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AGENDA
PLANNING COMMISSION
September 13, 2006
7:00 P.M.
CITY COUNCIL CHAMBERS
1. CALL TO ORDER
2. APPROVAL OF MINUTES
a) August 23, 2006
3. PUBLIC HEARINGS
a) Charleswood Marketplace Preliminary and Final Plat I Site Plan
b) Riverbend 2nd Addition Preliminary Plat
c) Variance request to reduce the side yard setback by one foot for the purpose of constructing a
deck.
e
d) Variance request to exceed the maximum lot coverage requirement in a B-1 Zoning District for
the purpose of expanding an existing business located at 517 1st Street.
e) A Conditional Use Permit to allow the construction of a multi-family dwelling on the property
addressed as 621 Elm Street.
f) Text amendment to Section 10-6-1 (A), 10-6-1 (A) subd. 4, and 10-6-1 (A) subd. 5 concerning
Residential Swimming Pools within the City Code.
I
l
g) Text amendment to Section 10-6-10 (G) Tree Maintenance on City Boulevards, Section 10-6-10 (H)
Tree Topping, and Section 10-6-10 (J) Dead or Diseased Tree Removal on Private Property of the
City Code.
h) Text amendment to City Code Section 11-4-4 (D) concerning Drainage and Utility Easements
4. DISCUSSION
a) Amendment to CUP - Borrow Pit
b) Trails vs. Sidewalks in Front of Homes
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ADJOURN
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FAIRHILL TOUR
September 13, 2006
6:00 PM -7:00 PM
(Planning meeting will be held on time)
Meet at City Hall (Oak Street Door)
.
Please contact me by 4:30 PM on September
11, 2006 to let me know whether you will
attend the tour.
Lee Smick 651-463-1820
(see back for additional details)
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Page 1 of 1
Lee Smick
From: Randy Distad
Sent: Thursday, September 07,20068:40 AM
To: 'Krista Flemming'
Cc: lee Smick; Kevin Carroll; Tony Wippler; Peter Herlofsky; Cindy Muller
Subject: Fairhill Tour
Krista,
Just wanted to confirm that you are still planning on meeting the Park and Recreation Advisory
Commission at City Hall at 6:00 p.m. on Wednesday, September 13th and from there we will drive to
the Fairhill development site for a tour. 1 believe that all five Park and Recreation Advisory Commission
members are planning on attending the tour. 1 can take all of them in a City vehicle and follow you to
the site. As 1 understand it, the City Council and Planning Commission members have also been invited
to attend this tour. As of right now 1 don't know how many City Council and Planning Commission
members are planning on attending but 1 could get a number to you early next week. The Park and
Recreation Advisory Commission will only be able to tour from 6:00-7:00 p.m. They will need to leave
in order to return to City Hall for their regular monthly meeting, which will start at 7:00 p.m. (I believe
that this is the case for the Planning Commission members as well).
1 am wondering if you were planning on attending the Park and Recreation Advisory Commission
meeting after the tour to further discuss the park locations and the amount of land being proposed to be
dedicated for parks. Also, have you revised your concept plan at all in regards to any changes to parks
and open space? If you have, would you be able to forward a copy to me so that 1 can include it in the
packet that will be mailed out tomorrow to Park and Recreation Advisory Commission members?
Randy Distad, CPRP
Parks and Recreation Director
City of Farmington
pbone: (651) 463-1851 fall: (651) 463-2591
Tbe "unity" found in community and witbin opportunity is created tbrougb Parks and Recreation
9/712006
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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 \f '(L.
Tony Wippler
Assistant City Planner
Date Filed: 7-3-06
Date Complete: 7-25-06
Action Deadline: 10-31-06
1) Preliminary and Final Plat Review Charleswood Marketplace
2) Site Plan - CVS Pharmacy and Retail Center
September 13, 2006
Kami, Inc. has submitted a Preliminary and Final Plat for Charleswood Marketplace. The property is
located at the southwest corner of Pilot Knob Road (CSAH 31) and 195th Street (CSAH 64) - Exhibit
A. The applicant is proposing 3 commercial lots and one outlot on 4.89 acres of land.
Also attached for review by the Planning Commission is the site plan for the overall development
(Exhibit B).
Planninl! Division Review
Applicant:
Property Owner:
Location of Property:
Area Bounded by:
Existing Zoning:
Surrounding Zoning:
Kami, Inc.
3120 Woodbury Drive, Suite 100
Woodbury, MN 55125
Astra Ventures, Inc.
70 Main Street South
Providence, RI, 02903-2907
Southwest corner of Pilot Knob Road and 195th Street
Residential use to the north, west, and south. Akin Road
Elementary school to the northeast, and the City's northern
municipal campus to the east.
B-1, Highway Business
Adjacent properties located to the south are zoned R-3 (Medium
Density Residential); adjacent properties to the west, north and
east are zoned R-l (Low Density Residential).
.
.
.
Existing Conditions:
The plat area contains 4.89 acres of land. The property is
encumbered with a sixty (60) foot wide Mid-America Pipeline
gas easement. In addition, there is an above ground pipeline
structure located in the northeast corner of the property.
DISCUSSION
Preliminarv and Final Plat
Kami, Inc. is proposing to subdivide 4.89 acres of commercial land into three lots and one outlot.
The property is currently zoned B-1, Highway Business 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 Size
67,716 sf
68,814 sf
54,505 sf
Lot Width
227.19 feet
257.50 feet
199.00 feet
All of the lot sizes and widths meet the minimum standards of the B-1 Zoning District.
Parks & Recreation
Randy Distad, Parks and Recreation Director, is recommending that the City take cash in lieu of land
to satisfy the park dedication requirement as the property is just under five acres in size. Attached as
Exhibit C is a memo from the Parks and Recreation Director providing his recommendations for this
development.
As stated in the aforementioned memo, Mr. Distad is recommending that the developer extend the
proposed internal sidewalk, which is being shown to stop at the northeast corner of the retail center,
south to Eureka Avenue.
Transportation
The site is adjacent to three existing roadways, those being: 195th Street (CSAH 64) to the north,
Pilot Knob Road (CSAH 31) to the east, and Eureka Avenue to the west and south. The developer is
proposing three accesses to the site, all from Eureka Avenue. The second or middle access into the
site straddles the property lines of the three proposed lots. A cross easement will have to be provided
to allow the necessary ingress and egress at this access point.
The Dakota County Plat Commission met on September 5, 2006 and reviewed a request from the
City regarding not restricting the access at the intersection of 195th Street and Eureka Avenue to a
right-in, right-out intersection until such time as when traffic warrants and movements require this
access to be restricted. Attached as Exhibit D is a letter from the Dakota County Plat Commission
dated September 6, indicating that the intersection of 195th Street and Eureka Avenue will be allowed
to remain a full intersection until traffic volumes and movements warrant the need for this
intersection to be restricted to a right-in, right-out movement.
.
Engineering
Engineering has reviewed the plat application and provided the applicant with a comment letter. The
Engineering Division has recommended approval of the plat contingent upon satisfaction of any
engineering comments.
Well Site
The City has identified the need to acquire a well site within this property. The well site the
developer is proposing is Outlot A. The Engineering Department has reviewed this location and will
agree upon this location provided certain conditions/items are fully understood by the developer.
Those items are as follows:
1. A restrictive easement will have to be obtained and recorded, limiting access to the
drive in specific circumstances (no hazardous chemical trucks, etc.)
2. When the well is under construction, this drive will have to be closed down in its
entirety until the project is completed (the drive may be closed for up to one year).
These items will be made a contingency to the approval of the plat. In addition, these items will be
addressed further within the development contract.
Gas Line Easement
. As previously mentioned, the site is encumbered with a sixty (60') foot wide Mid-America Pipeline
Co. easement. The developer is in the process of negotiating with the gas company to verify any
restrictions that the Mid-America Pipeline may impose upon encroachments into their easement. The
developer will have to provide the City with documentation prior to filing of the plat with Dakota
County that the gas company has agreed to allow development (i.e., paving, vehicular parking,
internal roadways, etc.) within its easement. This will be a contingency to the approval of the plat
and site plan.
Site Plan
The Charlewood Marketplace development will consist of three retail buildings: an approximately
12,000 square foot CVS Pharmacy, an approximately 10,950 square foot one-story strip retail facility,
and a 10,000 square foot, two story structure. The strip retail center and the pharmacy are planned to
be developed immediately and the two-story building is being proposed as a future development.
Attached as Exhibit E are elevation renderings for the CVS Pharmacy building and the strip retail
center building.
It should be noted that a conditional use permit may be required depending on the type of use that
will be proposed for the various buildings. Attached as Exhibit F is a list of the permitted and
conditional uses allowed within the B-1 zoning district.
.
Minimum Bulk Standards/Setbacks
The minimum bulk standard for the B-1 zoning district are as follows:
. Front Yard Setback: 30 feet*
.
