HomeMy WebLinkAbout3/14/06
City of Farmington
325 Oak Street
Farmington, MN 55024
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A Proud Past - A Promising Future
Committed to Providing High Qpatiry,
Timely and Responsive Service to All
Of Our Customers
AGENDA
PLANNING COMMISSION
March 14, 2006
7:00 P.M.
CITY COUNCIL CHAMBERS
1. CALL TO ORDER
2. APPROVAL OF MINUTES
a) February 14, 2006
3. PUBLIC HEARINGS
a) Sunrise Ponds Preliminary Plat (Cont.)
Applicant: Bridgeland Development
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b) Conditional Use Permit and Site Plan - Allowing a Restaurant, Class II: Fast Food Convenience in
the SSC (Spruce Street Cooridor) Zoning District.
Applicant: McDonald's
c) Conditional Use Permit - Allowing for a supply yard at the property located at 21054 Chippendale
Court.
Applicant: Patrick Regan
d) Text amendment to Section 11-4-3 (P) of the City Code to modify the Street Right of Way and
Pavement widths.
4. DISCUSSION
a) Site Plan Review - Northfield Clinic
. b) MUSA Review Committee Recommendations
c) Tree Preservation Ordinance
5. ADJOURN
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TO:
FROM:
SUBJECT:
DATE:
INTRODUCTION
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
Planning Commission
Tony Wippler, Assistant City Planner \Lf'C
Sunrise Ponds PUD Preliminary Plat
March 14, 2006
Bridgeland Development Company is seeking approval of the Sunrise Ponds PUD Preliminary Plat
(Exhibit A). The plat consists of 110 single-family "Villa Units" on 17.09 acres creating a density of
6.44 dwelling units/acre.
Planninl! Division Review
Applicant:
Attachments:
Area Bounded By:
Annexation:
Zoning:
Bridgeland Development Company
Neal Krzyzaniak
10657 165th Street West
Lakeville, MN 55044
1. Preliminary Plat
2. Easement Agreement for Cambodia Avenue
3. PUD Agreement and Design Standards
4. Parks and Recreation Director's Letter
Agricultural land to east and the City's Prairie Waterway located to the
north, west and south.
The property was officially annexed into the City of Farmington
effective on March 9, 2006, the date the State of Minnesota issued the
order annexing the property. The City of Farmington and the Town of
Empire approved a Joint Annexation Resolution on March 6, 2006 and
February 28, 2006, respectively.
The Planning Commission recommended approval of a zoning change
from A-I (Agriculture) to R-2 PUD at its regular meeting on February
14, 2006. The City Council has yet to take action on this zoning
change. It is anticipated this will occur within the next couple of
weeks.
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Comprehensive Plan:
The Planning Commission recommended approval of a comprehensive
plan amendment for this property from Non-designated to
LowlMedium Density Residential at its regular meeting on February
14, 2006. The City Council has yet to take action on this item. It is
anticipated that this will occur within the next couple of weeks.
Existing Conditions:
The property is currently being used as the base of operations for
Perkins Trucking. There are a number of buildings on site, including a
home that will have to be removed. There are existing well and septic
systems on site that will have to be sealed, capped and abandoned. The
property is relatively flat; sloping somewhat to the northwest.
Parkland and Trails:
Trails will be required with the development of this project. The .27-
acre park shown in the southwest comer of the development will be a
private park/open space.
DISCUSSION
Bridgeland Development Company, the Developer, is proposing 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 3,373 square feet to 10,478 square feet in size. The setbacks
for the development are proposed at twenty (20') in the front, six (6') on the side, and ten (10') in the
rear yards.
Transportation
The development is located adjacent to one existing roadway - Cambodia Avenue. The plat shows
the westerly extension of 21 oth Street through the northerly portion of the site. 210th Street is being
proposed to be constructed as a 70' right-of-way with a 33' wide street from curb to curb. There will
be no parking allowed on 210th Street. The traffic generated by the development of this site will
utilize, at least temporarily, Cambodia Avenue and 213th Street for access to and from Trunk
Highway 3. The 21 Oth Street connection to Highway 3 is critical not only for the Perkins property but
for the future development of the east side of Farmington (Devney and Winkler parcels, etc.). Once
this initial extension is provided through the Sunrise Ponds plat, the last remaining section of land
needed to make the connection between Highway 3 and Cambodia Avenue will be the former
railroad property that is now a part of the Regan property located to the west. It is expected that the
developer of Sunrise Ponds, and possibly others, will 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 that the developer upgrade and extended Cambodia Avenue
north to their plat boundary. The majority of Cambodia Avenue that is adjacent to this development
(but outside of the platted area) is currently owned by Empire Township. However, the City and
Empire Township have agreed that Empire Township will deed the affected portion of Cambodia
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Avenue to the City of Farmington. The only other portion of Cambodia Avenue affecting this plat
that is outside the plat boundary and not currently owned by Empire Township is located on the Kral
property. The developer has obtained an easement agreement with Mr. Kral for public road, trail,
drainage and utility purposes. A copy ofthe easement agreement is attached as Exhibit B.
It should be noted that the portion of Cambodia Avenue extending north from 213th Street to 210th
Street was annexed at the same time the Sunrise Ponds property was annexed. This annexation
became effective on March 9, 2006.
The remaining roads within the development are 30' feet in width as measured from curb to curb and
are private streets.
The plat shows the placement of an above ground electric line to be constructed on the northern side
of 21 Oth Street within an easement designated for such a purpose. The preliminary plat does shows
three lots north of 21 Oth Street and west of Street A that have shared driveways that encroach into the
electric easement (Lots 1,2, and 3, Block 1). The shared drive exits onto the private Street A. The
developer will have to obtain approval from the electric company in order to have the shared
driveway in this location.
Homeowner's Association
The internal streets (Streets A, B, C, D, E, F) and alleyway as well as the park area in the southwest
comer of the development will be privately owned. A homeowner's association will take control of
the maintenance of all privately held areas within this development.
MUSA
The City's MUSA Review Committee met on March 8, 2006 and recommended approval of
immediately allocating MUSA for this property. The City Council still needs to take action on this
item.
Planned Unit Development Agreement/Design Standards - Exhibit C
Attached as Exhibit C is a copy of a draft Planned Unit Development Agreement and subsequent
design standards for the Sunrise Ponds PUD development. The property is required to be developed
as a planned unit development inasmuch as the lot widths as well as many of the lot areas do not meet
the minimum requirements of sixty (60') and 6,000 square feet, respectively. Essentially, the
developer is requesting the adoption of the standard R-2 (Low/Medium) Density Residential zoning
requirements with some modifications for this development. These modifications are discussed
below:
Minimum Lot Area: The R-2 zoning designation requires that a lot have a minimum lot area
of 6,000 square feet.
The developer is proposing a minimum lot area of 3,300 square feet. This modification is
reflected in the attached PUD Agreement.
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Minimum Lot Width: The R-2 zoning designation requires that a lot have a minimum width
of 60'.
The developer is proposing a minimum lot width of 36' feet. This modification is reflected in
the attached PUD Agreement.
Rear Yard Setback: The R-2 zoning designation requires that all structures maintain a 6'
rear yard setback.
The developer is proposing a minimum rear yard setback of 10' feet for all structures. This
modification is reflected in the attached PUD Agreement.
Maximum Lot Coverage for all Structures: The R-2 zoning designation all allows for
structures to cover up to 30% ofthe entire lot.
The developer is proposing a maximum lot coverage of 45% for all structures on a given lot.
This modification is reflected in the attached PUD Agreement.
Maximum Detached Garage Size: The R-2 zoning designation allows for detached garages
up to 1,000 square feet in size to be built on lots up to 0.5 acres in size.
The developer is proposing a maximum detached garage size for this development of 650
square feet in size. This modification is reflected in the attached PUD Agreement.
Detached Rear Garage Setback (with alley): The R-2 code requires that a detached garage
adjacent to an alley must be setback a minimum of 10' from the alley.
The developer is proposing a setback of 12' for a detached garage from an alley. This
modification is reflected in the attached PUD Agreement.
