some extra initiative (as more fully described below) with regard to the landscaped medians, because that is an area where progress has been particularly slow. We do not want unresolved median issues to delay the approval ofthe overall landscaping plan, in part because . . . we advised you at least four months ago that we could not effectively review site plans for individual lots in the absence of an approved landscape plan for the entire area that has been platted. It currently appears that several prospective purchasers will want to have the Planning Commission review site plans as early as next month. Your original proposal for the medians involved "wave-like configurations of wild grasses." City staff and our consultant expressed reservations about the lack of variety (i.e., nothing other than grasses was used, and only three varieties of grass), long-term maintenance issues, and the fact that the medians would offer nothing of visual interest during the eight months when the grass would not be growing. The next proposal (the one reflected in the latest set of landscape plans) saw the pendulum swing to the other end ofthe variety/quantity spectrum. City Planner Lee Smick has indicated that the north median, which is the smaller of the two, included 20-24 different species of plants and somewhere between 700 and 800 individual plants. The two medians together (including the planting areas for annuals on the ends of the medians) included a total of nearly 2400 individual plants. While the latest landscape concept for the medians certainly addresses the "variety issue," it does so in a way that significantly increases initial installation costs and long-term maintenance obligations. Many of the 2400 plants in question would not survive the first winter, and would have to be replaced during the following spring (presumably at City expense), and perhaps every spring thereafter. Moreover, the first two medians will not be the only medians in the development; several others will eventually be constructed as the project moves south toward the Town Square. The first two will "set the stage" for those that follow, so we need to be cautious about the possibility of an incremental escalation that ultimately results in landscape maintenance obligations that the City cannot reasonably fulfill. Finally, the latest landscape plan for the medians doesn't effectively address our previously-expressed desire for something that has year-round visual appeal. The plan is light on evergreens (only two in the north median, for example) and colorful shrubs that could be seen above snow cover, and heavy on lower-lying plants laid out in a zigzag or herringbone pattern that probably could not be discerned during the winter. For the reasons outline above, and in the interest of expediting this matter, we recently asked the City's landscape consultant to draft a landscape plan for the medians. You will find it attached to the Planning Division's comments dated January 6, 2006 (Figure 2). Compared to your latest concept plan, this proposed plan has about half the number of species and half the number of individual plants. We believe that this plan reflects enough plant diversity to be visually interesting without creating unreasonable installation or maintenance obligations. It includes more evergreens and taller shrubs in a column down the center of the median, to provide a clearer border between the northbound and southbound traffic lanes that will retain its functionality and aesthetic appeal through the winter. The "c" portions of the medians include an undulating or wave-like planting pattern that incorporates the "river theme" that was discussed above. In short, this plan is one that City staff could recommend that the Planning Commission accept or adopt, and we believe that they would find it acceptable. You are welcome to incorporate this median plan into the revised landscape plan that you submit later this month. If you choose not to do so, we would then encourage you to schedule another meeting with City staff and our landscape consultant to discuss this matter before you prepare or submit another landscape plan for the medians. . . . As always, City staff members and the City's landscape consultant will be