. Side Yard Setback:
. Rear Yard Setback:
10 feet
10 feet
Minimum side and rear yard abutting any residential district:
. Off-street parking and access drives: 10 feet
. Public and semipublic buildings: 35 feet
. Recreational, entertainment, commercial and industrial uses: 50 feet
. Maximum lot coverage of all structures: 25%
*The building setbacks off of Pilot Knob Road must be at least 50 feet per Section 10-4-1 (L) of the
City Code, as Pilot Knob is classified as a minor arterial road. The proposed building setbacks as
shown on the attached site plan meet or exceed the minimum setbacks and bulk standards of the B-1
zoning district.
Off-street parking
The parking requirements for retail facilities per the City Code are as follows:
.
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 in a building that has between 10,001 and 30,000 square feet. At least one off-
street parking space for each 300 square feet of floor area in a building that has more than
30,000 square feet.
This would require that a total of 96 off-street parking stalls be provided with the first phase. The site
plan shows 140 total parking stalls being provided in the first phase of the development (CVS and
strip retail center). The developer is showing the ghosting of a total of 76 stalls in the second phase.
It should be noted that the parking requirements for the second phase (the proposed lot 3) will
ultimately be determined at a later date when or if the lot is developed.
Trash Enclosure Locations
The developer is proposing two locations for trash enclosures. The one servicing the pharmacy is
shown southwest of the proposed pharmacy building adjacent to the drive-thru. The trash enclosure
servicing the strip retail center is located to the south of the proposed multi-tenant building in the
easternmost portion of the parking area. The Solid Waste Supervisor has indicated that the location
of garbage containers and garbage enclosures have appropriate access for City garbage trucks to
remove the garbage.
Landscaping
Overall, the landscape plan was acceptable. Lee Smick, City Planner, reviewed the landscape plan
and offered the following comments:
. 1. No planting is allowed within the right-of-way for 195th Street and Pilot Knob Road. All
planting shall remain within the property boundaries.
.
2. On the east side of the site next to the 19 parking spaces, shrubs need to be shown to meet
Section 10-6-10 D (6a) of the Zoning Code. Approval by the gas company is required and
needs to be submitted to the City.
A revised landscape plan will need to be submitted to the Planning Division for final approval.
ACTION REQUESTED
Approve the site plan, and Preliminary and Final Plat for Charlewood Marketplace contingent upon
the following:
1. The satisfaction of any engineering and planning comments.
2. A restrictive easement must be obtained and recorded, limiting access to the drive in specific
circumstances (i.e., no hazardous chemical trucks, etc.)
3. During the well site construction the easternmost drive on the site will have to be closed down
in its entirety until the project is completed, which may require the drive to be closed for up to
one year.
4. The developer shall provide the City with written documentation regarding Mid America
Pipeline Company's approval of construction and development within its gas easement.
5. The preparation and execution of the Development Contract and approval of the construction
plans for grading, stormwater and utilities by the Engineering Division.
. Respectfully submitted,
.
-r; ~
To~iPpler, Assistant City Planner
cc: Paul Tucci, Oppidan, Inc.
Krista Fleming, Newland Communites
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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:
Charleswood Marketplace Plat
DATE:
July 31, 2006
INTRODUCTION
Parks and Recreation Department staff members have reviewed the Preliminary Plat and Site Plan for
the Charleswood Marketplace Development (the Development).
DISCUSSION
Since the Development is a small commercial development of just under five acres, it is being
recommended that the City take cash in lieu of land in order to satisfy the park dedication requirements
for the Development.
.
There are good pedestrian connections and access around the periphery of the Development. Regarding
pedestrian connections within the Development, staff is recommending that additional sidewalks be
constructed so that pedestrians can move better internally within the Development. Attached is Exhibit
A that shows additional recommended sidewalk connections that will allow pedestrian movement in the
Development.
The Parks and Recreation Director and Solid Waste Supervisor have reviewed the site plan for solid
waste container locations. The Solid Waste Supervisor has indicated that the location of garbage
containers and garbage enclosures have appropriate access for City garbage trucks to remove garbage.
ACTION REQUESTED
The following approvals are being recommended:
1. Approve taking cash in lieu of land for the park dedication requirement to be met
2. Approve constructing additional sidewalks to provide pedestrian connections through the internal
areas of the Development
3. Approve the location of the garbage containers and garbage enclosures
~. tfully Submitte.d,
k~ $tJ}
Rand~
Parks and Recreation Director
.
cc: Benno Klotz
E j(!ftu" D
.
September 6, 2006
City of Farmington
325 Oak Street
Farmington, MN 55024
Re: CHARLESWOOD MARKETPLACE
The Dakota County Plat Commission met on September 5,2006, to consider the preliminary
plat of the above referenced plat. The plat is adjacent to CSAH 31, and is therefore subject
to the Dakota County Contiguous Plat Ordinance.
.
This preliminary plat was discussed as requested by the City. The City and developer of this
project understand that sometime in the future, it is anticipated that the traffic volumes and
movements will warrant the need to restrict access along 195th Street at Eureka Avenue and
understand that the existing full access would change to right-in/right-out. The City is
asking to delay the change until it is warranted, rather than restrict the access at this time.
The City, through the development process would address the County's concerns with issues
that might arise with the future restriction ofthis intersection.
The Plat Commission stated some concerns of not restricting access today; however, they
agreed with the City to allow the existing full access at this time. The concerns of the Plat
Commission were to determine the best way to put people on notice that the access will be
restricted to right turns only at some point in the future. There should be language in the
City's development agreement and deeds regarding the access restriction to right turns only.
The City should determine the best way to communicate to the property owners in the area
that the access would change from a full access to a right-turns only access in the future
The Plat Commission has approved the preliminary plat provided that the described
conditions are met. The Ordinance requires submittal of a final plat for review by the Plat
Commission before a recommendation is made to the County Board of Commissioners.
Traffic volumes on CSAH 31 were 8,800 in 2003 and are anticipated to be 20,000 ADT by
the year 2025. These traffic volumes indicate that current Minnesota noise standards for
residential units could be exceeded for the proposed plat. Residential developments along
County highways commonly result in noise complaints. In order for noise levels from the
highway to meet acceptable levels for adjacent residential units, substantial building
setbacks, buffer areas, and other noise mitigation elements should be incorporated into this
development.
.
.
City of Farmington
Page two
September 6, 2006
No work shall commence in the County right of way until a permit is obtained from the
County Transportation Department and no permit will be issued until the plat has been filed
with the County Recorder's Office. The Plat Commission does not review or approve the
actual engineering design of proposed accesses or other improvements to be made in the
right of way. The Plat Commission highly recommends early contact with the
Transportation Department to discuss the permitting process which reviews the design and
may require construction of highway improvements, including, but not limited to, turn lanes,
drainage features, limitations on intersecting street widths, allowance and size of medians,
etc. Please contact Gordon McConnell regarding permitting questions at (952) 891-7115 or
Todd Tollefson regarding Plat Commission or Plat Ordinance questions at (952) 891-7070.
Sincerely,
Todd B. Tollefson
Secretary, Plat Commission
.
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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 \L.RG
Tony Wippler
Assistant City Planner
Date Filed: July 31, 2006
Date Complete: July 31, 2006
Action Deadline: November 27,2006
FROM:
SUBJECT:
Riverbend 2nd Addition Preliminary Plat
DATE:
September 13, 2006
INTRODUCTION
The developer, Homes by Chase, is proposing to re-plat the northern 75.05 acres of the Riverbend
Subdivision. The original plat was approved by the City Council in 2005. The developer is
requesting approval of a Preliminary Plat that re-plats the northern 65 lots of the original Riverbend
development. The re-plat consists of adding an additional 13 single-family residential lots. The
proposed subdivision is located west of Dakota County Estates and north of the Meadow Creek
. development in the northeast corner of the City of Farmington.
Plannin2 Division Review
Applicant:
Homes by Chase
21 00 West County Road 42
Burnsville, MN 55024
(952) 898-2100
Attachments:
1. Preliminary Plat (Exhibit A)
2. Traffic Analysis report, dated July 28, 2006 (Exhibit B)
3. Letter from Edwin R. Holmes Law Offices (Exhibit D)
Referral Comments:
1. Dakota County SWCD (Exhibit C)
Location of Property:
Located in the northeastern portion of the City of Farmington
Area Bounded By:
Single-family residential to the west and south. Open space to
the east, and the City of Lakeville to the north
Existing Zoning:
R-2 PUD Low/Medium Density Residential Planned Unit
Development
.
Surrounding Zoning:
R-2 PUD to the south, R-2 to the west, R-3 to the east, and the
City of Lakeville to the north.
.
.
.
Existing Conditions:
North Creek exists on the easterly side of the property, which
also encompasses a revised floodplain and wetlands along the
creek.
Proposed Development:
The Developer proposes to re-plat 65 single-family lots into 78
residential lots and 4 outlots. The outlots encompass wetlands,
storm water facilities, and parkland.
Lot Coverage and Sizes:
The maximum lot coverage for an R-2 PUD single-family zone
is 30%. The minimum lot size for the development is 6,000
square feet. The minimum lot width is 60 feet as measured at
the front yard setback. All of the proposed lots in the project
meet or exceed these requirements.
Streets and Accesses:
The proposed road layout has not been modified from what was
originally approved/platted in 2005. The road system consists
of a north/south collector (Dunbury Avenue) to move traffic
through the subdivision. The local streets (4 cul-de-sacs) funnel
to this collector street to move the traffic through the
subdivision. There is one local street that connects with Dakota
County Estates to the west. A 75-foot right-of-way has been
preserved along the northern property line for a potential future
road way connection to the north.