The Planning Commission should review the attached PUD Agreement and make a determination as
to the completeness or adequacy of the PUD Agreement.
Attached as Plan B to the PUD Agreement are the Sunrise Ponds PUD Design Standards as
developed jointly by City staff and MW Johnson, the builder for the development. Staff and the
Planning Commission have expressed a desire to make this particular development unique both in
layout and architecture. The design standards are a way of achieving the higher quality architecture
that is desired for this development. The design standards provide specific guidelines regarding
siding, color, elevation design, roof design, window design, trim, and front porches. In addition, the
design standards provide specific guidelines for attached and detached garages. Staff wants to note
that the developer has agreed to supply a minimum of 10 floors/base plans and each base plan will
have 2 distinct elevations. It is also mentioned in the design standards that no two neighboring
homes will be identical.
Again, the Planning Commission should review the attached Design Standards to determine the
completeness of the document.
. Parks and Trails
Randy Distad, Parks & Recreation Director, has submitted recommendations for parks, trails, and
sidewalks for this development. These recommendations are attached as Exhibit D.
Engineering
The Engineering Division has recommended approval of the Sunrise Ponds PUD Preliminary Plat
contingent upon the satisfaction of any engineering requirements.
ACTION REQUESTED
Recommend approval of the Sunrise Ponds PUD Preliminary Plat contingent upon the following:
1. The satisfaction of any Engineering and Planning comments.
2. Obtaining permission from the electric company to have a shared driveway within the electric
easement on Lots 1,2, and 3, Block 1.
Respectfully submitted,
. ~U0.;;z
Tony Wippler, Assistant City Planner
Cc: Terra Engineering
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E-XtftfJ'lT B
~GREEMENT REGARDING EASEMENT ANQ LAND IMPROVEMENTS
This I\greement, ... is madE;! this~ day of February, 2006, by
and' between . Bridgel.ano Deve:lopment Company, a Minnesota
corporation ("eridgeland") and Edward Kral, single ("Kral").
.1.
h(4
. to/('
.
~(
( p I<{
RECITALS
2.
Bridgeland is thecoritract purohaser of real estate in
D.akota, County, Minnesota, described on Exhibit A attached
,hereto, and.co~,onlyre!erred to as Sunrise ponds.
Kral is... the owner . of real e~tate contiguoUS to Sunrise
, ponds; .pnd .legally, descr ibed on Exhibit B attached hereto.
3.
The City of Farmington ("city") has required Bridgeland to
improve certain roadways as part of the development of
sunrise. . Ponds, including 210th Street and Cambodia Avenue,
which are depicted on the proposed preliminary plat
attached hereto as Exhibit C.
4.
The current configuration of Cambodia Avenue will require
temporary .and permanen':. easements from Kral, as shown by
areas lettered.~ s, C, and 0 on Exhibit 0 attached hereto
(respectively, Area A, Area 8, Area C, and Area O). As to
Area 0, Kralmay or may not have an interest dependent upon
I the exact ceoterline of210~ Street.
5.
The parties mutually understand and agree that the road'
improvements will benefit the land owned by both parties.
AGREEMENT
1.
Kral agrees to grant temporary and permanent easements for
road., tylail, drainage, and utility purposea C!ver and acrosS
Areas /!J through C, and 0, but as to D only if Kral is
det~rmined . to have an interest therein, which easements
shall l'unto Sridgeland., the City, and/or Empire Township,
as i:s determined by the platting requirements of St;nrise
Ponds. .
2.
Kral acknowledges and understands that final legal
descriptions for Areas A-O can not be written until the
city Engineer approves the road layout for Cambodia Avenue
and 2i0en Street. Kral agrees to execute the appropriate
easemen.ts upon the finalization of the. easement
descriptioI1S.
.
.
.
Br1dgeland will fully improve 210~h Street and Cambodia
Avenue. as shown on Exhibit D, providing the security
required by the, City. and obtaining all approvals of the
city and/or ,Township as are necessary to turn the roads
over to the City or Township upon completion~
~. Kralaha~l notb~ liable for any cost or expense, ~or any
. assessment, as a result of . the improvement of 210th Street
and ,Cambodia Avenue, all such cost and expense bei.ng the
. . sQle obligation bfBridgeland.
3.
5. Bridgeland shall grade.a~ necessary the gravel surface from
the norther~y end of improved Cambodia Avenue to cor:nect to
the .existing driveway. to the Kral property north of the
norih.~lypl~tline of Sunrise Ponds.
6. Both p~rti~; shall cooperate with each other to execute any
and. all documents which are reasonably necessary tc effect
the terms of this Agie~ment.
. .
. ,'.
7. This Agreement is binding upon the parties, their heir9,
successors, and assigns, and shall run with the land.
Hl WITNESS WHEREOf, the parties have executed thi s
Agreement this ~ day of February, 2006.
E~~
Edward Kral
/~J2.
.
Its: president
STATE OF MINNESOTA }
) S8.
COUNTY OF DAKOTA }
The foregoing instrument was acknowledged be!ore me this ___ day
of February, 2006, by Neal I. Krzyzaniak, the President of
Bridgel~nd Development Company, a Minnesota corporation, for and
on behalf of the corporation.
Notary Public
2
.
.
.
~XlII!3lr C
PLANNED UNIT DEVELOPMENT AGREEMENT
AGREEMENT dated
,2006, by and between the CITY OF
FARMINGTON, a Minnesota municipal corporation (referred to herein as "City"), and
Bridgeland Development Company, a Minnesota corporation (referred to herein as "Developer").
RECITALS
A.
Developer owns property situated in the County of Dakota, State of Minnesota,
and legally described as follows:
Lot 1 and 2, Block 2 Empire Liberty Addition
(referred to herein as "Subject Property").
B. Developer has asked the City to approve a planned unit development for the
Subject Property (also referred to in this Agreement as the "PUD").
C. Developer desires to have the Subject Property rezoned from A-I to R-2
Residential Planned Unit Development.
D. Developer has applied for a preliminary plat ofthe Subject Property.
98382
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NOW, THEREFORE, the parties agree as follows:
1. Conditions of Approval. The City hereby approves a rezoning ofthe Subject
Property to R-2 PUD subject to the conditions set forth in this Agreement, on condition that
Developer enters into this Agreement, as well as the related Development Agreement dated
, detailing a development plan for the Subject Property including the
construction and installation of public improvements to serve the Subject Property.
3. Effect of Planned Unit Development Approval. For two (2) years from the date
of this Agreement, no amendments to the City's Comprehensive Plan or official controls shall
apply to or affect the use, development density, lot size, lot layout, or dedications of the
development unless required by state or federal law or agreed to in writing by the City and
Developer. Thereafter, notwithstanding anything in this document to the contrary, subject to non-
conforming use rights the City may require compliance with any amendments to the City's
Comprehensive Plan, Zoning Ordinance, official controls, platting or dedication requirements
enacted after the date ofthis document.
4. Plans. The City grants approval to the development ofthe PUD in accordance
with the following plans which are on file at Farmington City Hall. The plans are not attached
hereto. If the plans vary from the written terms of this Agreement, the written terms shall
control. The plans are:
Plan A - Preliminary Plat for Sunrise Ponds
Plan B - Design Standards
.
.
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5.
Zoning. Except as otherwise modified by this Agreement, the land use, design
and other requirements and standards ofthe R-2 zoning district shall apply to the Subject
Property. The following table indicates the allowed dimensional standards, including the
approved deviations from the underlying district requirements:
R-2 Residential Sunrise Ponds
Zonine: District PUD
Lot area (min.) 6000 sf 3300 sf
Lot width (min.) 60' single family 36' (rear garage), at bldg front setback
37.5' twin home 46' (front garage), at bldg front setback
Front yard setback 20' from public R/W 20' from public R1W
20' from back of curb (private street)
Side yard setback 6' from side property line 6' from side property line
20' from public R1W
. 20' from back of curb (private street)
Rear yard setback 6' from rear property line 10' from rear property line
20' from public R1W
20' from back of curb (private street)
Max. bldg. height 35' (to mid root) 35' (to mid root)
Max. lot coverage 30% 45%
of all structures
Max. net density 5.5-6.5 units/acre 6.4 units/acre actual
Detached rear garage 1000 sf 650 sf
. .
maXImum SIze
Detached rear garage 6' from side property line 6' from side property line
side setback 20' from back of curb (private street)
Detached rear garage 10' (with alley) 12' from edge of alley
rear setback
Detached rear garage 20' 20'
. maximum height
98382
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.