available to meet with you and/or with any members of your development team at any mutually convenient time to discuss any aspect of your landscaping plan. We would very much prefer to receive a revised landscape plan on or by January 23, 2006 that is consistent with the enclosed Planning Division and Engineering Division comment letters, and with the other advice and direction that we have offered during the last four to six months. If we do, we will recommend that the Planning Commission approve it on February 14, after which your development team, City staff members and future Farmington businesses can all shift their attention to the site plans for the lots that you have sold (or are in the process of selling). Call me if you have any questions or comments, or if you'd like to schedule a meeting. Thanks. Sincerely, Kevin Carroll Community Development Director cc: Bob Wiegert, Paramount Engineering Nathanial Shea, Tanek & Associates Matthew Wenthe, PCL Construction Bob Pitner, Pedersen Ventures Robin Roland, Acting City Administrator Lee Mann, Director of Public Works/City Engineer Randy Distad, Parks & Recreation Director Lee Smick, City Planner Tony Wippler, Assistant City Planner Tina Schwanz, Economic Development Specialist Ana Nelson, Damon Farber Associates File .. . . . Damon Farber Associates Landscape Architects Urban Designers and Site Planners December 2, 2005 Mr. Dick Allendorf Pedersen Ventures 14831 Energy Way Apple Valley, MN 55124 RE: Vermillion River Crossings - Landscape Plan and Amenity Areas Dear Mr. Allendorf: City staff members have requested that I provide you with some additional information and suggestions regarding the work that you and your consultants are doing in connection with revisions to your Landscape Plan and revised plans for the Amenity Areas. This information is provided as a follow-up to our meeting at City Hall on November 14. 2005. The City of Farmington is eager to make the Vermillion River Crossings development a destination place for its citizens and neighboring communities. The character of Vermillion River Crossings should be welcoming and should incorporate visual aesthetics, inviting pedestrian scale elements, and historic character as part of a cohesive community. At this point City staff members are interested in seeing more specifics and a generally higher level of detail in any revised drawings and plans that your development team may currently be preparing. They would also like you to continue to study the possibility of incorporating the "river" pattern as part of the overall concept to capture the essence of the project's narrative. They understand the budget implications of using brick instead of stamped concrete, but they also believe that it can be done in a cost-effective manner. We recommend that you include the following types of drawings and illustrations in your next submittal, in order to help City staff, the Planning Commission, the City Council and interested residents better understand your design intentions: 1. For Overall Design: . Provide a plant palette and a final materials and site elements palette. See Examples A and B. 2. Streets cape/Frontage of Building(s): . Use a plan view area that shows (at 20 scale, minimum) the planting plan and pavement design, incorporated to the frontage of buildings. It doesn't need to be the entire length of the building frontage, but it should show enough to clearly indicate the character of the pedestrian space. Please see Example C (shown at 10 scale). 923 Nicollet Mall Minneapolis, Minnesota 55402 phone 612.332.7522 fax 612.332.0936 . . . Page 2 . The pavement design should include scoring patterns and intended materials as they integrate with site furnishings (bike racks, benches, trash receptacles, bollards, lighting fixtures, arbors/trellis, planters, tree grates, ornamental fences, etc.) See Example D. . Describe what these elements are, as shown in Example E. . Cross-section showing profile of building(s), site amenities, vegetation, and median(s). Please see Example F. 3. Landscaped Medians: . Plan view of the planting plan revised per following comments: City staff would like to see year-round interest per plant palette. Please use more variety of species in medians. Also, consider allowing space at noses of medians for annuals and a strip of concrete or pavers along the back of curb for a cleaner look and more efficient maintenance. See Example G. . Include location and design of any elements (signage, public art, etc.) included in medians. 