HomeMy WebLinkAbout11/14/06
City of Farmington
325 Oak Street
Farmington, MN 55024
A Proud Past - A Promising Future
Committed to Providing High Qpallty,
Timely and Responsive Service to All
Of Our Customers
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AGENDA
PLANNING COMMISSION
November 14, 2006
7:00 P.M.
CITY COUNCIL CHAMBERS
1. CALL TO ORDER
2. APPROVAL OF MJNUTES
a) October 10, 2006
3. PUBUC HEARJNGS
a) A Variance request to the minimum lot size in the A-1 District from 74.92 acres to 3.70 acres on the
Donnelly Limited Partnership Property - WITHDRAWN
b) Revision to the Park Master Plan - (Fountain Valley Golf Course)
Applicant: City of Farmington
c) Fountain Valley - (Fountain Valley Golf Course)
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1 ) Comprehensive Plan Amendment from Undesignated to Commercial, Low Density Residential, and
Medium Density Residential and Rezone the property from A-1 to B-1, R-1, and R-3 for the Olson
property (Fountain Valley Golf Course).
2) MUSA Recommendation.
Applicant: Colin Garvey
d) Twin Ponds
1) Comprehensive Plan Amendment from Medium-High Density Residential to Low Density Residential on
the southern portion of the property and Rezone the southern portion of the property from R.4 to R-1
for the property.
2) Preliminary and Final Plat.
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Applicant: Community Development Agency, Dakota County
e) Riverbend 2nd Addition Preliminary Plat (Con't)
Applicant: Homes by Chase
e) Bugbee property (21030 Chippendale Court) - Comprehensive Plan Amendment from Undesignated to
Commercial and Rezone the property from A-1 to B-1 for the.
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i) Conditional Use Permit to allow an off-premises directional sign
Applicants: Roundbank, Larry Thompson
Tamarack Retail Center, Blaine Eggum
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4.
DISCUSSION
a) Farmington Ridge - Concept Plan
5. ADJOURN
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TO:
FROM:
SUBJECT:
DATE:
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
Planning Commission
Lee Smick, AICP
City Planner
A Variance request to the minimum lot size in the A-I District.
November 14, 2006
INTRODUCTION / DISCUSSION
A public hearing was noticed for the November 14, 2006 Planning Commission meeting to discuss a
variance to the minimum lot size in the A-I District. This hearing has been withdrawn and cancelled.
ACTION REQUESTED
. Acknowledge the cancellation and close the public hearing.
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U~
Lee Smick, AICP
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:
Farmington Planning Commission
FROM:
Randy Distad, Parks and Recreation Director
RE:
Comprehensive Plan Amendment Identifying Location of Park and Trails on the Existing
and Proposed Park, Trail and Open Space Plan Map for the Fountain Valley Golf Course
DATE:
November 8, 2006
INTRODUCTION
The City of Farmington amended its Comprehensive Plan early in 2004 addressing the location of parks,
trails and open space. At that time the Existing Parks, Trails and Open Space Map was amended to a new
map titled Existing and Proposed Park, Trail and Open Space Plan Map (Plan Map). Since 2004, the Plan
Map has been further amended in order to identify parks and trail locations on properties that have gone
through the Metropolitan Urban Service Area (MUSA) designation and annexation into the City.
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DISCUSSION
The Fountain Valley Golf Course property is currently in the process of receiving MUSA designation by
the City. Previously through an orderly annexation with Castle Rock Township, the annexation ofthe
property was approved by the City Council and the Boundary of Adjustments Board for approval. A
request to amend the City's Comprehensive Plan to revise the land use designation and rezone for the
Fountain Valley Golf Course is also on the Planning Commission's meeting agenda tonight.
The Park and Recreation Advisory Commission reviewed the current Plan Map at its September 13,2006
meeting and are recommending to the Planning Commission that the Plan Map be amended to show a 20
acre park and trail alignments on the Fountain Valley Golf Course property so that when the amended
land use designation is approved, the park and trail locations will already have been identified. Attached
and shown as Exhibit A is the amended Plan Map that identifies the location of the park and trails on the
Fountain Valley Golf Course Property. Exhibit B provides a closer detail of the Fountain Valley Golf
Course property that better identifies where the park and trails are to be located in the future development.