Private streets are proposed to be 28' wide face-to-face (30' back-to-back) with parking allowed
on one side only. The current City standard for private streets is 24' wide face-to-face with no
parking allowed on either side. No sidewalks are proposed adjacent to the proposed private
streets per current City standards and the recommendation ofthe City Park and Recreation
Department.
6. Compliance with Permit and Licenses. It is the responsibility ofthe Developer
to obtain and comply with all necessary approvals, permits, and licenses from the City of
Farmington, Dakota County, the Town of Empire, Minnesota Pollution Control Agency,
Minnesota Department of Health, and any other regulatory agency affected by or having
jurisdiction over the site. All costs incurred to obtain said approvals, permits, and licenses shall
be the responsibility of the Developer.
7. Compliance with Laws and Regulations. Developer represents to the City that
. the proposed development complies with all applicable City, County, Metropolitan, State, and
Federal laws and regulations, including but not limited to the Farmington City Code, planned
unit development ordinance, subdivision ordinances, zoning ordinances, and environmental
regulations in effect during the course of this development or Agreement, and agrees to comply
with such laws and regulations.
8. Enforcement. Developer shall reimburse the City for costs incurred in the
enforcement of this Agreement, including reasonable engineering and attorney's fees. Developer
shall pay in full all bills submitted to it by the City within sixty (60) days after receipt. Bills not
paid within sixty (60) days shall be subject to an eight percent (8%) per annum interest charge.
9. Miscellaneous.
A. Breach of any material term of this Agreement by Developer shall be
. grounds for denial of building permits.
98382
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.
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B.
If any material portion, section, subsection, sentence, clause, paragraph, or
phrase ofthis Planned Unit Development Agreement is for any reason held invalid as a result of
a challenge brought by Developer, their agents or assigns, the City may, at its option, declare the
entire Agreement null and void and approval of the final planned unit development shall thereby
be revoked.
C. The action or inaction of any party shall not constitute a waiver or
amendment to the provisions ofthis Agreement. To be binding, amendments or waivers shall be
in writing, signed by the parties, and approved by written resolution of the City Council. The
City's failure to promptly take legal action to enforce this Agreement after expiration of time in
which the work is to be completed shall not be a waiver or release.
D. This Agreement shall run with the land and shall be recorded in the
Dakota County Recorder's office.
E. This Agreement shall be binding upon the parties, their heirs, successors,
or assigns, as the case may be.
F. Third parties shall have no recourse against the City under this Agreement.
G. Except as otherwise specified herein, Developer shall pay all costs
incurred by them or the City in conjunction with the development ofthe PUD, including but not
limited to Soil and Water Conservation District Charges, legal, planning, engineering and
inspection expenses incurred in connection with approval and acceptance of the plat, the
preparation of this Agreement.
H. Each right, power or remedy herein conferred upon the City is cumulative
and in addition to every other right, power or remedy, express or implied, now or hereafter
arising, available to City, at law or in equity, or under any other agreement, and each and every
98382
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right, power and remedy herein set forth or otherwise so existing may be exercised from time to
time as often and in such order as may be deemed expedient by the City and shall not be a waiver
of the right to exercise at any time thereafter any other right, power or remedy.
10. Notices. Required notices to Developer shall be in writing, and shall be either
hand-delivered to Developer, its employees or agents, or mailed to Neal Krzyzaniak at
Bridgeland Development Company by registered mail at the following address: 10657 165th
Street West, Lakeville, MN 55044. Notices to the City shall be in writing and shall be either
hand-delivered to the City Administrator, or mailed to the City by registered mail in care ofthe
City Administrator at the following address: Farmington City Hall, 325 Oak Street, Farmington,
Minnesota 55024.
CITY OF FARMINGTON
By:
Kevan A. Soderberg, Mayor
And
Robin Roland, Acting City Administrator
BRIDGELAND DEVELOPMENT
By:
Neal Krzyzaniak
Its
98382
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STATE OF MINNESOTA )
( ss.
COUNTY OF DAKOTA )
The foregoing instrument was acknowledged before me this day of
, 20_, by Kevan A. Soderberg and Robin Roland, the Mayor and
Acting City Administrator of the City of Farmington, a Minnesota municipal corporation, on
behalf ofthe corporation and pursuant to the authority granted by its City Council.
Notary Public
STATE OF MINNESOTA)
( ss.
COUNTY OF )
The foregoing instrument was acknowledged before me this day of
,20_, by , the of
Bridgeland Development Company, a Minnesota , on behalf of said
Notary Public
THIS INSTRUMENT WAS DRAFTED BY:
CAMPBELL KNUTSON
Professional Association
317 Eagandale Office Center
1380 Corporate Center Curve
Eagan, MN 55121
Telephone: (651) 452-5000
[JJJ]
98382
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Sunrise Ponds PUD Design Standards
Listed below are the building material and design guidelines proposed for the new Sunrise Ponds
PUD. The design standards were developed with the intention of giving the future homeowners a
wide range of home designs to choose from. Implementing the design guidelines below will
permit the new homeowners to take advantage of the PUD zoning and allow them to customize
their homes from the assortment of options.
A) Exterior material guidelines (minimum)
1. Siding: vinyl, shakes, stone, or brick. The front of the structure will be a minimum
of 15% brick or stone. At least 10% of the front will be vinyl shakes. The balance
will be vinyl siding. There will be a large assortment of colors and textures to
choose from.
2. Each elevation shall have projecting architectural features such as bowed or bay
windows, columns, building offsets, window recesses, or overhangs.
3. Colors: minimum of six siding and shake colors. No two adjacent houses will
have identical front elevations.
4. Roofing: asphalt or fiberglass shingles. Throughout the development, roof lines
will have variations in plane accomplished by dormers, gables, or hipped roofs.
5. Windows: energy-efficient vinyl. Window features may include arches, shutters,
wraps (trim boards), awnings, or flower boxes.
6. Each front elevation and elevations on comer lots that face the street shall have
window wraps.
7. Trim: vinyl, shake, stone, or brick options available.
8. Soffits and fascia: aluminum
9. Foundation: concrete poured walls or block
10. Front porches shall be required on 20% ofthe homes. They may encroach into
the front yard setback by 5 feet.
B) Detached or attached garages
The choice (detached vs. attached) will be allowed on any ofthe units. However, both
types of garages will have the same type of siding and soffits and fascia as the associated
houses. Both types of garage roofs shall have similar roof pitches and shingles as the
main house. Any windows, doors and other details should be the same as the main house.
Garage height shall not exceed 20 feet, per the City of Farmington code.
C) Multiple floors plans and elevations
1. A minimum of 10 floor plans shall be required. Reverse floor plans are counted
as different floor plans.
2. Each floor plan shall have a minimum of 2 distinct elevations. No two
neighboring houses will have identical front elevations.
.
.
EX if/13fT 1:>
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:
March 9, 2006
BACKGROUND
Staff and the Park and Recreation Advisory Commission have reviewed the Sunrise Ponds Preliminary Plat
(Preliminary Plat).
DISCUSSION
Staff would like to make one comment related to trails and sidewalks in the Preliminary Plat and it is as follows:
1. 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 and distances that parks should be from one another. 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:
1. 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.
RECOMMENDATION
Staff and the Park and Recreation Advisory Commission recommend that the preliminary plat be approved with
the following conditions:
1. The trail and sidewalk locations remain the same as shown on the Preliminary Plat.
2. A small tot lot be shown to be built adjacent to the gazebo.
3. The developer should be given partial credit towards their overall park dedication requirement for the private
park they are dedicating.
4. The remaining park land dedication that is required for the development should be taken as cash in lieu of
land.