4. Amenity/Plaza Areas: . City staff appreciates the revised layout for the corner amenities. They feel that significant progress has been made, but that a greater effort needs to be made to incorporate more vertical elements were there is a lot of bare hardscape. Consider the use of planters for annuals and to make the intersections more interesting. . City staff members are concerned about the possible appearance of the proposed concrete seating. Please be more specific about the design of these elements, and the methods that could be used to deter skateboarders from damaging them. . Include a revised plan layout showing scoring patterns and hardscape materials. . Include a cross-section of the amenity plaza showing all the site amenities, including more specifics regarding the intended materials for the trellis/arbor. Please see Examples H and I. 5. Additional Locations and Design of Amenities. . Include a plan view of proposed seating areas beyond the spaces mentioned above. . Provide more detail regarding proposed signage and way finding elements, which should help clearly identify the character of the development. See Example J. Please feel free to contact me and/or City staff if you have any questions regarding the topics addressed above. Thank you. Ana Nelson Damon Farber Associates 923 Nicollet Mall Minneapolis, MN 55402 p. 612 332 7522 f. 6123320936 Damon Farber Associates . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us January 31, 2006 Mr. Dick Allendorf Pedersen Ventures 14831 Energy Way Apple Valley, MN 55124 RE: Vermillion River Crossing - Landscaping Plans (Revised) Dear Mr. Allendorf: Thank you for the revised landscaping plans that were delivered to City Hall at about 4:30 p.m. on Monday, January 23,2006. We appreciate your development team's willingness to make a number of the changes that City staff had previously recommended. We especially like the way that you've used the exposed aggregate "river" motif to physically connect the pedestrian ramp on the south side of the project with the triangular amenity area located further to the north. We also like the fact that you've extended the motif even further northward, to the sidewalk located between the east/west street and CSAH 50. . We have attached additional Planning Division comments dated January 30, 2006. The "figures" that are referred to in the Planning Division comments appear in the two attached .pdffiles. Most of the revisions that we are proposing are relatively minor "housekeeping" items that fall generally into one or more of the following categories: . 1. Revisions that we previously requested, but that have not yet been made. (Examples: showing the River Birch as 3+ stemmed clumps in the plant schedule; using a scale of I"::: I 0' for elevation views of center median and buildings.) Levels of detail that have been requested, but not yet provided. (Examples: dimensions and related specifications regarding trash receptacles, benches and bike racks; color and related specifications for paver bricks; missing quantity figures for certain plant materials. ) Internal inconsistencies between various pages or portions of the landscape plan. (Examples: photos of plant materials that are no longer part of the landscape plan; elevation views of buildings and amenity areas that do not depict the same types of trees that are shown in the plant schedules.) Consolidation of information into more usefulfonnats. (Examples: having all of the plant materials in one schedule, on one page, rather than having them spread over three separate pages; elimination of the black-and-white building elevation views, which are unnecessary given the presence of the color renderings.) 2. 3. 4. . However, there are a few remaining issues that go beyond the "housekeeping" variety. We'd like you to consider making more substantial revisions in the following areas: . 