Sidewalks and Trails:
Sidewalks are proposed on the east side of the north/south
collector per City Policy.
Topography:
The property is relatively flat.
Wetlands:
A number of wetlands exist on the site along the easterly
portion of the property adjacent to the North Creek.
Parkland and Trails:
A neighborhood park is proposed in the central portion of the
property. Trails are proposed east ofthe platted lots.
DISCUSSION
The Developer proposes to re-p1at the northern 75.05 acres in the Riverbend development. The
proposed re-plat consists of 78 single-family lots (an increase of 13 lots from what was approved in
2005). Outlots A and B consist of storm water management ponds, and Outlot C is preserved for a
potential future roadway connection. Outlot D consists ofthe neighborhood park, and wetlands.
Lot Sizes
The Developer proposes lot sizes ranging from 7,773 square feet to 17,356 square feet with lot
averages at 10,413 square feet in the development.
Traffic Analysis
.
.
.
As previously mentioned, the roadway network for this re-plat has not been modified from what was
approved/platted in 2005. The Developer proposes two accesses from the Riverbend 2nd Addition
project including one access to the west through Dakota County Estates at Upper 182nd Street. The
second access out of Riverbend 2nd Addition is to the south onto Duluth Street in the original
Riverbend Development. The four cul-de-sacs (Dunbury Circle, Dunbury Court, Duncan Circle, and
Duncan Court) are proposed at 32 feet wide front to front with a 60-foot right-of-way. Dunbury
Avenue is classified as a minor collector and is proposed at 38 feet wide front to front with a 70-foot
right-of-way. Outlot C is being preserved for a potential future roadway connection.
The estimated daily traffic volumes to surrounding roadways for the 140 single-family units that were
originally approved in 2005 were as follows:
180th Street - 55
Upper 182nd Street - 950
Upper 183fd Street - 335
The Developer's engineer has submitted a revised traffic analysis that incorporates the additional 13
single-family lots (153 total lots; 78 lots in the Riverbend 2nd Addition, and 75 lots in the original
Riverbend plat). The revised traffic volumes for the 153 unit development are as follows:
Roadway Traffic Due to 13 Additional Total Riverbend
Units Traffic Volume
180th Street 5 60
Upper 182nd Street 90 1040
Upper 183fd Street 30 365
A copy of the traffic analysis from Westwood Professional Services is attached for reference.
Utilities
Water utilities will be extended from the west from Dakota County Estates (Upper 182nd Street) as
well from the south from the an existing line located in Duluth Street. The water lines should be
looped through cul-de-sac locations to discourage stagnant water. Sanitary sewer will also be
extended into this development from these locations.
Wetlands
The wetlands shown on site are classified as "Utilize" and "Protect" wetlands. The utilized wetlands
have been re-classified from Manage 2 wetlands. Utilize wetlands have been significantly altered
and degraded through past disturbances. There are no requirements for buffer widths or structure
setbacks from Utilize wetlands. The Protect wetland is located in the far east portion of the site and
will not be affected by development.
The Developer is proposing to excavate one of the "Utilize" wetlands (Wetland D), which is 26,838
square feet in size. The developer plans on utilizing the material excavated from the wetland to build
up the building pads, thereby eliminating the need to haul in additional fill from an outside source.
Proposed replacement will be on-site with the construction of a 45,808 square-foot new wetland area
which will be adjacent to North Creek as well as 26,838 of Public Value Credits from one-site storm
.
water ponding in order to meet the 2: 1 requirement. A wetland alteration permit is required when
project impacts water/wetland resources regulated by local, state and federal agencies implementing
the MN Wetland Conservation Act (WCA) of 1991. It should be noted that a wetland alteration
permit was approved for phase two of Riverbend by the City Council on April 17, 2006.
Parks and Trails
The developer proposes a park area in the central portion of the site and trails located throughout the
easterly portion of the development (please note the parking area being shown adjacent to the park
area). Randy Distad, Parks and Recreation Director, has reviewed and approved the location of the
park area and trails. However, the preliminary plat shows the park area as part of Outlot D. Mr.
Distad is recommending that the park area be separately outlotted so that that park is completely
separate from the wetland and stormwater facilities located in the remained of Outlot D. The plat
will have to be revised to show the park area outlotted separately. In addition, Mr. Distad would be
agreeable to the Developer revising the plat to show the trail areas outlotted. This would allow the
Developer to receive credit for donated land on which the trails are located.
Engineering Review
The Engineering Division has approved the Riverbend 2nd Addition Preliminary Plat contingent on
minor revisions, including but not limited to, widening a number of easements from 5-feet to lO-feet
where storm sewer lines run between lot lines.
. Dakota County Soil and Water Conservation District
The Dakota County SWCD has submitted comments regarding this project (Exhibit C). The SWCD
is requesting that a dewatering and SWPPP plan be submitted to their office for review prior to any
construction taking place on site. This will be made a contingency of the preliminary plat.
Adverse Possession Claim
Attached as Exhibit D, please find a copy of a letter received on September 8, 2006 from the Law
Offices of Edwin R. Holmes. The letter indicates that an adverse possession claim has been filed
against the Riverbend property. The letter requests that the Preliminary Plat for Riverbend 2nd
Addition be placed on hold until this issue has been resolved. This should not preclude the Planning
Commission from reviewing the Preliminary Plat and subsequent attachments. However, staff will
be attempting to obtain some legal guidance prior to the meeting on September 13, as to how to
proceed with this issue.
ACTION REQUESTED
Recommend approval of the Riverbend 2nd Addition Preliminary Plat subject to the following
contingencies:
.
1. Satisfaction of Engineering Division and Planning Division comments.
2. Separately outlotting the park area currently shown in Outlot D (and separately outlotting the
trails, if desired by the Developer).
3. Submitting a SWPPP and dewatering plan to the SWCD
. Respectfully submitted,
I~
Ton~ler, Assistant City Planner
cc: Bill Pritchard, Homes by Chase
.
.
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To: Jason McCarty
Westwood Professional Services
7699 Anagram Drive
Eden Prairie. MN 55344
MAIN 952-937-5150
fAX 952-937-5822
Tall fREE 1-888-937-5150
HoIAll wpsOwestwoodps.com
www.westwoodps.com
From: Allan Klugman
Date: July 28, 2006
Project # 20051086.02
RE: Riverbend Development, Farmington, Minnesota, Traffic Analysis of
Proposed Change in Unit Count
Background and Previous Work
This memorandum provides an update to a previous traffic analysis memorandum
prepared by Westwood on April 18, 2001. The original memorandum summarized an
analysis for a proposed Riverbend Development of271 single-family housing units.
Information from the 2001 memorandum is used as a basis for computations in the
current analysis.
Ultimately in 2001 the Riverbend Development was approved for 140 units of single-
family residential homes. Since that time, utility and street work has been completed
for 75 units on the south half of the project. In 2001, when the initial planning was
conducted for Riverbend, the roadway system was designed with two direct
connections to the Dakota Estates Development. The two connections are to Upper
182nd Street and Upper 183rd Street. With these two connections, it was expected that
Riverbend traffic would be able to readily access three roadways for westerly
movements to and from Pilot Knob Road. These three roadways are: 180th Street,
Upper 182nd Street and Upper 183rd Street. At the time of the 2001 analysis, it was
anticipated that property to the south of River bend, known as the Progress Land Site,
would develop and connections would become available through that site as well. At
the time of initial construction of Riverbend, the connections through the Progress
Land Site were not available. The Progress Land has now undergone development as
Meadow Creek, and those connections are inplace at Dunbury A venue and Duluth
Street. These connections provide an additional amount of neighborhood
connectivity and routing options for the traffic destined to and from Riverbend.
Trip Generation
Using the rates contained in the report Trip Generation, ih edition, 2003, published
by the Institute of Transportation Engineers (ITE), the expected trip generation was
computed for the initially-approved development. The average daily trip rate for a
single-family house is 9.57 trips per housing unit. (For purposes of trip generation, a
"trip" is one trip into or one trip out ofthe housing unit.) Therefore, the projected
daily trip generation for the approved 140 unit development is 140 times 9.57, or
about 1,340 trips per day. This equates to about 670 trips per day into the
development and about 670 trips per day out of the development.
TWIN CITIES/METRO
ST. CLOUD
BRAINERD
.
Riverbend Development, Farmington, Minnesota, Traffic Analysis of Proposed
Change in Unit Count
July 28, 2006
Page 2
Trip Assignment
Using the assignment and routing patterns described in the April 18, 2001,
memorandum, an estimate was made of what Riverbend traffic volumes would be
added to the nearby streets as a result of the originally-approved 140 unit
development. The table below summarizes that analysis.
Riverbend Traffic Volumes to Surrounding Roadways
for 140 Unit Development
Roadway Riverbend Daily
Traffic Volume
180th Street 55
Upper 182nd Street 950
Upper 183rd Street 335
Change in Proposed Development
At the present time, it has been proposed to increase the size of the Riverbend
Development from 140 to 153 units, an increase of 13 units. An additional 13 units
would represent an increase of about 9% in the unit count.