ACTION REQUESTED
Hold a public hearing on and approve amending the City's Comprehensive Plan to include a revised Plan
Map that shows the location of the park and trails on the Fountain Valley Golf Course property.
,meC%UI~
' ~trstad
. . Parks and Recreation Director
cc: Park and Recreation Advisory Commission Members
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Sx-ka( L:+- A
Existing and Proposed Park
Trail, and Open Space Plan Map
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Created April 2004
Revised June 2004
Revised September 2004
Revised November 2005
Revised November 2006
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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 \W c.J
FROM:
Lee Smick, AICP
City Planner
SUBJECT:
1. Application to Amend Comprehensive Plan from Medium-High
Density Residential to Low Density Residential and Rezone property
from R-4 (Medium-High Density Residential) to R-l (Low Density
Residential) in the southern portion of the Twin Ponds Addition
2. Twin Ponds Preliminary and Final Plat
DATE:
November 14, 2006
INTRODUCTION
The Dakota County Community Development Agency (CDA) has submitted an application to
amend the Comprehensive Plan from Medium-High Density Residential to Low Density
Residential and Rezone property from R-4 (Medium-High Density Residential) to R-l (Low
Density Residential) in the southern portion of the Twin Ponds Addition (Exhibit A & B). The
CDA property is located west and north of the Executive Estates single-family development and
is also located east of TH 3 (Exhibit C). The CDA has also submitted a preliminary and final
plat for the Twin Ponds project (Exhibit D & E).
DISCUSSION
The CDA is proposing a 50-unit rental townhome development along with the platting of 6
single-family owner-occupied homes within the Twin Ponds Addition (Exhibit F). The proposed
townhome units will be located in 10 buildings on the property. The proposed single-family
homes will be located on the south side of the development and will provide a transition between
the townhomes proposed in the northern portion of the Twin Ponds project and the single-family
homes to the south in the Executive Estates development. The property consists of 12.41 acres
with 1.24 acres consisting of wetlands, ponding and berming. The net density for the townhome
portion of the project is 9.2 dulac, meeting the density requirements of Medium-High Density
Residential and the R-4 zone. The net density of the single-family project is 2.9 dulac, meeting
the density requirements for Low Density Residential and the R-l zone. The property was
approved for MUSA by the City Council on November 15, 2004.
Proposed Lot Sizes and Widths
The lot sizes and widths are proposed as follows:
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Lot
Lot 1, Block 1
Lot 2, Block 1
Lot Size
2.57 ac
2.86 ac
Lot Width
Lot 1, Block 2
Lot 2, Block 2
Lot 3, Block 2
Lot 4, Block 2
Lot 5, Block 2
Lot 6, Block 2
10,453 sf
10,030 sf
lO,065 sf
11,338 sf
13,860 sf
15,054 sf
113 feet
100 feet
100 feet
100 feet
100 feet
88 feet
Outlot A
Outlot B
Outlot C
Pond berm
Storm water pond
Road ROW, easement
0.82 ac
0.42 ac
2.30 ac
Transportation
The plat shows two existing access points to the proposed development. The first access is via a
road located in the southeast corner of the property (223rd Street) that would be extended to the
west from the Executive Estates development. The second access is via a road located at the
southwest corner of the property that would connect with Executive Estates to the south (Carver
Lane). The proposed 60-foot wide right-of-way shown on the west side of the site is for a future
roadway that would connect to TH 3 on the west. The future roadway will provide a third access
from the Twin Ponds and Executive Estates developments, and would also provide a "backage"
road for future commercial development along TH 3. Regionally, the backage road could
potentially continue to the north behind Happy Harry's, Castle Rock Bank and other businesses
in that location and allow the "frontage" road to be removed next to TH 3. The 35-foot wide
strip of land located on at the northwest corner of the Twin Ponds site generally lines up with
Centennial Drive on the west side of TH 3. This is the logical location for an intersection,
midway between TH 50 on the north and 225th Street on the south. If this intersection was
improved, turn lanes would potentially be required on TH 3. Future development in the area will
likely trigger the need for the construction of this backage road.