1. Concrete seating/planter areas. Ana Nelson's letter to you dated December 2,2005 included the following statement: "City staff members are concerned about the possible appearance of the proposed concrete seating." We provided you with copies of specifications for outdoor seating areas in other communities that have been constructed with veneers of granite or other types of stone. Although your revised landscape plan provides some dimensional information that was previously missing, it appears that the seating/planter areas are still composed entirely of concrete. We believe that Planning Commission and City Council members may find them somewhat stark, unimaginative, unattractive, and/or inconsistent with the higher-quality design elements and building materials that are likely to seen in the adjacent buildings. In short, the seating/planter areas are not fulfilling their potential as the most visible and prominent "amenities" in the corner amenity areas. We encourage you to consider upgrading the construction materials, design and appearance of the seating/planter areas. 2. Monuments and signage. Your plans show two monument signs: one at the north end of the median, and the other in the northwest quadrant ofthe corner amenity area. (We are assuming that another monument sign is planned for the corner amenity area on the west side of the north/south road.) Further clarification regarding your intentions would be useful. First, Detail 14 on Page a021 suggests that all of the monument signs will be identical, although Detail 2 on Page a020 indicates that the median monument will be straight and the corner monuments will be curved. Second, we are wondering if you plan to have a monument located near the easternmost (right in, right out) entrance; your plans don't currently show one. Third, our staff assumption had previously been that the median monument might incorporate signage related to your major businesses, or that it would at least be designed in a manner that would give you the option of incorporating such signage in the future. That doesn't currently appear to be your intention. We're not suggesting that you must do so -- opinions probably vary in that regard - but we just want to make certain that you've considered and intentionally rejected that possibility. Finally, there is a chance that Planning Commission and City Council members might have been hoping for a more appealing style of entrance monument. The one that's shown in the landscape plan is basically a rectangular brick wall with somewhat bland lower-case lettering. It's the type of thing that can be found almost anywhere. It doesn't clearly incorporate or reflect the river theme that is found elsewhere in the development. We encourage you to consider modifying the entrance monuments to make them more interesting and distinctive. Our hope is that changes of the type referred to above can be made and submitted to City staffby 12:00 noon on Thursday, February 9, 2006, so that we have enough time to review them and get copies of them into the packets that will be prepared that day for the March 14,2006 Planning Commission meeting. Ifthe changes in question are not made and submitted by February 9, there is a significantly greater likelihood that the Planning Commission will either (a) continue the discussion ofthe landscape plans to the Commission's April II meeting, or (b) recommend that the City Council not approve the proposed landscape plan. . . . . This letter and the attached document are limited to Planning Division/Community Development Department comments. The Engineering Division is working on a separate set of comments, which will be probably be forwarded to you within the next day or two. You will also receive a separate letter from the Community Development Department within the next 48 hours regarding the "unifying design theme" topic, in part because recent and anticipated changes to the landscape plan may necessitate corresponding revisions to the design theme information that you previously submitted. Call me if you have any questions or comments. Thanks. Sincerely, Kevin Carroll Community Development Director cc: Bob Wiegert, Paramount Engineering Nathanial Shea, Tanek & Associates Matthew Wenthe, PCL Construction Charles Colvin, Outdoor Environments Inc. Bob Pitner, Pedersen Ventures Robin Roland, Acting City Administrator Lee Mann, Director of Public Works/City Engineer Randy Distad, Parks & Recreation Director Lee Smick, City Planner Tony Wippler, Assistant City Planner Tina Schwanz, Economic Development Specialist Ana Nelson, Damon Farber Associates File VERMILLION RIVER CROSSING . . As one of Dakota County's oldest towns, Farmington, with its long and storied past, deserves development which reinforces and celebrates its rich history and unique legacy. There are two main themes which emerge that would be appropriate for the Main Street retail! commercial buildings and public areas for the Vermillion River Crossing development. 