.
The expected additional daily trip generation due to a 13 unit increase in the
development would be equal to 13 housing units times 9.57 trips per housing unit, or
about 124 trips daily (62 into the development; 62 out of the development).
Assigning these trips to the surrounding roadways in a manner similar to that
estimated for the original 140 units would yield increases to the nearby streets as
shown in the following table.
Riverbend Traffic Volumes for 153 Unit Development
Roadway Traffic Due to 13 Total Riverbend
Additional Units Traffic Volume
180th Street 5 60
Upper 182nd Street 90 1040
Upper 183rd Street 30 365
.
Conclusions
The addition of 13 units to the already approved 140 unit Riverbend Development
would cause the addition of about 124 (or 9%) more daily trips to the surrounding
roadway network. Presently Riverbend has connections through the nearby Dakota
Estates and Meadow Creek developments. The addition of 124 trips on a variety of
roads through the surrounding developments will not cause a meaningful change in
the traffic volumes or operational characteristics of those streets. The added volumes
will not cause impacts to those roadways.
.
.
.
~ Xtl1/f1r <!.
DAKOTA COUNTY SOIL AND WATER
CONSERVATION DISTRICT
Dakota County Extension and Conservation Center
4100 220th Street West, Suite 102
Farmington, MN 55024
Phone: (651) 480-7777 Fax: (651) 480-7775
www.dakotacountyswcd.org
August 9,2006
Ref: 06-FRM-231
Mr. Tony Wippler
City Planner
City of Farmington
325 Oak Street
Farmington, MN 55024
Re: Riverbend 2nd Addition Preliminary Plat Review
Dear Mr. Wippler,
Thank you for the opportunity to comment on the preliminary site plans for the above project.
The submitted plans (dated 7/31/06) propose a 78-unit development on 75.05-acre site. This
project is of special concern due to its close proximity to North Creek. Discharges from this
project site have a direct impact on the Vermillion River fish habitat located downstream.
The purpose of our review is to assist the Farmington Planning Commission to determine the
adequacy of the submitted plans and to recommend the measures needed for the protection of the
natural resources. The City should then take the appropriate actions to ensure the
recommendations are made part of the project's final design and a condition of approval.
We offer the following specific comments for your consideration.
1. A Stormwater Pollution Prevention Plan (SWPPP) in compliance with MPCA NPDES
permit requirements is needed to address erosion and sediment control issues. As
submitted, the provided ESC information shown on the Preliminary Grading, Drainage &
Erosion Control Plan is incomplete and not compliant with the NPDES permit SWPPP
requirements.
2. The submitted materials do not include a dewatering plan. Past dewatering activities
from similar projects in the project vicinity have resulted in NPDES discharge violations.
The city should verify the applicant has obtained proper DNR and MPCA permit
authorization and provide ongoing field observation to ensure compliance with
requirements.
3. We request that prior to the beginning of construction activity, the SWPPP and
dewatering plan for this project be submitted to our office for further review. It is
important that Best Management Practices (BMPs) for site stabilization, erosion and
sediment controls be required and implemented for this project throughout all phases of
.
.
.
August 8,2006
Riverbend 2nd Addition Review
Page 2 of 2
construction until the homes are built and final site stabilization work is completed. The
preliminary plans, as submitted, are inadequate for that purpose.
4. We recommend the City adopt development policies that include Low Impact Design
(LID) requirements. Many LID practices to improve water quality and manage
stormwater are feasible for this project such as reducing impervious surfaces and
directing runoff to pervious areas could have been integrated into the project design. We
encourage you to contact the Dakota County SWCD to further discuss LID strategies for
this project.
If you need clarification of our comments or require additional information, please contact our
office at (651) 480-7779.
Sincerely,
JBM\D~
Jim Davidson, CPESC, CPSWQ
Urban Conservationist
Dakota County Soil and Water Conservation District
Cc: Lee Mann, City of Farmington
Brian Watson, Dakota SWCD
f:)'Htg;r D
.
EDWIN R. HOLMES P.A.
LAW OFFICES
A PROFESSION,I!. ASSOCIATION
Edwin R Holmes
Member of Minnesora
& California Stare Bars
September 7, 2006
Tony Wippler, Assist. City Planner
City of Farmington
325 Oak Street
Farmington, MN 55024
Re: Riverbend Z'd Addition-Preliminary Plat
Public Hearing Date: September 13, 2006
Dear Mr. Wippler:
This office represents the homeowners located at the following addresses on Echo Drive
in Farmington: 18120, 18130,18140,18150,18160,18170,18210,18218, 18234, 18226, and
18242.
.
The homeowners object to the Riverbend 2nd Addition Preliminary Plat to the extent
that it overlaps with, and encroaches on, their property. The homeowners have acquired
land behind their homes pursuant to the legal doctrine of adverse possession ("Claimed
Property"). The boundary of the Claimed Property extends beyond the platted, rear
boundaries of the homeowners' lots by an average of 37 feet. The Preliminary Plat fails to
identify and take the Claimed Property into account, in that; the lots shown on the
developer's Preliminary Plat encroach into the Claimed Property by the same 37 feet.
Each of these homeowners has exercised exclusive ownership and control over his/her
respective portion of the Claimed Property, located directly behind his/her home, for at
least 15 years. The homeowners cut the grass, planted trees, shrubs and other vegetation,
erected sheds, constructed fire pits, and so on, on the Claimed Property.
The 5 essential requirements of adverse possession are satisfied here, inasmuch as the
possession was actual, open, hostile, continuous, and exclusive over a period of 15 years.
The term "hostile" is not meant to reflect personal animosity, but rather, it means that it is
the intention of the homeowner to claim exclusive ownership and to treat the Claimed
Property in a manner associated with ownership of the property, inconsistent with, or
adverse to, any rights that might belong to the original owner of the property. Continued
acts of ownership, occupying, using and controlling the property as owner constitute the
usual modes of asserting a claim of title under Minnesota law.
There have been numerous coun cases in Minnesota that involved boundary line
disputes. See, for example, Mellenthin u Brantman, 211 :Minn. 336, 1 N. \w. 2d 141 (1941);
Sullivan u Huber, 209 Minn. 592,297 N.\w. 33 (1941); Skala u Lindbeck, 171 Minn. 419, 214
.
15025 (;,\RRETT AVENUE, SUITE 200' .II'PI.E VALLEY' MI:-;:-;ESOTA . 55124
1'110:\1\: (952) 4.12-8111 . 1'..\ X: (952) 4.12-2202
TONY WIPPLER
-2-
SEPTEMBER 7, 2006
.
N.W 271 (1927), etc. Payment of taxes is not required in this case because the claims relate
to boundary lines of land. See J'vlinn. Stat. ~541.02; Ehle v. Prosser, 293 Minn. 183, 197
N.W2d 458 (1972)(strip of land claimed by plaintiffs, which was between their land and
adjoining defendant's, was not separately assessed for taxation, and plaintiffs were not
required to pay taxes for 5 consecutive years to acquire title by adverse possession).
My clients are only seeking to assert rights that belong to them under Minnesota law.
This matter can be settled amicably without any significant loss to the parties if the
developer is willing to work with the homeowners on this issue. The homeowners would
like to have the boundary on the Preliminary Plat reflect, and take into account, the
homeowners' ownership of the Claimed Property.
The developer ("Riverbend Development") currently contests the homeowners' claims.
Thus, we request that approval of the Preliminary Plat be placed on hold until homeowners'
claims can be worked out.
Thank you for your consideration of this request.
Sincerely,
.
Edwin R. Holmes
cc: Echo Drive Homeowners
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Planning Commission ~pL
Date Filed: 8-28-06
Date Complete: 8-28-06
Action Deadline: 10-27-06
FROM:
Tony Wipp1er
Assistant City Planner
SUBJECT:
Variance from Minimum Setback Requirement in R-2 Zoning District
Michelle Franke - 18115 Empire Trail
DATE:
September 13, 2006
INTRODUCTION
The applicant, Michelle Franke, is seeking a I-foot variance to construct a deck within the minimum
6-foot side yard setback in the R-2 zoning district.
. Planninl! Division Review
Applicant:
Michelle Franke
18115 Empire Trail
Farmington, MN 55024
Attachments:
1. Application (Exhibit A)
2. Site Plan (Exhibit B)
3. Applicant's Deck Plan (Exhibit C)
4. Letter from Applicant (Exhibit D)
5. Picture of Cantilever (Exhibit E)
Location of Property:
18115 Empire Trail
Lot Area:
6,029 square feet
House Area:
900 square feet ( foundation size)
Surrounding Land Uses:
Single-family residential surrounds the property on the
north, south and east sides. Pilot Knob Road is adjacent
to the west.
.
Existing Zoning:
R-2, Low/Medium Density Residential
Comprehensive Plan:
Low Medium Density
. DISCUSSION
.
.