~ctfUll~
. {;cit ~stad
Parks and Recreation Director
cc: Park and Recreation Advisory Commission Members
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Planning Commission
Tony Wippler, Assistant City Planner \LPC:-
FROM:
SUBJECT:
-McDonald's Site Plan
-Conditional Use Permit allow a Restaurant, Class II: Fast Food Convenience
in the SSC Zoning District
DATE:
March 14, 2006
INTRODUCTION
Representatives of McDonald's Corporation are proposing to construct a 4,800 square foot
McDonald's restaurant at the southeast intersection of CSAH 50 and Dushane Parkway (Exhibit A).
The restaurant is part of the Vermillion River Crossings development.
DISCUSSION
The proposed restaurant is to be located at the southeast comer 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
Corridor) which conditionally allows a Class II restaurant (fast food, convenience). The conditional
use is discussed later in this memorandum. The Comprehensive Plan guides the property for
commercial development. The Planning Commission reviewed the sketch plan for the proposed
restaurant at the February 14,2006 regular meeting.
Site Plan Review
According to the City Code, site plan review and approval by the Planning Commission is required
for all commercial development. The Commission reviews general site design, including setbacks,
access, parking, landscaping, and other potential impacts to surrounding properties.
The applicant proposes to construct an approximately 4,800 square foot fast-food restaurant, with
drive-thru, that will have a seating capacity of90. 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 approximately 50' of the northern
portion of the lot. This ditch is part of the mitigation requirements of the DNR and MPCA for the
Vermillion River. No construct may occur within this easement.
.
The City Code requires that the developer provide 1 stall for every 2 customers. The proposed
seating capacity of the restaurant is 90. Therefore, a total of 45 off-street parking spaces are required.
The total number of parking spaces proposed by the applicant is 48 with 2 handicap spaces,
exceeding the minimum parking requirements.
Elevations
The "Unifying Design Theme" for the Vermillion River Crossings project was approved by the City
Council on March 6, 2006. According to the text of that document (Exhibit B) "the out-lot areas
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. . . .".
The two main building materials appear to be brick and a stone veneer (Exhibit A-7). It appears that
what the applicant is proposing for building materials meets the requirements mentioned above.
However, the Planning Commission will have to determine if in fact what is being proposed for a
building elevation is consistent with the two identified and approved design themes, which are (a)
History of Farmington and (b) the Vermillion River. If the Planning Commission determines that the
elevation being proposed by the applicant is not consistent with the two aforementioned themes,
please provide comments and or suggestions to the applicant.
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 drive, so Pederson Ventures will be
responsible for the maintenance of the street. The site plan shows two curb openings for the subject
property, both from Knutsen Drive. It should be noted that the westernmost access is shown as a
"right out" only, as this access is too close to the intersection of Dushane Parkway to allow a full
access at this location.
The applicant is showing a five (5') foot wide concrete sidewalk within the boulevard of Knutsen
Drive, upon the recommendation of staff. A similar recommendation was made to the Northfield
Clinic. These sidewalks will add to the "walkability" of the overall development. The applicant is
also 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.
Shelly Johnson, the City's Transportation Engineer, has reviewed the attached site plan and has
approved the directional signage and overall flow of the traffic through the site.
Landscaping
.
Overall, the landscape plan submitted and attached as Exhibit A-4 is adequate. The landscaping
shown just to the east of the drive-thru order boards, along the eastern property line, will have to be
revised, according to the City's Engineering Division. They would like to maintain a minimum of
.
.
.
five (5') feet between the shrubs and the property line. Currently, some of the shrubs extend to
within a foot of the eastern most property line. A revised landscape plan will have to be submitted
and approved by the City's Planning Division.
Solid Waste
Benno Klotz, the Solid Waste Supervisor, has reviewed and approved the trash enclosure location.
Engineering
The Engineering Division has reviewed the grading and utilities proposed for the site and has
recommended approval ofthe site plan subject to any engineering comments or requirements.
Conditional Use Permit Discussion
The building in question will be constructed at the southeast comer of CSAH 50 and Dushane
Parkway. The subject property is zoned SSC (Spruce Street Corridor) under which a Restaurant,
Class II is a conditional use. The Planning Commission generally reviewed the conditional use
permit request on February 14, 2006 during the review of the sketch plan and most of the
Commissioners did not see a problem with the CUP request.
The attached site plan shows a drive-thru on the eastern side of the site with two lanes of vehicle
stacking. The stacking shown on the site 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 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.
The City Code provides the following criteria that must be met in order for the Planning Commission
to approve a conditional use permit:
1. The proposed use conforms to the district permitted and conditional use provisions and all
general regulations of this title.
The use is a conditional use in the sse Zoning District and meets all the requirements of
that title.
2. The proposed use shall not involve any elements or cause any conditions that may be
dangerous, injurious or noxious to any other property or persons and shall comply with the
applicable performance standards.
The use does not involve any elements or cause any conditions that may be dangerous,
injurious or noxious to any other property or persons. The use does comply with all
applicable performance standards.
.
.
.
3. The proposed use shall be constructed, designed, sited, or oriented and landscaped to
produce harmonious relationship of buildings and grounds to adjacent buildings and
properties.
The site will be constructed, designed, sited, oriented and landscaped in a way that will
not be detrimental to adjacent properties.
4. The proposed use shall produce a total visual impression and environment which is consistent
with the environment of the neighborhood.
Staff believes the use will produce a visual impression and environment that is consistent
with the environment of the neighborhood.
5. The proposed use shall organize vehicle access and parking to minimize traffic congestion in
the neighborhood.
The access in and out of this site as well as the off-street parking is acceptable to the
City.
6. The proposed use shall preserve the objectives of this title and shall be consistent with the
comprehensive plan.
The use does preserve the objectives of this title and is consistent with the City's
Comprehensive Plan.
City staff recommends the approval of the conditional use permit.
ACTION REQUESTED
1. Approve the Conditional Use Permit allowing a Class II Restaurant in the SSC Zoning
District.
2. Approve the McDonald's Site Plan contingent upon engineering requirements.
Respectfully submitted,
'T lrV~
To~ipPler, Assistant City Planner
Cc: Eric Kellogg, Landform Engineering Co.
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t,x III /SI " 13
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 main street 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 (See Exhibits A-G):
· 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.
· curved canopy.
(This feature protects visitors from the elements, and also has a gesture
and form suggesting the movement and image of the river.)
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. The public area on the north east corner of main street provides a covered
arbor surrounding a paver and exposed aggregate space. The "River" begins its
journey at this location and continues to the north, south and east.
.
Throughout the public areas, the paving and amenities further enhance the
established themes. Concrete with a traditional pavers are juxtaposed with
Page 2 of 3
the" wavy" exposed aggregate concrete "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
iconography is introduced through the exposed aggregate and monument sign.
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
appreciation and understanding of the unique qualities of Farmington, and
ultimately become an enjoyable and memorable experience for its visitors.
.
.
Page 3 of3
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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,
Tony Wippler, Assistant City Planner ~
FROM:
SUBJECT:
Conditional Use Permit - Operate a Supply Yard in a B-1 (Highway Business) Zoning
District
Applicant: Patrick Regan
DATE:
March 14, 2006
INTRODUCTION
Mr. Patrick Regan has requested approval of a Conditional Use Permit to operate a supply yard in a
B-1 (Highway Business) District.
. Plannine Division Review
Applicant: Patrick Regan
POR-MKR Real Estate, LLC
425 East 31 st Street
Hastings, MN 55033
Attachments: 1. Site Plan
2. November 17, 2006 letter to Patrick Regan from staff
3. Conditional Use Permit Application
Location of Property: 21054 Chippendale Court, Farmington, MN 55024
Surrounding Land Uses: American Legion and Hometown Addition are located to the north,
single-family residences are located to the west, Dakota Storage is
located to the south, and the Prairie Waterway is to the east.
Existing Zoning: B-1 (Highway Business)
Comprehensive Plan: Commercial
Current Land Use:
Until the summer of 2005, the property was the base of operations for
Marschall Bus Lines. Marschall Bus Lines has since moved to the
.
.