1) History of Farmington The town always had, and continues today, to have a strong heritage and identity with "Main Street". There is a tradition of Farmington street fairs along with the preservation of such architecturally significant buildings as the Farmington State Bank Building, the Masonic Temple Building, the Fletcher Building and the Exchange Bank Building. The spirit and appeal of Farmington is captured in Grace Noll Crowell's notable poem with its opening line "Little, lovely, friendly town. . ." 2) Vermillion River The winding and rambling Vermillion River has been a cherished part of Farmington's identity. As a haven for brown trout, the river has played a key role in the town's recreation from fly-fishing to the scenic walking trails which follow and cross its path. Even when the health of the Vermillion River was in jeopardy, it is the community which rallied to remedy the problem and reaffirm their relationship with the river. . It is this pride and connection with the town and the river that makes Farmington unique and memorable. In an effort to celebrate and pay homage to this legacy, the Vermillion River Crossing development is proposing the inclusion of imagery, materials and amenities which are consistent and sympathetic with these two themes. This concept is presented with the ideals that future tenants in this development will further contribute and pursue these themes through their designs and construction. In particular, the out-lot areas Page 1 of 3 would include at least 20 percent of their exterior with such materials as brick, . stucco and stone similar in style, texture and color as the Main Street facades. Selected architectural elements, such as doors, windows, lighting and signage would be sympathetic to the historic theme, and any additional public art is welcomed with the hopes of using the river and fish theme as its inspiration. The Main Street retail and commercial avenue is lined with" faux" two-story structures reminiscent of Farmington's historic buildings. Each building would include at least two of the following design features: · red, pink, or tan brick masonry or stucco. · stone veneer. . · precast window sills and flat or arched lintels. · upper floor windows styled as single or double hung windows. (These are characteristic of residential or office spaces which typically were located above Main Street's retail ground level.) · traditional cornices, window shutters and historic wall mounted lighting fixtures. · und ula ting canopy. (This feature protects visitors from the elements, and also has a gesture and form suggesting the movement and image of the river.) =i i1! -r ..... 1 :t i _, I ~I --1 ~' ttyV J "..r.,l. ,- ~..J;o- .F 'J ? ~ )0 I~Ala:..~.... A- vN . Page 2 of 3 . T. ..-;.e..lI'..e,F't,T'" ';: .1. ..... __t _ ~ ~ Ce: '-, ".i.~"'C:: ~....""..;. 'I r 1- ~; ~ ~IT~~ I., t:,.'-' ~-' .. "'1J r, r ---- -~. I : '- " If .~~ t.;. . ~_ _"":"1 l ,~ J ~ .-L 1~-~~ ~ ...' ,&r,.., ~~!....",: ,.- f' '-0 ......,...~ ~Ealt-. "f"" ~ ~-! . ,b-o D., . L .i '-0 ,t. ...- ,-- 'I r' '1 I} 1: J '. hii ~ ? ;.' 'rItz, ~ . ,~..t. .")... ~ f --~----J ~:;.--- - ~ - ':"~~. ~~:::::~r_ "'~~~''t - 'j .," f-' . ~'~~;:~ii -= ~-~:;~ f '"' A - <c .....~l._ "'--.r:- T r 1 ' II -.'r ,,! n ,jJ t'i ! .:a~; .~ ___-- c ......,...~~. ~ --. -->\ jf~.'l ~I fj':i~(r , . r '/'i...I"-.4 ':..L "-I~ ~1 'W'c...e-!'" I ......r "":a.~_!: iA.. . I. ~. ~ ,,!'"'E!tl..- _'....e....