The applicant, Michelle Franke, has submitted a variance application to encroach I-foot into the
required 6-foot side yard setback required in the R-2 zoning districts. The setback of the home from
foundation to the south property line is 10-feet. However, there is a 2-foot cantilever that extends out
from the foundation leaving the setback at 8-feet to the south property line (Exhibit E). The
cantilever is where the dining room is located and where a sliding glass door is proposed to be
installed. The applicant is proposing a wrap-around deck that would be accessed from the sliding
glass door. The portion of the deck along the south wall of the home adjacent to the cantilever will
be 3-feet in width (three feet is required for access purposes per building code) and 5-feet along the
remaining II-feet of the south wall. In order to meet the required 3-foot width required for access, a
reduced setback of 5-feet is required. There is a 5-foot drainage and utility easement along the south
property line ofthe property. The deck will not encroach upon that easement.
The applicant has indicated in the attached letter (Exhibit D) that how the home was constructed on
the property (1987) and the layout of the home do not make it conducive to having an access for a
deck from the rear of the property. In addition, the only exits from the home currently are from the
foyer/garage. The applicant has indicated that she has sought alternative methods and locations of
installing a second exit to her home. The north side of the home is not feasible as that is where
kitchen sink and bathtub are located. The west side of the home is not feasible either as that is the
location of her 2 children's bedrooms. This leaves the only other option of the south wall where the
dining room is located.
The applicant has discussed the plans with the neighbor to the south, and the neighbor did not express
any issues with the construction ofthe deck/walkway along the south wall of the existing home.
The following requirements need to be justified to allow the I-foot variance:
1. Because the particular 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.
The home was constructed in 1987 and there are no other feasible alternatives for a
secondary access from the home, especially from the second floor.
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.
The home was constructed in 1987 and there are no other feasible alternatives for a
secondary access from the home, especially from the second floor.
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 of land.
The applicant was not associated with the original construction of the home.
.
.
.
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 granting of the variance will not alter the essential character of the locality
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 will not substantially increase the congestions of the public streets, or increase
the danger of fire, or be detrimental to the public welfare or public safety.
6. The requested variance is the minimum action required to eliminate the hardship.
This is the minimum action necessary to eliminate the hardship.
ACTION REQUESTED
Staff recommends approval of the variance to encroach I-foot into the side yard setback at 18115
Empire Trail based on the hardships as described above.
Sincerely,
-r~'~1 A-' C' I
Tony WlpP er, SSlstant Ity P anner
cc: Michelle Franke
~tf1JJ1r 1/
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.282005 ;
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111. Fax (651) 463-2591
www.ci.farmimrton.mn.us
II
VARIANCE APPLICATION
II
Applicant: \V\ \ ~~ t' \ \e \=" n, <""\ k Telephone: ~ '\ lL"'{ )- d- \ 3 "
Address: US \ \ \- E \"",~'\ '( ~ "\ {" (.l', \ h. 'C ~~ Y"';~}U'i' ""\ t\J
Street City State
Owner: tv\ ~ L \i'\\ ~ \="" (.....'\'\ V-L Telephone: l:s:1) 1..\ v d- ;:} \ ~ ~
Address: \ ~ \ \ ~ ~ \'"h oJ" {" <- \' \<..', \ \='(.\.v- (V'.; \~\LV\ (\i\ (V
. Street \ City State
Fax: L-J
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Zip Code
Fax: L-J
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Zip Code
Premises Involved:
Address/ Legal Description (lot, block, plat name, section, township, range)
Current Zoning District
Current Land Use
Specific Nature of Request I Claimed Hardship:
SUBMITTAL REOUIREMENTS
o Proof of Ownership 0 Copies of Site Plan
o Application Fee ($200) 0 Abstract/Residential List (adjoining property owners only)
o Boundary I Lot Survey 0 Torrens (Owner's Duplicate Certificate of Title Required)
'\f\\ lr..Jo,-&t ~ 4-w~.\.i-
Signature of Property Owner
r -,}~ ~() \..
Date
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'of\,\ '-/~,-Jill., (t. 1lr,>o~JJ r) -:;>~ -~ L.
Signature of Applicant Date
Request Submitted to the Planning Commission on
Public Hearing Set for:
For office use only
Advertised in Local Newspaper:
Planning Commission Action:
Approved
_Denied
Comments:
.
Conditions Set:
Planning division:
Date:
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To Whom It May Concern:
My name is Michelle Franke. I live at 18115 Empire Trail, Farmington, Minnesota. I
respectfully request the Board of Adjustment grant a variance to permit me to construct
an alternative exit and egress from my home. I require this variance, because of a unique
feature of how my home is situated on my land and has not been created by myself.
My home is situated on a lot in the Dakota Estates subdivision. It is a split-entry home
with the lower level approximately four feet below grade. The backyard faces Pilot Knob
Road, and I have neighbors to either side. The rear-most rooms are two bedrooms for my
four children. The north side of my home is my kitchen, and the south side is my family
and dining rooms. Where the dining room is located on the south side the exterior wall
overhangs the foundation by approximately two feet. Attached is a sketch of my home.
As it stands now, there are only two exits from my home, both from the foyer. One exit
is the front door and the other is out through the attached garage. From the garage, one
can exit to the front through the garage door or to the backyard through a door in the back
of the garage.
I have concluded that, because both of these exits are from the foyer in the front of my
house, my children - whose bedrooms are in the back - could be at severe risk. Because
of this I wish to add a third exit, on the south side of my home at where there is currently
a dining room window. Because the upper level floor is approximately five feet off the
ground, I intend to construct a wraparound deck that would lead from this door to the
backyard.
This arrangement is not unusual for the style of home I have. During a quick tour of my
subdivision, I found at least three other homes with floor plans similar to mine that have a
similar arrangement for a back door and deck.
Unfortunately, unlike these homes, mine was constructed such that the only side of the
home in which this is possible~ the south side, butts right up against the setback to the
property line. In order to construct a 3-foot passageway from the door I install there, I
would need to encroach on the setback by approximately one foot at the point where the
south wall overhangs the foundation.
I have sought alternative methods and locations of installing a second exit door.
Unfortunately none are feasible. I cannot install it on the north side of the home because
the kitchen sink and bathtub are located there. I cannot install it along the back wall
because it would necessarily be located in one of the children's small bedrooms. That
just leaves the south wall where the dining room is.
If necessary, I could construct the deck such that the encroachment would only be along
my home where the exterior wall extends over the foundation. However this would
significantly add to the cost and complexity of the design. I would respectfully request
.
.
.
that, if you grant this variance, I would be permitted to encroach into the setback the
entire length of the home.
This variance would have no effect on the character of the neighborhood. As I mentioned
previously, several homes with similar floor plans have just this sort of design for a deck.
Mine would merely copy these. Further, this variance would have no relation to
congestion in the neighborhood. If anything, congestion would diminish, since occupants
of my home would not even have to exit it now to access the back yard. Finally, I have
carefully thought this through in consultation with my builders and conclude that this
minor variance would be the absolute minimum action necessary to overcome this
hardship and permit me to enhance the safety of my home by adding another exit.
Thank you for your consideration in this matter. Please do not hesitate to contact me if
you have any further questions or desire additional information.
Very respectfully,
'f'\ vJ~ Ll ~ l-tVV~
Michelle Franke
.
.
.
D/I18'/T C
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Planning Commission ~yL.-
Date Filed: 8-15-06
Date Complete: 8-15-06
Action Deadline: 10-14-06
FROM:
Tony Wippler
Assistant City Planner
SUBJECT:
Variance Permit Application - Exceed Maximum Lot Coverage within the B-3
(Heavy Business) District by 7.09 %
DATE:
September 13, 2006
INTRODUCTION
The applicant, Jeremy Labeau, Installed Building Solutions, is seeking approval of a variance to
exceed the maximum 35% lot coverage by 7.09% within the B-3 (Heavy Business) zoning district.
. Plannin2 Division Review
Applicant:
Installed Building Solutions
Jeremy Labeau
517 1st Street
Farmington, MN 55024
Attachments:
1. Application
2. Site Plan
3. Building Diagram/Elevation Drawing
4. Lot Coverage Analysis
Property Location:
51 7 1 st Street
Variance Request:
7.09%
Property Area:
44,163 square feet
Proposed Addition Size:
2,000 square feet
Existing Lot Coverage:
17,032 square feet
.
Surrounding Land Uses:
Heavy Business to the north and south, Single-family
residential to the west, railroad right-of-way to the east.
Existing Zoning:
B-3 (Heavy Business)
.
DISCUSSION
The applicant, Jeremy Labeau, Installed Building Solutions, is seeking variance approval to exceed
the maximum lot coverage by 7.09% within the B-3 (Heavy Business) zoning district. The B-3
zoning district allows for a 35% maximum coverage by structures (coverage does not include paved
surfaces). The property in question consists of two parcels of land. The first parcel, which contains
the existing building, is 37,430 square feet in size. The building was originally constructed in 1973
and has a foundation size of 17,032 square feet. The second parcel, which runs parallel to the
railroad right-of-way (however, it is offset from the railroad ROW by 20 feet) consists of 6,733
square feet. The second parcel ofland allows ingress/egress access to the rear of the property.
.