Farmington Industrial Park. There are three building on site with
access to Highway 3 via Chippendale Court.
Proposed Land Use:
Mobile Mini Storage (supply yard) - see attached flyers
DISCUSSION
History of Property - 21054
This property was platted as part of the Empire Liberty Addition in February 2003, at which time the
property was in Empire Township. The property is legally described as Lot 1, Block One (1), Empire
Liberty Addition. On June 9, 2006 the State's Municipal Boundary Adjustment Unit approved the
Joint Resolution ordering the annexation of the subject property into the City of Farmington. Mr.
Regan then petitioned for a Comprehensive Plan Amendment and Rezoning of his property from
Non-designated to Industrial and A-I (Agricultural) to 1-1 (Light Industrial), respectively. The
Planning Commission accepted the petitions and heard testimony on the applications. The Planning
Commission on the suggestion of staff recommended approval of a Comprehensive Plan designation
to Commercial and a rezoning of the property from A-I to B-1 (Highway Business). The City
Council at its February 21, 2006 regular meeting approved the Comprehensive Plan Amendment
from Non-designated to Commercial and Rezoning from A-I to B-1.
Proposed Use
. Mr. 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 important to note that the storage units will be
kept as outside storage on site until they are transported to the various locations around the Twin
Cities. It is proposed that Mobile Mini will occupy two of the three buildings on site. A site plan is
attached as Exhibit A.
Mr. Regan was sent a letter in November of 2005 outlining the Planning steps that were required of
him to occupy this site with a new tenant. This letter is attached as Exhibit B.
Setbacks
Section 10-5-13(B) requires a minimum side and rear yard setback of 50 feet for any commercial or
industrial uses that abut a residential district. Strict interpretation of this code would require that "all
commercial or industrial uses" including the storage units be set back a minimum of fifty (50') feet
from the northern property line (adjacent to Hometown Addition). There are three options available
to the Planning Commission needs to consider regarding this requirement. They are as follows:
1. The Planning Commission can require strict adherence to the 50 foot setback. That is, no
mobile storage units could be placed within 50 feet of the northern property line.
.
.
.
.
2. The applicant can apply for a variance from the setback requirement in order to place the units
within the required 50 foot setback. This would require a public hearing and could potentially
be placed on the Planning Commission's agenda for April 11, 2006.
3. The Planning Commission can approve a CUP allowing the storage units to be placed lO-feet
(minimum) from the north property line. The 10-foot setback is the typical requirement in the
side and rear yard in the B-1 district. A IS-foot setback would be required if the property was
zoned I-I.
Exterior Lighting
All interior lighting on site shall be arranged and designed so as to not direct any illumination upon or
into any contiguous residential districts. In addition, no exterior lighting shall be arranged and
designed so as to create direct viewing angles of the illumination source by pedestrian or vehicular
traffic in the public right-of-way.
Screening
As mentioned earlier in this memorandum, the subject property is bordered by Hometown Addition
to the north, which is a 27 single-family lot subdivision. According to Section 10-6-9 (B) of the City
Code:
Screening in Business and Industrial Districts: A one hundred percent (100%) opaque screen
consisting of: 1) a six feet (6') to eight feet (8') wooden opaque fence and landscaping, 2)
landscaping and berms, or 3) a combination of both shall be required in business and
industrial districts where:
1. Any structure, parking or storage is adjacent to or within one hundred feet (100') of
property zoned for residential use
2. Any side or rear yard of a business or industry that is across the street from a residential
zone.
3. Any material and equipment stored outside except in display yards or for those being used
for construction on the premises.
There is an existing six foot high chain link fence that surrounds the property as well as a row of trees
located along the northern boundary of the site.
It is staff's position that additional screening will be necessary in order to make a 100% opaque
screen as indicated above. Therefore, additional screening in the form of a wooden fence or
additional landscaping will be required to increase the screening of this property, especially along the
northern boundary of this site because of the proximity of future homes in the Hometown Addition to
this property. The four options available to the Planning Commission regarding this requirement are
as follows:
1. The Planning Commission can require strict adherence to the 100% opaque screen that is
required, as mentioned above.
.
.
.
2. The applicant can request a variance from the screening requirement above. This would
require a public hearing and could potentially be placed on the Planning Commission's
agenda for April 11 , 2006.
3. The Planning Commission can approve a CUP that allows a combination of both landscaping
and fencing at a reduced opacity that is acceptable to the Planning Commission.
4. The Planning Commission can approve a CUP that does not require additional landscaping
and/or screening above and beyond what is currently in place on the site.
Fencing
Section 10-6-12 (E) states that fences located within commercial and industrial districts may be
located on any lot line up to a height of eight feet (8') except in the required front yard. The height
of the storage units is between 8 and 10 feet (this height needs to be verified). Currently, Mobile
Mini is stacking the units to a height of approximately 16-20 feet. As mentioned under the screening
requirements above, a 100% screen of commercial and industrial uses adjacent to residential property
needs to be provided, unless other conditions are allowed by the Planning Commission. The three
options available to the Planning Commission regarding this requirement are as follows:
1. The Planning Commission can require strict adherence to the 100% screening requirement.
Therefore, a 16-20 foot tall fence would need to be engineered and constructed to screen the
storage units from the highest windows in the homes facing the Mobile Mini operation.
2. The applicant can request a variance from the fence requirement above. This would require a
public hearing and could potentially be placed on the Planning Commission's agenda for
April 11, 2006.
3. The Planning Commission can approve a CUP on the condition that Mobile Mini no longer
stacks the units in order not to require a fence over 8 feet in height as long as the units are not
taller than 8 feet.
ACTION REQUESTED
City staff recommends approval ofthe Conditional Use Pennit for a supply yard in a B-1 Zoning
District contingent upon the following:
1. Setbacks: Approve a CUP allowing the storage units to be placed 10-feet (minimum)
from the north property line.
2. Screening: Approve a CUP that allows a combination of both landscaping and fencing at
a reduced opacity that is acceptable to the Planning Commission.
3. Fencing: Approve a CUP on the condition that Mobile Mini no longer stacks the units in
order not to require a fence over 8 feet in height as long as the units are not taller than 8
feet.
Respectfully submitted,
~w~
Tony Wippler, Assistant City Planner
HWY 3
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EXIfIIJ/T 11
EJrIfI 15IT t3
.
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 of this 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 of the
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. ill order to be placed on either agenda a petition for rezoning and comprehensive
plan amendment would need to be received by City staffthree weeks in advance ofthe 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 staffto
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 1-1 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
FEB-15-2006 16:35
CITY OF FARMINGTON
651 463 1611
P.02
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.f.@rmington.D1lLu~
CONDITIONAL USE PERMIT APPLICATION
Applicant: tJl2-:-,/ff/t;t IkzIfr;{j;CiCTetephone:(6il} Jr'j-) 71C..Fax: t6.!lJ '/J1 11. 91
Address: __V zr f . )/1./ y{ /Ia: Jff..~9-.)"' >>; ~ .,' ~(?? J J
Street City t1 r State Zip Code
Owner: s: Ct jN'--t... .,_, Telephone: L-.) ___. Fax: (-> ,,,.-'
Address:
., City State . Zip Cod~"
.remiSeSlnVOlved: L~ II gzkJ- / [J--~,tL-e //1. 4.,//i; ,:
Addres.'lILegal Description (lot, block, IIIat name, section, row ip. range)
Current Zoning Districtfl- I (PM "",~;4J Cun'ent Land Use ..,.. Jt{ , It
Spe~ifit Nature of ReqUest:.fi <':. PYl7f;..\A'..e. .10< .il IN' ;;~ t' I./~ -i.- t . ..,!!ftvJ'.tla.//
~l ~e _~1J. -;;; "^ I "UiJ ~lf4 u' II: Ji~r (if, ;'1 ~i,; ...P. ;1M/,. i~ ~ IA /) CII/J.
uU.J o..-"y' C<'/Yta.d~....1 ^ J fQJflr tt~ /) ;. 2 ' r /1..:) +--.. / 1 1/ -" -d' CliO
SUBMJ11'ALREOUlREMENTS. /J-..J;YYI.ll^J ct'Jl}/~_tJ,hIYt. PIAl v 1:'1':11 . V\ . r.