-..!! <:I..le'~~ g..' . -' ,"'''I:: . These combined elements give Main Street a scale, texture and ambiance consistent with Farmington's past. The river theme is pursued further in the center median through the use of serpentine and wave-like configurations of wild grasses and plantings, and culminates with a central raised planter topped with a trout-theme sculpture. C:~.. _ ~ r ,~"':1"-./;Io. -- ....., -.:,:.l' -J ~A t: .... P. C r'if "1' p' ).,...""... :1 . - "' f ~~ ~rr -t~ _. _ =..J."; P:.~~t?o~'::"'~_ _:~~_~~ ...-r - :::-.. '. ,. ..... .. ~ -j.. ..'!::'~ _ c...-. '_':<" ::;t....,..:.~ ill . "-~ /+ = - ~ :' .....c.~ J: 2. = ~ z. Page 3 of 3 Throughout the public areas, the paving and amenities further enhance the . established themes. Stamped concrete with a traditional red herringbone brick paving pattern is juxtaposed with "wavy" monolithic blue tinted concrete - an image of town meeting river. This paving ensemble creates a matrix at the corner public areas to facilitate organization of seating, landscaping and other amenities, and also continues as the sidewalk down the main avenue with trees and lampposts to complete the historic fabric of the street. River and fish iconography are introduced through the tree gratings and monument sign, while the seating is composed of a series of "wave" benches. c,..... CI!. . y-- -, !"'&....... :t....."". . 9 ?~J .~::'::E. ,:"1 ~. .r __I --- __I -!!!'..II!II -1 <' ......''1. .., . - .. '-iF Li... e._~~..j !~,:~~ ,4. ro",' U ". - - rt' .r.lJ'~n:. ~ "Jl-:" ~.~~;;:;:::::5:"'=" 1-.... .ll": I I,ll ,II .' :~>:i m " f 1 J ~_4~ 'l'~ ~J ->;~~~~ .:..: -.... ':":..."':;;'f - ":": .... ......... ~.ft I!'__ r::-f" ~i ~- M ..-..~:1' :~ .::-.,...... . Li~ -~.....e: ...I'! . " , ----=-~ ~ ~ ;;::;-' ~- ::J c ~"":F~~ ~~t~$.;.... l~~ I~'. _ d . The entire design concept for the Vermillion River Crossing development with its palette of materials, colors and imagery would be a fitting tribute to the legacy of Farmington. Hopefully, this conceptual approach would lead to an Page 4 of 3 . . . -- -- - f- , appreciation and understanding of the unique qualities of Farmington, and ultimately become an enjoyable and memorable experience for its visitors. ,11 1f" -T'-:--U-- 'lJ -'--- ~;-t=f r ";./',,- i;.;("', ~ ;.: ~ ~..., '-III \J-i t ~ .I . ~ - 'j. i' " .:l +:~ I I ~ 'I fl, i~ ~ ,_ ~-tL ' _ " 1, '>\. ~ f. 'r ~" . ~.:;..; ~~, :f . II r I}" o t II ""','H." ,.\L~ ;.I.. '.1-~ .J,c -. t .t' ~ ;::::.~ ..::..~ __ .__ 00=. I ~: d,_ .! IT~I?r f~,'rr:l ~ ~~3 \0. JJ iLl 1f j-' -- . ,,--.,..,.. " lit ~_----. , -, ',.:--=-- 'i'I. If -- II , , ~ I - --- __I --- __" --- ,. .- ~,;" . . . " r" L.. ~Vi iP-~ If Page 5 of3 . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: Planning Commission \0JC/ FROM: Lee Smick, AICP City Planner SUBJECT: Double E Development Sketch Plan DATE: February 14,2006 INTRODUCTION The applicant, Double E Development, LLC, has submitted a sketch plan for the property located on the west side of Akin Road and north of Middle Creek Estates, addressed as 20441 Akin Road (Exhibit A). The developer is proposing 7 single-family lots in the R-l Zoning District (Exhibit B). DISCUSSION The developer is proposing 7 single-family lots on 3.52 acres (153,378 square feet). Excluding the pond (15,754 square feet) and arterial road right-of-way (Akin Road; 42,760 square feet) results in 94,864 net developable square feet or 2.18 net acres, resulting in a net density of 3.2 units per acre. The 3.2 units/acre exceeds the Metropolitan Council's requirements for densities at 3.0 units/acre and above. Before a preliminary plat is submitted for review, a sketch plan review is required at the Planning Commission. It should be noted that comments by the Planning Commission are intended to be advisory in nature and do not constitute a binding decision on the sketch plan. Existing Conditions The lot consists of 3.52 acres. As shown on Exhibit C, the lot is almost completely wooded, with an existing slope of 11.5%. The Bongard Trucking site is located across the road from the Double E site. The Bongard property is zoned R-l and is currently for sale as a commercial property. However, the property may only be used as a trucking business and may not be expanded. To the north of the Bongard property is a large wetland complex that is owned by Giles Properties and the City of Farmington. Development is not proposed in this area because of the wetland. Further to the north of the wetland