Mr. Labeau is proposing a 1,560 square foot office expansion for his business, Installed Building
Solutions. The expansion would allow Mr. Labeau to separate his office space from the warehouse
space and provide additional warehousing in the location where the current office is located within
the existing structure. The current lot coverage for this site (including both parcels) is 38.57%, which
exceeds the maximum lot coverage requirement mentioned above. With the proposed addition, the
lot coverage would be increased to 42.09%. Staff wants to mention that the proposed building
expansion will encompass a portion of the lot that is currently utilized for off-street parking.
According to the City Code the applicant would have to supply a minimum of 15 off-street parking
stalls (1 per 2,000 square feet of warehousing = 9, and 1 per 250 square feet of office = 6). It appears
that there is sufficient room on site to provide the required off-street parking. However, the applicant
will have to submit a parking plan to the Planning Division when he submits a building permit
application to ensure that all parking requirements will be met, including requirements for handicap
accessible stalls. In addition, a landscape plan will also have to be submitted with the building permit
documentation. The landscape plan will have to be acceptable to the City Planner.
The proposed addition will not trigger the site plan requirement specified in Section 10-6-23 of the
City Code. The proposed expansion would be considered a "minor project" and would only require
an administrative review of a site plan, as the expansion only comprises approximately 10% of the
existing building footprint.
It should be noted that heavy business exists to the north and south of the subject property. Michael
Dantzer owns a 20-foot strip of land (4,488 square feet) that lies between the second parcel
mentioned above and the railroad right-of-way. This is also utilized for ingress/egress for the
Dantzer property located to the south of the subject property. Attached as Exhibit D is a spreadsheet
developed by staff that provides a breakdown of lot coverages for the heavy business users that are
located adjacent to the subject property. As you can see, all but one of the businesses that are
adjacent exceed the lot coverage requirement of 35%. It should also be noted that Michael Dantzer
of Press line Industries was granted a similar variance in 2001.
Because the property is confined to existing businesses and railroad ROW, a hardship exists in that it
would be difficult for the property owner to acquire any additional land to meet the standard lot
coverage requirements.
.
The following requirements need to be justified to allow a coverage variance of 7.09% to the
maximum 35% lot coverage within the B-3 (Heavy Business) zoning district:
1. Because the particular 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.
The existing building was constructed in 1973. The existing lot coverage already exceeds the
maximum lot coverage for a property zoned B-3 by approximately 3.6%.
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.
The business/property owner is restricted to any additional land acquisitions to provide the
necessary land area to satisfy make the 35% lot coverage.
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 property owner purchased the property in 2005 well after the existing building was
constructed (1973). The lot coverage for this property currently exceeds the 35%
requirement.
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 request will not alter the essential character of the property as adjacent
properties to the north and south also exceed the maximum lot coverage by a similar
percentage. The variance request should not have a negative impact on the property values.
5. The proposed variance will not substantially increase the congestions of the public streets, or
increase the danger of fire, or be detrimental to the public welfare or public safety.
The variance request will not impact traffic congestion on public streets, nor will it increase
the danger offire, or be detrimental to the public welfare or public safety.
6. The requested variance is the minimum action required to eliminate the hardship.
This is the minimum action necessary to eliminate the hardship.
ACTION REQUESTED
Staff recommends that the Planning Commission approve consider the requested variance to exceed
the maximum lot coverage of 35% by no more than 7.09% with the proposed 1,560 square foot
expansion, contingent upon the following:
1. The applicant submits building plans acceptable to the Building Official.
2. A landscape plan be submitted to and approved by the Planning Coordinator.
3. A parking plan be submitted to and approved by the Planning Coordinator.
. Respectfully submitted,
~tJ;;Q
Tony Wippler, Assistant City Planner
cc: Jeremy Labeau
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farminlrton.mn.us
VARIANCE APPLICATION
Applicant: ~.J. Fn'eu\VP\N~ ~bN~ Telephone: ~ ~"'1~~
Address: z:3'\ 1 fi~ ~ ~~~ ~.0
Street cil 'S"~_ l.J.cf'~1
owner:~ 4r..(~~ ~.e..-S Telephone: ~ ttI1-~"51
Address: ~\9"l ~~er ~(NICl'\"Z:N WJl~
Street City state
. Premises Involved:
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Zip Code
Address/ Legal Description (lot, block, plat name, section, township, range)
Current Zoning District
Current Land Use
Specific Nature of Request / Claimed Hardship:
SUBMITTAL REQUIREMENTS
o Proof of Ownership 0 Copies of Site Plan
~pplication Fee ($200) 0 AbstractlResidential List (adjoining property owners only)
~oundary / Lot Survey 0 Torrens (Owner's Duplicate Certificate of Title Required)
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmin.gton.mn.us
TO:
Planning Commission y..%&
Date Filed: 8-17 -06
Date Complete: 8-17-06
Action Deadline: 10-16-06
FROM:
Tony Wipp1er
Assistant City Planner
SUBJECT:
Conditional Use Permit - 621 Elm Street Multi-Family Proposal
DATE:
September 13, 2006
INTRODUCTIONIDISCUSSION
Jason Stelter the owner ofthe property located at 621 Elm Street, requested approval of a conditional
use permit in July to allow the construction of a six-unit multi-family structure. This application was
denied, in part because of citizen concerns.
Since the July 11 Planning Commission, the Mr. Stelter has reapplied for a conditional use permit
(August 17,2006) for a four-unit structure to be placed on the site in question. Since the time ofthe
new submittal (August 17,2006), Mr. Stelter has decided to revise the submitted plans in order to try
to further address some of the concerns that were expressed at the July 11, 2006 Planning
Commission meeting. Mr. Stelter is requesting that the public hearing be continued to the October
10, 2006 regular Planning Commission meeting in order to finalize the proposed site plan and
building elevations.
However, staff believes it would be beneficial for the Planning Commission to informally review and
provide comments on the information that I have attached to the end of this memorandum. This
information is very preliminary in nature but will allow for general comment by the Planning
Commission. These comments can then be relayed to Mr. Stelter and then he can proceed
accordingly.
ACTION REQUESTED
1. Continue the public hearing until the October 11, 2006 Planning Commission meeting.
2. Provide general comments regarding the attached information.
Respectfully submitted,
,-~
To:;JiPPler, Assistant City Planner
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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:
Text amendment to City Code Sections 10-6-1 (A), 10-6-1 (A) subd. 4, 10-6-1 (A) subd. 5,
and 10-2-1 concerning Residential Swimming Pools
DATE:
September 13,2006
INTRODUCTION
City staff is proposing to amend Sections 10-6-1 (A), 10-6-1 (A) subd. 4, and 10-6-1 (A) subd. 5
concerning fencing requirements for residential swimming pools. Staff is also proposing to include a new
definition in Section 10-2-1 concerning "storable swimming pools."
.
DISCUSSION
Residents have recently asked staff to review the City's Code's requirment that swimming pools be
enclosed by 5-foot tall fences to prevent uncontrolled access to the pool area. One of the main reasons
that staff is proposing to amend the code is to allow individual homeowners to install pools in their yards
if they have an existing "yard fence" that is four feet in height. The fencing would still have to comply
with the self-latching gate requirement. This would allow residents to utilize their existing fence(s) and
still provide the desired security around the pool. In addition, an inground or aboveground pool with its
own fence or barrier ("hardwall") of at least 4 feet in height could be allowed in order to enclose the pool
without the need for fencing the property. Any such fence would have to have the type of self-latching
gate referred to above, and any such "hardwall" barrier (i.e., an aboveground pool with walls at least 4
feet high) would have to have a removable ladder.
Staff researched adjacent communities (Lakeville, Apple Valley and Rosemount) and all ofthem require a
minimum of a four (4') foot high barrier/fence surrounding a residential swimming pool. The City, in an
attempt to be more consistent with these surrounding communities and alleviate residents' requests to
allow 4- foot tall fences, is proposing to amend Section 10-6-1 to allow a fence or barrier of at least 4 feet
in height around swimming pools.
.
Additionally, the amendment proposal includes a precise definitional distinction between permanent and
storable pools. Permanent pools, inground or aboveground, with a water depth of not less than 1'-112"
shall be considered a swimming pool and a permit approved by the Building Inspections Division is
required. A storable pool is nonmetallic, has molded polymeric walls or inflatable fabric walls
constructed on or above the ground, and may be readily disassembled for storage and reassembled to its
original integrity. Storable pools do not require a fence or barrier provided all means of access (ladders,
etc.) are removed and/or the pool is covered when not attended. Storable pools do not require a permit
from the building inspections division.
. ACTION REQUESTED
Recommend approval of the proposed amendments to Sections 10-6-1 (A), 10-6-1 (A) subd. 4, 10-6-1 (A)
subd. 5, and 10-2-1 ofthe City Code and forward the recommendation to the City Council.
Respectfully Submitted,
:I:u 2in4~
Lee Smick, AICP 1JJY\.
City Planner
.
.
.
CITY OF FARMINGTON
DAKOTA COUNTY, MINNESOTA
ORDINANCE NO.
AN ORDINANCE AMENDING SECTIONS 10-6-1 AND 10-6-1 (A)
SUBD. 4, ADDING SECTION 10-6-1 (A) SUBD. 5, AND ADDING A
DEFINITION TO SECTION 10-2-1
THE CITY COUNCIL OF THE CITY OF FARMINGTON ORDAINS:
SECTION 1. Section 10-6-1 (A) ofthe Farmington City Code is amended as follows
(deleted text is stmek, new text is underlined):
10-6-1: RESIDENTIAL SWIMMING POOLS:
.