Parking
The townhome portion of the plan currently shows 32 guest parking spaces and 100 driveway
and garage spaces, totaling to 132 parking spaces. Per Section 10-6-4 of the Zoning Code,
townhome projects require 2 parking spaces per dwelling unit plus 0.25 per unit in common
parking space, or 113 spaces for 50 units in this instance. In this case, the 122 townhome spaces
meet the requirements of the code.
Utilities
Water and sewer lines are stubbed to the project from Executive Estates. The developer is
required to construct a storm water pond for surface runoff. The plan shows a 0.42 acre pond on
the west side ofthe property.
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Park and Trail Requirements
Randy Distad, the Parks & Recreation Director, provided comments on sidewalk and trail
locations for the CDA project (Exhibit G). The developer has proposed sidewalks within the
townhome portion ofthe project and trails on the north and south sides of the entire property. A
future trail will be required when the backage road is constructed.
Landscaping
The landscape plan (Exhibit H) meets the requirements of the City Code.
Wetland Conservation Act Permit
A 0.99-acre wetland currently exists on the west central portion of the Twin Ponds site (Exhibit
I). The entire wetland is proposed to be impacted primarily due to the construction of a new road
and storm pond. New Wetland Credits will be purchased from a wetland bank account at a 2:1
ratio in the Vermillion River Watershed. The comment period for the permit review ended on
November 3, 2006. Staff will be recommending that the wetland permit be approved by the City
Council at its meeting on November 20, 2006 making this a contingency to the Planning
Commission's recommendation for the preliminary and final plat.
ACTION REQUESTED
Recommended approval of the following actions and forward the recommendations to the City
Council:
1. Amend Comprehensive Plan from Medium-High Density Residential to Low Density
Residential and Rezone property from R-4 (Medium-High Density Residential) to R-1
(Low Density Residential) in the southern portion of the Twin Ponds Addition.
2. Recommend approval of the Twin Ponds Preliminary and Final Plat contingent upon the
approval of the Wetland Conservation Act Permit by the City Council.
;;~
Lee Smick, AICP
City Planner
cc:
Dakota County Community Development Agency
Tollefson Development
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CMI ~_. Land ~, Land I'/4mring BK/PG: NA ~
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Jllk Hi"".., NVI~.ofa tJ6J'SCI CHECKED BY: RMM
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REVISIONS: REVISED DRAWING TO SHOW PROPERTY BEING 0
201 Jr. '/Tav.!w. '/Tai~ Suit. 200 ACCESSED BY PROPOSED TEMPORARY INGRESS & EGRESS EASEMENT. "
is'
BurnoviUo, Ninno.ala. 55887 ~
{962)894-3046 (FAX)B94-3049
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DRAWN BY: BRK
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REVISIONS: 1 9 07 REVISED DRAWING TO SHOW PROPERTY BEING
ACCESSED BY PROPOSED TEMPORARY INGRESS & EGRESS EASEMENT.
20 I ,.. Tra".lAIr. 7'r<<<<. Suit. 200
Burnovilu. Min"".ota 55337
(952)894-3045 ('AX)B94-3049
DRAWING FILE:
1579S&D.DWG
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(reserved for recording information)
GRANT OF TEMPORARY
PUBLIC RIGHT OF WAY EASEMENT
CARL R. TOLLEFSON, a single person, hereinafter referred to as "Grantor", in
consideration of One Dollar ($1.00) and other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, does hereby grant unto The City of Farmington, a
municipal corporation under the laws of the State of Minnesota, hereinafter referred to as the .
"Grantee", its successors, and assigns, a temporary easement for public right of way purposes over,
across, on, and through land situated within the County of Dakota, State of Minnesota, as described
on the attached Exhibit "A".
TO HAVE AND TO HOLD the same, unto the Grantee, its successors, and assigns,
commencing upon execution of this agreement and expiring upon completion of construction of an
alternate permanent public right of way as more particularly described herein from State Trunk
Highway No.3 to Parcel No. 14-00500-013-25 legally described on the attached Exhibit "B". The
Grantor hereby grants the uses herein specified without divesting himself of the right to use and
enjoy the above described temporary easement premises, subject only to the right of the Grantee to
use the same for the purposes herein expressed. It is understood by the parties that access will be
allowed without restriction to residents of the Twin Ponds development, other plats and property to .