on the east side of Akin Road is another property that is currently for sale (owned by Ken Gerdts). The Gerdts property encompasses approximately 3.5 acres; however, the south side of the Gerdts property is mostly wetlands, and will most likely not be developed. It is important to understand that additional new development may occur not only on the Double E site, but also on the Bongard and Gerdts properties, all in close proximity to one another. Traffic volumes will most likely increase on Akin Road because of this potential development. Access to Akin Road from these properties cannot be prevented, but, there may be a need to provide additional lanes for access to and from their sites. Further review of the traffic issues for the Double E Development will be performed by Shelly Johnson, the City's Transportation Engineer. . Proposed Lot Sizes and Widths The lot is located in the R-l Zoning District, which requires a minimum lot size of 10,000 square feet and a minimum lot width of75 feet. The lot sizes and widths are proposed as follows: Lot Lot 1 Lot 2 Lot 3 Lot 4 Lot 5 Lot 6 Lot 7 Lot Size 11,545 sf 18,556 sf 10,513 sf 16,956 sf 10,016 sf 10,003 sf 17,275 sf Lot Widths 75 feet 75.12 feet 75.12 feet 75.09 feet 76.36 feet 79.09 feet 95 feet All of the lots sizes and widths meet the minimum standards of the R-l Zoning District. Engineering . Engineering has reviewed the sketch plan and has stated that storm water issues on this site will be significant because of the existing slope of the property. As shown on the plan, a 0.36 acre storm water pond is proposed at the northeast corner of the property. Erik Peters, the City's storm water engineer, has done a cursory review of the drainage and hydrology calculations and has tentatively stated that the proposed pond will be adequate. Additional review concerning the storm water issues will be required. The proposed cul-de-sac has been shown with an 8% slope at its highest point, leveling off at the entrance to Akin Road at 2.9%. Retaining walls are proposed on the south and west property lines. The south walls are proposed at heights up to 4 feet and the west walls are proposed at heights up to 10 feet. An additional retaining wall is proposed for the east side of Lot 1 at a height up to 10 feet. Any retaining wall over 4 feet in height needs to be structurally engineered. Continued engineering reviews will be required. ACTION REQUESTED The Planning Commission should comment on the concept plan. Respectfully submitted, . Lee Smick, AICP City Planner cc: Pedersen Ventures SITE MAP PROPERTY 10 NUMBER: 14-{)2500-{)10-{)3 2005 ESTIMATED MARKET VALUES (PAYABLE 2006) F.NER: PROPERTY ADDRESS: LOT SIZE DOUBLE E DEVELOPMENT LLC 20534 BISCAYNE AVE W FARMINGTON MN 55024 LAND: BUILDING: TOTAL: 69,900 99,000 168,900 153,506 TOTAL sa FT 3.52 TOTAL ACRES 14,432 ROAD RIW sa FT SCHOOL DISTRICT: 192 20441 AKIN RD W FARMINGTON MN 55024 LOCATION: SW1/4 NE1/4 SECTION 25-114-20 PAYABLE 2005 TAXES NET TAX: SPECIAL ASSESSMENTS TOTAL TAX & SA PAYABLE 2006 HOMESTEAD STATUS NON HOMESTEAD WATERSHED DISTRICT: VERMILLION RIVER LAST aUALlFIED SALE: DATE: AMOUNT: 1,457.72 842.26 2,299.98 PAYABLE 2006 ASMNT USAGE:RESIDENTIAL ~ &~~ o <S ~ :LCt/t/1.4bi?/ ;?/J (!LJrlL-{try D ~ .Dimensions rounded to nearest foot. Copyright 2006, Dakota County - C;X;-llf}/; A 2005 BUILDING INFORMATION (PAYABLE 2006): TYPE S.FAM.RES YEAR BUILT 1955 ARCH/STYLE 1-1/4 STRY FOUNDATION sa FT 1076 FINISHED sa FT 1268 BEDROOMS 2 BATHS 1 FRAME WOOD GARAGE sa FT 400 OTHER GARAGE MISC BLDG \ ,pliO f()C!J (j 'il/,t/&' PjiCr -1r~ o PLAT NAME: SECTION 25 TWN 114 RANGE 20 TAX DESCRIPTION PT OF NE 1/4 COM AT INT S LINE & HGWY #19 NW ON RD 490 FT W 300 FT S 380 FT E 540 FT TO BEG 003660 2511420 N ~ This drawing is neither a legally recorded map nor a survey and is not intended to be used as one. This drawing is a compilation of records, information and data located in various city. county, and state offices and other sources, affecting the area shown, and is to be used for reference purposes only. Dakota County is not responsible for any inaccuracies herein contained. If discrepancies are found, please contact Dakota County Survey and Land Information Department. 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