Any permanent enclosure outdoor pool structure, inground or aboveground, intended for
swimming, wading or recreational bathing and having a Viator surface area exceeding one
hundred (100) square f-eet and a water depth of not less than one and one-half feet (1 1/2')
shall be considered a swimming pool and shall require a permit approved by the building
inspections division, wffieh and must meet the following location restrictions:
SECTION 2. Section 10-6-1 (A) subd. 4 ofthe Farmington City Code is amended as
follows (deleted text is stmek, new text is underlined):
4. Pool area shall be enclosed by a nonc1imbable type safety fence or barrier at least fWe
feet (5') four feet (4') in height to prevent uncontrolled access to the pool area. The fence
shall have a self-closing and self-latching gate with its latch located at least fQur feet (4')
42" above the ground level. For purposes ofthis subdivision, a "barrier" may consist of
the "hardwall"of an aboveground pool if it is of sufficient height and if all means of
access (ladders, etc.) are removed when not attended.
SECTION 3. Section 10-6-1 (A) of the Farmington City Code is amended by adding
subd.5 as follows (new text is underlined):
5. Storable pools (as defined in Section 10-2-1 of the City Code) do not require a fence
or barrier provided all means of access (ladders. etc.) are removed and the pool is covered
when not attended. Storable pools do not require a permit from the building inspections
division.
.
SECTION 4. Section 10-2-1 of the Farmington City Code is amended as follows (new
text is underlined):
.
STORABLE SWIMMING POOL: A pool with nonmetallic, molded polymeric walls or
inflatable fabric walls constructed on or above the ground and is so constructed that it
may be readily disassembled for storage and reassembled to its original integrity.
SECTION 5. Effective Date. This ordinance shall be effective upon its passage and
publication according to law.
ADOPTED this _day of
Farmington.
, 2006, by the City Council of the City of
CITY OF FARMINGTON
By:
.
Kevan Soderberg, Mayor
ATTEST:
By:
Peter Herlofsky, Jr., City Administrator
SEAL
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:
Lee Smick, AICP>oI./
City Planner '(..\'
SUBJECT:
Text amendment to City Code Section 10-6-10 (G) Tree Maintenance on City Boulevards,
City Code Section 10-6-10 (H) Tree Topping, and City Code Section 10-6-10 (J) Dead or
Diseased Tree Removal on Private Property
DATE:
September 13, 2006
INTRODUCTION
.
City staff is proposing to amend Section 10-6-10 (G) Tree Maintenance on City Boulevards, Section 10-
6-10 (H) Tree Topping, and Section 10-6-10 (J) Dead or Diseased Tree Removal on Private Property of
the City Code. The amendments propose to replace the tree maintenance division and the city
reforestation committee with the natural resources division, which has the appropriate staff to perform
maintenance on trees within the city.
DISCUSSION
The attached ordinance (Exhibit A) shows the proposed revisions to the code sections referred to above.
The City does not have a tree maintenance division or an "active" city reforestation committee, so the
amendments to the code sections assign the duties to the most knowledgeable staff concerning tree
maintenance. The natural resources division currently consists of Jen Collova, the City's Natural
Resource Specialist. As the City continues to grow, the "division" will expand, therefore, the "division" is
proposed for the amendment rather than the "specialist". Additionally, under Section 10-6-10 (G) of the
City Code, staff does not notify residents before trimming boulevard trees. The trees are within the City
right-of-way, and notification of trimming by the use of door "hangers" or tags is not performed. In this
case, the trimming notification requirements were deleted from the text.
.
In the future, staff will be examining the merits of the city reforestation committee, formally known as the
Reforestation Advisory Commission that was established in 1980 in accordance with Department of
Agriculture rules and regulations (Title 2, Chapter 9). The Commission is comprised of the City Council,
the chair of the Planning Commission and the chair of the Parks and Recreation Advisory Commission
and runs concurrently with the primary office held. It is the responsibility of the Commission to study,
investigate, counsel and develop and/or update annually, and administer a written plan for the care,
preservation, pruning, planting, replanting, removal or disposition of trees and shrubs in parks, along
streets and in other public areas. Per the ordinance, the Commission is required to hold an annual meeting
during the first calendar quarter of the year. During the 91'2 year tenure of the current City Planner, the
Reforestation Advisory Commission has not held a formal meeting. Once again, staff will review the
merits of the Commission and determine whether the Commission should be dissolved and the duties and
responsibilities of the Commission be assigned to the natural resources division.
. ACTION REQUESTED
Recommend approval of the attached Amendments to Section 10-6-10 (G) Tree Maintenance on City
Boulevards, Section 10-6-10 (H) Tree Topping, and Section 10-6-10 (J) Dead or Diseased Tree Removal
on Private Property and forward the recommendation to the City Council.
Respectfully Submitted,
Lee Smick, AICP
City Planner
.
.
e't. ;t
.
CITY OF FARMINGTON
DAKOTA COUNTY, MINNESOTA
ORDINANCE NO.
AN ORDINANCE AMENDING SECTION 10-6-10 (G), SECTION
10-6-10 (H) AND SECTION 10-6-10 (J)
THE CITY COUNCIL OF THE CITY OF FARMINGTON ORDAINS:
SECTION 1. Section 10-6-10 (G) of the Farmington City Code is amended as follows
(deleted text is stmek, new text is underlined):
Tree Maintenance on City Boulevards:
.
1. The boulevard tree maintenance natural resources program is designed to prescribe
various levels of maintenance to city trees located within city owned boulevards.
(a) Planting Requirements: The city tree maintenance natural resources 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 p1antings 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
natural resources division.
(d) Trimming Requirements: The parks maintenance natural resources 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
\vill be notified of the trimming schedule by the city through the use of door
"hangers" or tags.
fi) W Contact: Residents will need to contact the tree maintenance natural
resources division when a boulevard tree needs trimming or inspection.
.
fg) ill 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.
W (g) Brush From Pruning: The city will not collect any brush resulting from
pruning or removal of trees or brush from private property.
fij.au 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.
.
SECTION 2. Section 10-6-10 (H) of the Farmington City Code is amended as follows
(deleted text is stmek, new text is underlined):
Tree Topping:
1. It shall be unlawful as a normal practice for any person to top any street tree, park
tree or other tree on public property except as allowed in Section 8-6-100fthis code.
"Topping" is defined as the severe cutting back of limbs to stubs larger than three
inches (3 ") in diameter within the tree's crown to such a degree so as to remove the
normal canopy and disfigure the tree. Trees severely damaged by storms or other
causes, or certain trees under utility wires or other obstructions where other pruning
practices are impractical may be exempted from this section at the determination of
the city reforestation advisory committee natural resources division.
SECTION 3. Section 10-6-10 (J) ofthe Farmington City Code is amended as follows
(deleted text is stmek, new text is underlined):
Dead Or Diseased Tree Removal On Private Property:
1. The city shall have the right to cause the removal of any dead or diseased trees on
private property within the city in accordance with title 7, chapter 6 of this code
when such trees constitute a hazard to life and property, or harbor insects or
disease which constitute a potential threat to other trees in the city. The eity
ref-orestation committee natural resources division will notify, in writing, the
owners of such trees. Removal shall be done by said owners at their own expense
within sixty (60) days after the date of service of notice. In the event of failure of
owners to comply with such provisions, the city shall have the authority to
remove such trees and charge the cost of removal on the owners' property tax
notice.
SECTION 4. Effective Date. This ordinance shall be effective upon its passage and
publication according to law.
.
ADOPTED this _day of
Farmington.
, 2006, by the City Council of the City of
..
CITY OF FARMINGTON
By:
Kevan Soderberg, Mayor
ATTEST:
By:
Peter Herlofsky, Jr., City Administrator
SEAL
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.d.farmington.mn.us
FROM:
Planning Commission
Lee Smick, AICP \LV.V
City Planner "
TO:
SUBJECT: Text amendment to City Code Section 11-4-4 (D) concernmg Drainage and Utility
Easements
DATE: September 13, 2006
INTRODUCTION
The Building Inspections and Engineering Divisions have recently been discussing whether to continue to
allow trees, shrubs, and landscaping (including landscape rock and plastic edging) within the drainage and
utility easements in side and rear yards. The issues include the blocking or rerouting of drainage and the
blocking of access to utilities because ofthe landscape material currently allowed in the easements.
.
DISCUSSION
The Building Inspections and Engineering Divisions have recently seen a rise in drainage problems as
discussed above. Obstructions sometimes adversely affect the functioning of drainage and utility
easements, which were designed to keep drainage within the easement and direct the drainage to its
intended location (i.e., catch basins, storm water ponds).
Section 11-4-4 of the City Code currently addresses the easements as follows:
(D) Drainage Easements: No structures are allowed within a property line drainage easement with the
exception of fences installed on the property line. No plant material/impervious surface is allowed to
encroach within the easement that will negatively affect the drainage within the easement or inhibit
the access to the easement. (Ord. 002-470,2-19-2002)
Staff is currently having a difficult time interpreting the "negatively affect" and "inhibit" language
because of the vagueness and subjective nature of the provision(s). Residents often confront staff
regarding plant material located in their easements, and they typically refer to this language when
disagreeing with staff concerning the drainage problems encountered by staff associated with this
landscaping. The following is a proposed amendment to the current language:
.