1 29253vOl
SRN:Ol/04/2007
1
fi
the east of the Twin Ponds development, Grantor, its successors and assigns, and to the general
public until such time as the alternate permanent public right of way, consisting of the backage road
shown on the Twin Ponds plat from State Trunk Highway No. 3 to Parcel No. 14-00500-013-25 that
will provide access to the Twin Ponds plat and the Grantor's property, as well as other adjacent
property, is improved and opened to the public with approved access to State Trunk Highway No.3.
Upon completion of said alternate permanent public right of way, the City of Farmington shall
promptly vacate this Temporary Right of Way Easement.
The above named Grantor, his successors, heirs and assigns, does covenant with the
Grantee, that he is well seized in fee title of the above described easement premises; that he has the
sole right to grant and convey the easement to the Grantee, subject to obtaining consent from the
first mortgage holder on the Grantor's property; that there are no unrecorded interests in the
easement premises; and that he will indemnify and hold the Grantee harmless for any breach of the
foregoing covenants.
IN TESTIMONY WHEREOF, the Grantor hereto has signed this agreement the day and
year first above written.
GRANTOR:
CARL R. TOLLEFSON
GRANTEE:
THE CITY OF FARMINGTON
BY:
129253vOl
SRN:01/0412007
2
.
.
.
The foregoing instrument was acknowledged before me this
2007, by CARL R. TOLLEFSON, a single person, as Grantor.
STATE OF MINNESOTA )
) ss.
COUNTY OF )
STATE OF MINNESOTA )
) ss.
COUNTY OF )
r;
ITS:
day of
NOTARY PUBLIC
The foregoing instrument was acknowledged before me this day of ,
2007, by , the , of The City of
Farmington, a municipal corporation under the laws of the State of Minnesota, as Grantee, on behalf
of the municipal corporation.
DRAFTED BY:
Campbell Knutson
Professional Association
317 Eagandale Office Center
1380 Corporate Center Curve
Eagan, Minnesota 55121
Telephone: (651) 452-5000
129253vOl
SRN :01/04/2007
NOTARY PUBLIC
3
.
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....-
11
CONSENT AND JOINDER BY MORTGAGEE
("Mortgagee") the owner and holder of that certain
Mortgage dated the and recorded in the office of the Dakota County
Recorder, the day of ,200_ as Document Number
herewithjoins and consents to the foregoing Easement, provided, however, that by executing this
Consent and Joinder, Mortgagee does not in any manner intend to modify or amend the terms
and conditions of the Mortgage executed and delivered to Mortgagee.
IN WITNESS WHEREOF, the Mortgagee has caused this Consent and Joinder to be
executed on the _ day of , 200_.
By:
Its:
STATE OF
)
) ss.
)
COUNTY OF
The foregoing instrument was acknowledged before me this _ day of
, 200_, by the of
, on behalf ofthe corporation.
Notary Public
1 29253vOl
SRN:Ol/04/2007
4
.
.
.
ff;
EXHIBIT" A"
TO
GRANT OF TEMPORARY EASEMENT
Easement Description
A temporary easement for public right of way purposes over, under, and across that part of the north
60.00 feet of the south 868.50 feet ofthe west 330.00 feet of the South One Half of the Northwest
Quarter of Section 5, Township 113, Range 19, Dakota County, Minnesota, lying easterly of the
easterly right-of-way line of State Trunk Highway No.3.
Said easement shall expire upon completion of an alternate permanent public right of way easement,
as more particularly described in the body of this easement agreement, from State Trunk Highway
No.3 to Parcel No. 14-00500-013-25.
129253vOl
SRN:Ol104/2007
5
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.
.
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EXHmIT "B"
TO
GRANT OF TEMPORARY EASEMENT
Description of Parcel No. 14-00500-013-25
The West 1113.91 feet of the South Half of the Northwest Quarter of Section 5, Township 113,
Range 29, Dakota County, Minnesota, except the South 643.5 feet and except that part of the West
330 feet lying South of the North 35 and except the highway.