@roofofOwnt."rship,-.> :t16 Copies of Site Plan - e.., 1,'"'-''' ~ l
~Applicalion Fee 12 "'.. - - ~bstta'tlResiden~al Li~t (requlr<d 3 so. ' _ ,ubj'" property)
@;J!. ary/l~tSa ~;.=;Own:"~h<ateCertil\ . rT.t1c~ '--
Signature of Owner D, c Signature of Appli~ant
Street
, . . ....
Request,Submitted to Planning s~ff on
Public;: Hearing Set for:
Planning Commission Action: _Appro"ed
City Council Action (if necessary): _Approved
Comments:
For office use only
Advertised in Local Newspaper:
Denied
_Denied
.
Conditions Set:
Planning division:
Date:
01105
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Planning Commission
Lee Smick, AICP ILP~
City Planner
FROM:
SUBJECT:
Amend Section 11-4-3 (P): Street Right-Of-Way and Pavement Widths in the Subdivision
Code
DATE:
March 14,2006
INTRODUCTION
.
City staff is proposing to amend Section 11-4-3 (P) of the City Code pertaining to the Street Right-Of-
Way and Pavement Widths (see table below) located in the Subdivision Code. The proposed amendment
provides a more detailed description of Farmington's roadway construction standards and clarifies road
classifications (i.e., residential, residential collector, industriaVcommercial, or 4-lane undivided collector)
for right-of-way and boulevard widths.
DISCUSSION
The existing code language, as shown below, is not as detailed in roadway construction standards when
compared to the proposed code amendment. The existing code only provides right-of-way and
pavements widths. It does not specifically address the impact of sidewalks and trails on boulevard width
and overall right-of-way. The existing code is as follows:
(P) Street Right Of Way And Pavement Width: Street right of way and pavement widths shall conform
with the following standards:
Street II ROW Width Pavement Width
Minor arterial II 100 - 150 feet
Collector street I 80 feet 52 feet
Minor cOllectorl1 70 feet 38 feet
. Local street II 60 feet 28, 32 feet
Private street II 44 feet 22, 24 feet
.
Improvements to the existing code, as shown in the table below, include pavement width, width of the
right-of-way with or without a sidewalk/trail, boulevard width constructed with a sidewalk or trail, curb
type for the street, and design speed. The road classifications proposed in the amended code, such as
"residential collector" or 4-1ane divided collector", also provide more description for the road use rather
than descriptions such as "minor arterial" or "local street".
The following Code amendment is proposed:
(P) Street Right-Of-Way.. Pavement. and Boulevard Widths
ROW Widths
ROW width Boulevard width
without with desien
street width classification sidewalk! sidewalk! w/sidewalk w/trail curb type speed
biketrail biketrail
28 residential N/A 60 9.5 6.5 Mountable 40
32 residential 60 66 10.5 7.5 Mountable 40
38 residential N/A 70 9.5 6.5 Mountable 40
collector
38 industriaV 70 70 9.5 6.5 B6-l8 40
commercial
48 4 lane undivided N/A 100 17.5 14.5 B6-18 55
collector
.
The amended table identifies right-of-way widths with or without sidewalks or trails. The 38-foot wide
residential collector and the 4-lane undivided collector both require either a sidewalk or trail, so the
column concerning "without sidewalk!bike trail" is not applicable. The only revision to the right-of-way
widths is for a 32-foot wide residential street with a sidewalk!bike trail. The proposed revision is from a
60-foot wide right-of-way to a 66-foot wide right-of-way to allow for additional boulevard width along
the 32-foot wide residential street. It's been determined by Engineering staff that a 60-foot wide right-of-
way with a sidewalk or bike trail does not allow adequate space to install boulevard trees between the
curb and sidewalk/bike trail. The trees are currently being planted beyond the bike trail on private lots.
Maintenance of the boulevard trees is difficult for City staffbecause they are located on private property
in these situations. Additional boulevard space will allow for the installation of trees between the curb
and sidewalk!bike trail and allow for more space for the trees to mature without disrupting the curb or the
sidewalk/bike trail.
Staff believes that the proposed amendment clarifies roadway construction standards and suggests that the
Planning Commission recommend approval ofthe revision.
ACTION REQUESTED
Recommend approval of the proposed text amendment to Section 11-4-3 (P) of the Subdivision Code and
forward the recommendation to the City Council.
Respectfully Submitted,
.1Id'~.
Lee Smick, AICP
City Planner
.
CITY OF FARMINGTON
DAKOTA COUNTY, MINNESOTA
ORDINANCE NO. 006-
AN ORDINANCE AMENDING SECTION 11-4-3 (P): STREET RIGHT -OF-
WAY AND PAVEMENT WIDTH
THE CITY COUNCIL OF THE CITY OF FARMINGTON ORDAINS:
SECTION 1. Section 11-4-3 (P) of the Farmington City Code is amended as follows (added text
is underlined, deleted text is stmek:):
(P) Street Right Of Way. AOO--Pavement, and Boulevard Width: Street right of way. aRd
pavement, and boulevard widths shall conform with to the following standards:
&reet RDW Width Pavement Width
Minor arterial 100 150 feet
. Collector street 8()....feet ~
Minor collector 1()...feet J8..-feet
Local street @..feet 28, 32 feet
Private street 44-feet 22, 24 feet
.
ROW Widths
ROW width Boulevard width
without with desi!!n
street width classification sidewalk! sidewalk! w/sidewalk w/trail curb tvpe speed
biketrail biketrail
28 residential N/A 60 9.5 6.5 Mountable 40
32 residential 60 66 10.5 7.5 Mountable 40
38 residential N/A 70 9.5 6.5 Mountable 40
collector
38 industrial! 70 70 9.5 6.5 B6-18 40
commercial
48 4 lane undivided N/A 100 17.5 14.5 B6-18 55
collector
.
.
.
SECTION 2. Effective Date. This ordinance shall be effective upon its passage and publication
according to law.
ADOPTED this _ day of
,2005, by the City Council of the City of Farmington.
CITY OF FARMINGTON
By:
Kevan Soderberg, Mayor
ATTEST:
By:
Robin Roland, Acting City Administrator
SEAL
Approved as to form the _ day of
2006.
By:
City Attorney
Published in the Farmington Independent the _ day of
,2006.
.
.
.
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:
Tony Wippler, Assistant City Planner \L('PC-
SUBJECT:
Family Health Medical Center of Farmington - Northfield Hospital Site Plan
DATE:
March 14,2006
INTRODUCTION
Representatives of North field Hospital are proposing to construct a 14,639 square foot Family Health
and Medical Clinic at the southwest intersection of CSAH 50 and Knutsen Drive (Exhibit A). The
clinic is part of the Vermillion River Crossings development.
DISCUSSION
The proposed clinic is to be located at the southwest comer of Knutsen Drive and CSAH 50. The
Planning Commission reviewed and recommended approval of the Final Plat for Vermillion River
Crossings 2nd Addition. This plat included this particular site. The site was originally outlotted
(Outlot D) in the Vermillion River Crossings plat that was approved this past summer. The City
Council approved the Final Plat for Vermillion River Crossings 2nd Addition on March 6, 2006. 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. The Planning Commission
reviewed the sketch plan for the proposed clinic at the February 14,2006 regular meeting.
Site Plan Review
According to the City Code, site plan review and approval by the Planning Commission is required
for all commercial development. The Commission reviews general site design, including setbacks,
access, parking, landscaping, and other potential impacts to surrounding properties.
The applicant proposes to construct a 14,639 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 clinic facility will consist of 24 exam rooms within the first phase
and a total of 36 upon complete buildout (attached as Exhibit A-5 is the proposed floor plan). The
clinic will staff 12 doctors and 21 support employees.
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 that encompasses approximately 50' of the northern portion 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.
The City Code requires that the developer provide 5 off-street parking stalls be provided for every
doctor plus 1 stall per additional employee. The staffing count provided by Northfield Hospital for
this clinic is as follows:
Phase I:
Phase II:
8 doctors, 17 support staff
4 doctors, 4 support staff
This would require that 81 off-street parking spaces be provided at full buildout (including Phase II).