(D) Drainage Easements: No structures are allowed within a property line drainage easement with the
exception of fences installed on the property line. No plant material/impervious surface is allowed to
.
encroach within the easement that will negatively affeot block the drainage within the easement or
reroute the drainage onto adiacent properties or inhibit block the access to the easement.
Staff would like the Commissioners' opinions concerning the proposed changes. The Building
Inspections and Engineering Divisions would also like the Commissioners to discuss the merits of
eliminating all landscape material within the easements in order to allow the easements to perform the
way they were designed and eliminate the interpretation issue. Lakeville does not allow any
encroachment of landscaping or structures in its easements to ensure the proper use of the easements.
Because additional discussions with the Commissioners are required concerning the easement language,
staffis requesting that the text amendment be continued to the October 10th meeting for final review.
ACTION REQUESTED
Discuss the easement issue, provide comments to the Planning staff, and continue the public hearing to
the October 11, 2006 Planning Commission meeting.
Respectfully Submitted,
Lee Smick, AICP
City Planner
.
.
.
.
.
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 ft!ft:-
Amend Conditional Use Permit - Borrow Pit Operation - ISD #192
SUBJECT:
DATE:
September 13,2006
INTRODUCTION
Independent School District #192 is requesting an amendment to its recently approved
conditional use permit (CUP) to mine sand (borrow pit) from its Meadowview Elementary
School property and haul the material to the new Farmington High School location west of
Flagstaff Avenue and south of 200th Street (Exhibit A). The request is being made because the
volume of sand within the proposed borrow pit grading limits was miscalculated. Instead of
60,000 cubic yards, the School District's grading contractor determined upon further review that
there were 120,000 cubic yards of sand to mine from the 5.8 acre borrow pit. While more
material will be mined and trips from this site will increase, the proposed amendment will not
change the approved grading limits and restoration plan for the Meadowview site and will reduce
the amount of material that will need to be brought to the new high school site from other
locations.
DISCUSSION
The original CUP for the borrow pit was recommended for approval on July 11, 2006 by the
Planning Commission and was approved at a public hearing by the City Council on July 17,
2006. In August, the bid package for grading the borrow pit site was awarded to Enebak
Construction Company of Northfield. While preparations to begin mining the sand from the
borrow pit were being started, Enebak discovered that a mistake occurred with the original
volume calculation of sand that was in the borrow pit. It was determined that there were 120,000
cubic yards of sand within the original borrow pit grading limits. The grading limits will remain
the same; there will just be more sand to mine from the site because of the correction to the
volume calculation. Because of the initial miscalculation, the School District is required to
amend its approved CUP. The Storm Water Pollution Prevention Plan is attached to this packet
along with all ofthe approved permits required to operate the mining pit (Exhibit B).
The mining will continue to occur in the southeastern portion of the Meadowview Elementary
School property at 6100 19Sth Street West (Exhibit C). Because of the new volume calculation
of 120,000 cubic yards of sand, an additional 3,000 truckloads of material will be hauled from
the site. However, after re-examining the original haul route, Enebak is proposed a new route
that will provide for a shorter trip to the high school site to drop the sand (Exhibit D). Enebak is
now proposing to relocate the original haul route from the north side of the tree line (Exhibit E)
.
.
.
to the south by 860 feet, reducing the travel distance to the high school. The new haul route
continues to be located on School District property since the School Board has not yet approved
a proposed real estate transaction involving the nearby Donnelly property. The DNR and Dakota
County have approved the new haul route stating that the relocation to the south side of the
original haul route will reduce adverse impacts to the Middle Creek drainage area along the
original route and the shorter travel length on Flagstaff Avenue will be less disruptive to the
residents in the area (Exhibit F). The City Engineer and City Attorney approved the modified
haul route and have agreed that the new haul route may be utilized immediately because of the
approval by the agencies.
The School District has requested that the borrow pit remain open until December 15, 2006
rather than the original closing date of November 1, 2006 (Exhibit A). This request has been
made because of the late start to the mining operation. The erosion control measures are
currently being installed by Enebak and upon approval of the borrow pit grading plan by Lee
Mann, the borrow pit may be open by the week of September lih. (The School District's
contractor has received approval to mine 60,000 cubic yards of sand from the borrow pit at this
time through the approval of the original CUP on July 17, 2006). However, no additional
material may be mined beyond the originally approved 60,000 cubic yards unless or until the
City Council approves an amended CUP. It is currently anticipated that a public hearing on the
amended CUP will be scheduled for the next City Council meeting on September 18, 2006.
Flagstaff Avenue Road Closure
As stated above, the haul route from the borrow pit to the new high school site will require the
closure of Flagstaff Avenue near the new high school site. The boundaries of the road closure
will be from the curve at CR 64 to the south side of the high school property (Exhibit E).
During the closure, the roadway will only be open to construction vehicles and local traffic
including farm equipment. The closure of the road will be dependent upon the approval of the
borrow pit grading plan by Lee Mann and the traffic control plan by Dakota County.
ACTION REQUESTED
Approve the amended Conditional Use Permit for mining of a borrow pit at the southeastern
portion of the Meadowview Elementary School property, subject to the following conditions:
1. The applicant is allowed to mine 120,000 cubic yards from the borrow pit.
2. The applicant must obtain final City approval of the mining operation and the rough
grading plan from the City Engineer.
3. The applicant must pay any applicable fees, provide adequate surety in an amount and
form approved by the Director of Public Works, and comply with any other
reasonable conditions imposed by the Director of Public Works.
4. All excavation activities must be consistent with plans submitted to and approved by
the Director of Public Works.
Respectfully submitted,
· %f:~
Lee Smick, AICP
City Planner
cc: ISD #192
.
.
McGhie
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Hetts, Inc.
Northfield
Minnesota
Land SUNeying
Civil Engineering
Geotechnical Engineering
Construction Material Testing
Environmental Services
.
. 1604 Riverview Lane
Northfield, MN 55057
Tel. 507.645.0964
Fax. 507.645.2842
e-mail. mlC@mbi-nf.com
Established 1995
August 30, 2006
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Ms. Lee Smick, AICP ~
City Planner - City of Farmington '-~=-=---''''"~".~"
325 Oak Street
Farmington, MN 55024
~
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Re: Meadowview Elementary Borrow Pit Volumes
Dear Ms. Smick;
Discussions with the contractor for the Farmington High School have
indicated that they estimate that granular material in excess of 120,000 cy
may be excavated from the proposed borrow pit site. This is considerably
higher than the 60,000 cy estimated earlier.
We would like to amend our CUP application to include this higher
volume estimate. We also anticipate that the Borrow Pit will be open later
than the November 1 date listed. We would like to extend the Borrow Pit
closure time until December 15.
We will still maintain the proposed site boundary of the Borrow Pit
Grading Plan and excavations will be completed above the water table.
Mark Osborn., P .E.
Geotechnical Engineer
Cc: Doug Bonar
Lee Mann
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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, ArCp
City Planner
~P(/
SUBJECT: Trails vs. Sidewalks in Front of Homes
DATE: September 13,2006
INTRODUCTION/DISCUSSION
The Development Committee has been discussing the relative merits of trails vs. sidewalks located in the
front of homes in residential areas. Trails are currently being installed at 8 feet in width in front of homes
along collector streets such as 203rd Street in Middle Creek and 193rd Street in Limerock Ridge.
Sidewalks are typically installed at 5 feet in width along both collector streets and residential streets such
as 203rd Street in Middle Creek or Camden Path in Tamarack Ridge.
.
Aesthetics
"Curb appeal" is an issue that should be examined. Is it more appealing to have an 8-foot wide
bituminous trail, a 5-foot wide concrete sidewalk, or a 6-8-foot wide concrete sidewalk in front of a
home? Additionally, is it more aesthetically pleasing when a bituminous trail meets a concrete driveway
or a concrete sidewalk meets a bituminous driveway? Some staff members believe that trail locations
should be limited to arterial streets and the rear of homes because of the aesthetics issue. The attached
photos will be reviewed at the meeting in order to address the "aesthetics" question.
Usage
Trails are installed at 8 feet in width in order to allow a pedestrian and bicyclist to meet on the trail and
have enough room to pass without injury. The width of sidewalks does not allow this activity to occur.
Additionally, it is a policy in the City that a sidewalk is only for pedestrian traffic and bike travel is not
allowed. Staff feels that bicyclists in residential areas generally utilize the street for biking rather than an
existing trail, and therefore, should sidewalks be the only type of travel for pedestrians in residential
areas?
.
The Planning staff would like to discuss these issues with the Planning Commission on September 13th
and comments from the Commissioners will be forwarded to the City Council and Parks & Recreation
Advisory Commission for further discussion.
.
.
.
ACTION REQUESTED
Discuss the issues above and provide comments to the Planning staff.
Respectfully Submitted,
~~
Lee Smick, AICP
City Planner
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