129253vOl
SRN:01/04/2007
6
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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 flf0
Lee Smick, AICP
City Planner
1. Application to Amend the Comprehensive Plan from Non-Designated
to Low Density Residential, Low-Medium Density Residential,
Medium Density Residential, Commercial, and Park & Open Space.
Rezone property from A-l (Agriculture), R-l (Low Density
Residential), R-2 (Low-Medium Density Residential), R-3 (Medium
Density Residential), B-1 (Highway Business), and P/OS (Parks &
Open Space).
2. MUSA Recommendation.
November l4, 2006
Colin Garvey and Bryce Olson have submitted an application to Amend the Comprehensive Plan
from Non-Designated to Low Density Residential, Low-Medium Density Residential, Medium
Density Residential, Commercial, and Park & Open Space, and Rezone property from A-I
(Agriculture) to R-l (Low Density Residential), R-2 (Low-Medium Density Residential), R-3
(Medium Density Residential), B-1 (Highway Business), and P/OS (Parks & Open Space). Mr.
Garvey is also requesting a recommendation from the Planning Commission to approve an
extension of the Metropolitan Urban Service Area (MUS A) to the 160-acre property currently
known as the Fountain Valley Golf Course.
DISCUSSION
As shown on the attached layout, the applicants are proposing a variety of land uses on the 160-
acre site. Fountain Valley, the proposed name of the development, is currently surrounded by
agricultural fields to the north and south, a Castle Rock Township single-family development on
the east, an existing heavy business-type development directly west on the northern portion of
the Fountain Valley property, and the Executive Estates single-family development adjacent to
the southern portion of the Fountain Valley property.
The proposed amendment contains the following land uses and acreages:
.
.
.
Land Use Zoning Proposed DUlAC Location on Property
Acres
Low Density R-l 39.6 acres 1-3.5 du/ac Southern portion of
Residential property
Low-Medium Central portion of
Density R-2 54.7 acres 2.5-5.5 du/ac
Residential property
Medium Density R-3 21.9 acres 5.5-l4.0 acres Northeastern portion of
Residential property
Commercial B-1 17.7 acres NA Northwestern portion of
property
Park/Open Space PIOS 15.0 acres NA West central portion of
property
Orderly Annexation Agreement
On September 18, 2006, the Town of Castle Rock and the City of Farmington approved an
Orderly Annexation Agreement (OAA). Within the OAA, there a provision that any
modification, change, or alteration of the City's Comprehensive Plan needs to be submitted to
the Township within a reasonable time period in order for the Township to review the proposal.
The City submitted the proposal to the Township on November ih for the Township's review at
a Township meeting on November 9, 2006.
Secondly, the resolution states that any proposal for commercial land uses within the proposed
Comprehensive Plan Amendment should not be allowed without the consent of the Township,
(which shall not be "unreasonably withheld"). The City is awaiting a statement from the
Township concerning this issue.
Thirdly, the resolution states that any proposed medium to high density residential uses shall not
be located within 150 feet of the west property lines of the existing residents along Berring
Avenue. The applicant is proposing a medium density land use along a portion of the easterly
side of his property; however, the ISO-foot spacing requirement is being met.
Finally, the resolution states that no permanent easements or rights-of-way shall be required or
obtained from the residents living on Berring Avenue. The applicant is showing a ISO-foot wide
right-of-way entirely on his property for the construction of Biscayne Avenue and the future Met
Council interceptor.
Transportation
The property is currently bounded by TH 50 on the north and 225th Street on the south. The
applicant is showing a ISO-foot wide right-of-way for the future Biscayne Avenue corridor. The
applicant will construct the roadway for Biscayne Avenue during the development of Fountain
Valley. The right-of-way for Biscayne Avenue will most likely be 120 feet in width and an
additional 30 feet will be retained for a Met Council's sanitary sewer interceptor, which is a part
of the ElkolNew Market interceptor line currently being constructed near Interstate 35. The
construction schedule for the interceptor is unknown at this time, but the route is proposed from
.
.