The applicant is proposing to supply 82 off-street parking spaces including 4 handicap spaces.
Therefore, the applicant has met the off-street parking requirements.
Elevations
The "Unifying Design Theme" for the Vermillion River Crossings project was approved by the City
Council on March 6, 2006. According to the text of that document (Exhibit B) "the out-lot areas
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. . ..".
. The two main building materials being suggested by the applicant for this building are stucco/EIFS
and stone.
It appears that what the applicant is proposing for building materials meets the requirements
mentioned above. However, the Planning Commission will have to determine if in fact what is being
proposed for an elevation is consistent with the two identified and approved design themes, which are
(a) History of Farmington and (b) the Vermillion River. If the Planning Commission determines that
the elevation being proposed by the applicant is not consistent with the two aforementioned themes,
please provide comments and or suggestions to the applicant.
Transportation
The applicant is showing 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 site
plan is showing two curb openings to the 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 west side
of the building.
.
The site plan shows a five (5') foot side concrete sidewalk within the boulevard of Knutsen Drive,
upon the recommendation of staff. A similar recommendation was made to McDonald's. These
sidewalks will add to the "walkability" of the overall development.
. Shelly Johnson, the City's Transportation Engineer, has reviewed the site plan and is satisfied with all
transportation issues.
Landscaping
Overall, the landscape plan submitted and attached as Exhibit A-I is adequate. However, the
Engineering Division has indicated that only low growing shrubs would be acceptable along the
western property line, which is impacted by a ten (10') foot wide drainage and utility easement. The
reason for this requirement is for the fact that there is a sanitary sewer line within the aforementioned
easement. Therefore, at a minimum the proposed deciduous trees and coniferous trees shown along
the western boundary of the site will have to be replaced with low growing shrubs. A revised
landscape plan will have to be submitted and approved by the City's Planning Division.
Solid Waste
Benno Klotz, the Solid Waste Supervisor, has reviewed and approved the trash enclosure location.
Engineering
The Engineering Division has reviewed the grading and utilities proposed for the site and has
recommended approval of the site plan subject to any engineering comments or requirements.
. ACTION REQUESTED
City staff recommends approval of the Farmington Family Health Medical Clinic Site Plan
contingent upon any planning and engineering comments.
Respectfully submitted,
.~ ~~'-
Tony Wippler, Assistant City Planner
Cc: Steve Oliver, Mohagen Hansen Architectural Group
Pederson Ventures
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VERMILLION RIVER CROSSING
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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 of3
.
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 main street 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 (See Exhibits A-G):
· 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.
· curved canopy.
(This feature protects visitors from the elements, and also has a gesture
and form suggesting the movement and image of the river.)
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. The public area on the north east corner of main street provides a covered
arbor surrounding a paver and exposed aggregate space. The "River" begins its
journey at this location and continues to the north, south and east.
.
Throughout the public areas, the paving and amenities further enhance the
established themes. Concrete with a traditional pavers are juxtaposed with
Page 2 of 3
.
the"wavy" exposed aggregate concrete "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
iconography is introduced through the exposed aggregate and monument sign.
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
appreciation and understanding of the unique qualities of Farmington, and
ultimately become an enjoyable and memorable experience for its visitors.
.
.
Page 3 of 3
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325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
FROM:
Planning Commission
lJ-ff/
Lee Smick, AICP
City Planner
TO:
SUBJECT:
Report to Planning Commission concerning 2006 MUSA Review Committee Meetings #1
and #2
DATE:
March 14, 2006
INTRODUCTION
.
The MUSA Review Committee held its first two meetings of 2006 on February 16, 2006 (Exhibit A-I)
and March 8, 2006 (Exhibit A-2). In order to keep the Planning Commissioners up-to-date on the
Committee actions, the following information is provided. Topics discussed included MUSA allocated in
2006 and pending requests for MUSA. Properties considered for MUSA included properties in the City
or recently annexed or approved for eventual annexation such as Newland Communities (RI-R3),
Adelmann (S), Perkins, Regan, and Sauber.
DISCUSSION
Properties B. C. and Q2 - MUSA Allocated in 2006
On November 15, 2004, the City Council approved the MUSA Phasing Plan (Exhibit B and C). With the
approval, three properties were recommended for the allocation of MUSA in 2006. The properties
included Peterson (B), Adelmann (C), and Murphy/Giles (Q2). At its meeting on February 16, 2006, the
MUSA Review Committee expressed no reservations about the finalization of MUS A for the properties in
question. On March 6, 2006, the City Council approved the MUSA allocation to these properties.
Newland Communities Property (RI-RJ)
On December 19,2005, 520.22 (Phase I) acres of the Newland Communities' property was annexed into
the City of Farmington. Exhibit C shows the configuration of Phase I. The MUSA Phasing Plan
allocated 250 acres of MUSA in 2006. The 2006 MUSA Review Committee recommended modifying
the R2 and R3 boundaries on Exhibit B so that R2 includes the portion of R3 that was recently annexed.
City staff requests that the Planning Commission recommend approval of this allocation and forward the
recommendation to the City Council.
.
Adelmann Property (S)
.
The 2006 MUSA Review Committee discussed the Adelmann property at its meeting and some
Committee members proposed the possibility of a change in land use and zoning from Medium Density
Residential and R-3 to Industrial. The members who proposed the change discussed the need to review
the property during the update of the Comprehensive Plan in 2008. The remaining members suggested
that this property be reviewed a future 2006 MUSA Review Committee meeting. No recommendation for
MUSA allocation to the property was granted at the February 16, 2006 meeting.
Perkins Property
The Perkins property was not a part of the 2004 MUSA Phasing Plan. The property is located west of the
intersection of 21 oth Street and Cambodia Avenue. The 2006 MUSA Review Committee did not allocate
MUSA at the meeting because the property had not yet been formally approved for annexation by the
Empire Town Board. The Committee agreed to meet at a later date if the Joint Resolution to finalize the
annexation was signed by the Township. Empire Township approved the Joint Resolution for annexation
ofthe Perkins property at its February 28, 2006 meeting, and the City approved it on March 6, 2006.
UPDATE: The MUSA Review Committee recommended the allocation of MUSA to the Perkins
property at its meeting on March 8, 2006. City staff requests that the Planning Commission recommend
approval of this allocation and forward the recommendation to the City Council.
Rel!:an Property
.
The Regan property was also not a part of the 2004 MUSA Phasing Plan. The property is located to the
east of TH 3 and Chippendale Court. The property was annexed on May 16, 2005 and a Comprehensive
Plan Amendment (from non-designated to Commercial) and rezoning (from A-I to B-1) were approved at
the City Council on February 21, 2006. The 2006 MUSA Review Committee recommended the
allocation of 7.05 acres of MUSA for the property on February 16, 2006. City staff requests that the
Planning Commission recommend approval of this allocation and forward the recommendation to the City
Council.
Sauber Property
The Sauber property was annexed into the City on February 6,2006 due to the property owner's desire to
connect to the City's sanitary sewer system because of a failing septic tank. on the property. The 2006
MUSA Review Committee determined that MUSA could be allocated administratively because the
property was less than 5 acres. The Sauber property received annexation approval from the Municipal
Boundary Adjustment Unit on March 9, 2006; therefore, staff will proceed with allocation of MUSA to
the property.
ACTION REQUESTED
City staff requests that the Planning Commission recommend approval of the allocation of MUSA for the
Newland Communities, Perkins, and Regan properties and forward the recommendation to the City
Council.
.~lY
Lee Smick, AIC
City Planner
Ex. A - ,
.
AGENDA
2006 MUSA Review Committee
Meeting #1
February 16, 2006
7:00 P.M.
Farmington Central Maintenance Facility
19650 Municipal Drive
(This building is just south and a little east of the Police Station. Take Pilot Knob Road
to 197th Street. Turn east and go one block. Turn left (north) on Municipal Drive. Take
the first driveway on your right.
7:00 PM
Introductory Staff Comments
7:10PM
Review of 2004 MUSA Review Process and
MUSA Phasing Plan (adopted 11/15/04)
7:25 PM
~eview of "Post-Phasing Plan" MUSA approvals
(11/15/04 to present) and impending MUSA
approvals ("MUSA Allocated in 2006" per MUSA
Phasing Plan)
.
7:35 PM
Review of Pending Requests for MUSA
(properties in City or recently annexed or
approved for eventual annexation by City);
Recommendation(s) to City Council
a. Newland Communities (adjustment of MUSA
Phasing Plan to reflect partial annexation)
b. Adelmann (south of St. Michael's Church)
c. Perkins (east of Dakota Storage/Marigold)
d. Regan (north of Dakota Storage/Marigold)
e. Sauber (north of Tamarack Ridge)
7:55 PM
Discussion of Future Meeting Schedule
(quarterly?) and Related Procedural Issues (if
any)
.
8:00 PM
Adjourn
Ex. A-2-
.
AGENDA
2006 MUSA Review Committee
Meeting #2
March 8, 2006
7:00 P.M.
Farmington Central Maintenance Facility
19650 Municipal Drive
(This building is just south and a little east of the Police Station. Take Pilot Knob Road
to 197th Street. Turn east and go one block. Turn left (north) on Municipal Drive. Take
the first driveway on your right.
1.
Introductory Staff Comments
2.
Perkins Property
.
Joint Resolution approving the annexation of the
Perkins property was formally approved by the
Empire Town board on February 28, 2006 and by
the City Council on March 6, 2006.
3.
Devney and Winkler Properties
MUSA Review Committee Member David Pritzloff
has requested that the Committee consider
recommending that the City Council revoke the
MUSA that was previously granted to the
Devney/Winkler properties by the City Council on
May 16, 2005.
4.
Adjourn
.
eX.B
.
MUSA Allocation
Adopted on November 15, 2004
.
~ ,:,,,
.
c::I Existing MUSA
c::I MUSA Approved in 2004
I::J MUSA Approved Contingent upon Annexation
c::I MUSA Allocated in 2006
.. MUSA Allocated in 2009
~ MUSA Allocated in 2012
..... MUSA Allocated upon Removal from Ag Presa-ve-
..... School Use Only
I::J MUSA Allocated upon Plat Approval
~ Not Recommended for MUSA at this time,
I::J MUSA Approved (Orderly Annexation kea)
c::I f>q Preserve until 2012 - MUSA not Rec. at this time
I::J f>q Preserve until 2013 - MUSA not Rec. at his time
....... N
~ f>q Preserve - No current expiration date w~ E
- - Future 195th Street Extension T
- - Future 208th Street Extension s
0,5 0 0,5 Miles
Detailed View of #14
14
Mock
7
Efllley
10
GalVey
Tollefson
MUSA Granted to Date
Year
Owner/Developer
Acres
.
City Township
2004 A - Allen 50
2004 D . Murphy 19
2004 H - Manley 87.5
2004 I - Tollefson 14
2004 Q1 - Murphy 90
2004 7 - Empey/Garvey 37.5
2004 8 - Murphy 95
2004 9 - Rother (2) 51
2004 10 - Garvey 40
2004 B . Peterson 34
2004 C- Adelmann 10
2004 Total 477 0
2005 1 - American Legion 5
2005 2 - Frandrup 3
2005 F3 - Devney 71.07
2005 G4 - Winkler 69.59
2005 Total 148.66 0
2001 MUSA Acreage Available
Total MUSA Acreage Available to Date
212.33
837.99
.
I Comp Plan 20058: 2010 MUSA Allocation Totals 1142
I Less the MUSA Allocation to Date 837.99
MUSA Review Committee Recommendation
Year Owner/Developer Acres
1<
''2006 City Township
B - Peterson 63
2006 C - Adelmann 37
2006 Q2 - Murphy/Giles 155
P1 - Christensen (3)
2006 R2 - Seed/Genstar 250
- 2009 R3 - Seed/Genstar 250
2012 R4. Seed/Genstar 117
T - Herzfeld (1) 10
U - Payne (1) 3
2004 14 - Mock (2) 2.5
885 0
.
Total MUSA 1 1722.991
MUSA Acreage Exceeded from Comp Plan 2005 8: 2010 MUSA Allocation
~K. ~
=
477~
= 148.661
212.33
837.99
= 5;J
304.01
885t
o
1722.99
580.99
(1) MUSA granted upon plat approval
(2) MUSA granted contingent upon annexation
(3) MUSA for school facilities includes only the developed portions of the property rather than the total
acreage. MUSA acreage is unknown at this time since school plans have not yet been developed.
~.:p
.
2006 MUSA Review Committee
Meeting 1
(February 16, 2006)
.
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CO~IMUNITIES
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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:
Consider Tree Preservation Standards
DATE:
March 14, 2006
INTRODUCTION
Under the direction of the City Council, Planning staff recently made two presentations to
the City Council regarding the possibility of revising the existing Tree Preservation
Ordinance. Staff presented information to the Council on January I ih (Exhibit I) and
February 6th (Exhibit 2). At the February 6th meeting, the Council directed staff to
discuss possible revisions to the Tree Preservation Ordinance with the Planning
Commission on March 14,2006.
DISCUSSION
The current ordinance (Exhibit A in the Council memo packets) could be considered
somewhat "lenient" with regard to the preservation of trees. It includes only very general
guidance, such as "demonstrate that there are no feasible or prudent alternatives to the
cutting of trees on the site" for example.
Per the direction of Planning Commission Chair Dirk Rotty, staff has attached the
memos, minutes, and items from the two aforementioned City Council meetings for the
Commissioner's review. As indicated in the attached minutes from the February 6th
meeting, the City Council agreed not to impose a tree ordinance on existing, developed,
privately-owned residential properties, but they did see the merit in possibly imposing
new tree preservation requirements regarding new developments. They directed staff to
conduct a tree inventory to determine where prominent tree stands exist and to prepare a
map of those locations for the possible creation of an overlay zone to protect the trees.
City staff has identified certain stands of trees for possible protection (Exhibit 3). The
map identifies tree stands on public and private property, along with wetland, floodplain,
and steep slope areas. The proposed overlay zones to protect the tree stands would
prevent private property owners from removing the trees before development occurs on
their properties. The threshold question is "What is the opinion of the Commission
concerning an overlay zone approach to protecting trees?" A related enforcement
question is "What type of penalty should occur if the property owner removes the trees?"
The other direction to staff from the City Council was to keep in mind the property rights
of owners. Certainly, this issue becomes difficult when tree stands are located on private
property. The Planning staff desires the Commissioners' input on this topic.
..
Possible Tree Ordinance Lanl!ual!e
During the past few months, the Planning Division has researched a number of
surrounding communities' tree preservation ordinances. These communities included:
Chanhassen, Shorewood, Lakeville, Eagan, Burnsville, Maple Grove, Eden Prairie, Inver
Grove Heights, and Oakdale. During the research it became apparent that there are many
different approaches to the creation of a tree preservation ordinance, as indicated by the
attached l1"x 17" matrix (identified as Exhibit C in the Council memo packets).
Questions about the potential content of a revised ordinance include the following:
1.
2.
3.
4.
5.
6.
7.
. 8.
What type of development activity requires tree preservation? Concept Plan,
Preliminary Plat, etc.
What areas of trees are exempt from the ordinance?
What diameter size should be protected? Hardwood - 8" or greater, softwood -
12" or greater, coniferous - 8' or taller.
Should the developer provide a survey of significant trees before any
development occurs on the property?
Should the ordinance include a tree removal threshold?
Should the ordinance language provide the developer an incentive for saving
trees?
Should a surety be required from the developer?
Should there be replacement tree standards?
Staff is hoping that the Planning Commissioners will provide valuable direction at the
March 14th meeting in order to incorporate possible revisions to the Tree Preservation
Ordinance. Aerial photos will be included in the staff presentation.
ACTION REQUESTED
Review the attached documents presented to the City Council and provide comments and
directions to City staff regarding revisions to the tree preservation ordinance.
.