.
the ElkolNew Market area, east along 225th or 230th Streets, and north along the future Biscayne
Avenue right-of-way to the Empire Treatment Plant.
Utilities
Water and sewer lines are currently available in the Executive Estates development to the west of
the Fountain Valley project.
Park and Trail Requirements
Randy Distad, the Parks & Recreation Director, will be presenting a Park & Trail Master Plan
update on November 14th. The applicant is currently showing a IS-acre park on the west-central
portion ofthe property.
Wetland Conservation Act Permit
Wetlands are currently shown on the City's Wetland Classification Map. Further analysis will
be required by the applicant concerning the location and possible mitigation requirements of the
wetlands.
MUSA
The MUSA Review Committee met on October 18, 2006 and recommended that MUSA be
extended to the l60-acre property soon to be known as Fountain Valley. The Committee is
recommending that the Planning Commission approve MUSA for this property and forward its
recommendation of approval to the City Council.
ACTION REQUESTED
Recommended approval of the following actions and forward the recommendations to the City
Council:
1. Amend the Comprehensive Plan from Non-Designated to Low Density Residential, Low-
Medium Density Residential, Medium Density Residential, Commercial, and Park &
Open Space.
2. Rezone property from A-I (Agriculture) to R-l (Low Density Residential), R-2 (Low-
Medium Density Residential), R-3 (Medium Density Residential), B-1 (Highway
Business), and P/OS (Parks & Open Space).
3. Recommend approval of the extension of MUS A to the 160-acre parcel.
;jt;t&:a
Lee Smick, AICP
City Planner
cc: Colin Garvey
.
.
.
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 '{-~l.
Date Filed: July 31, 2006
Date Complete: July 31,2006
Action Deadline: November 27,2006
Tony Wippler
Assistant City Planner
Riverbend 2nd Addition Preliminary Plat
November 14, 2006
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:
Attachments:
Referral Comments:
Location of Property:
Area Bounded By:
Existing Zoning:
Surrounding Zoning:
Homes by Chase
21 00 West County Road 42
Bumsville, MN 55024
(952) 898-2100
1. Preliminary Plat (Exhibit A)
2. Traffic Analysis report, dated July 28, 2006 (Exhibit B)
1. Dakota County SWCD (Exhibit C)
Located in the northeastern portion ofthe City of Farmington
Single-family residential to the west and south. Open space to
the east, and the City of Lakeville to the north
R-2 PUD Low/Medium Density Residential Planned Unit
Development
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 ofthe 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-plat 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). In addition the plat consists of 14 Outlots. The Outlots are comprised ofthe following:
Outlot A - storm water facilities
Outlot B - storm water facilities
Outlot C - potential future roadway connection
Outlot D - wetlands
Outlot E - parkland
Outlot F - storm water facility
Outlot G - wetlands
Outlot H - open space
Outlot I - park trails
Outlot J - wetlands
Outlot K - wetlands and storm water facilities
Outlot L - wetlands and open space
Outlot M - area for adverse possession claim
Outlot N - area for adverse possession claim
.
.
.
Lot Sizes
The Developer proposes lot sizes ranging from 7,588 square feet to 17,356 square feet with lot
averages at 10,278 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 l82nd 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:
1 80th Street - 55
Upper 1 82nd Street - 950
Upper 1 83rd 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 182M Street 90 1040
Upper l83fO 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 l82nd Street) as
well from the south from 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 square feet of Public Value Credits from on-
site storm water ponding in order to meet the 2:1 requirement. A wetland alteration permit is
required when a 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, and the Parks and Recreation Advisory
Commission have reviewed and approved the location of the park area and trails. The plat has been
revised to show the trail system within outlotted areas. The developer has indicated that they would
be willing to donate the outlotted areas on which the trails are proposed to be located. This would
provide the Developer with an opportunity to receive a tax benefit if they so choose for the outlotted
area (Outlot I) 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 side easements from 5- feet to 10-
feet where storm sewer lines run between lot lines. The developer has been provided with these
comments. All platting comments specified in the engineering review letter must be addressed prior
to submittal of a final plat.
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
If you will recall, the Commission continued the public hearing concerning this preliminary plat at its
September 13, 2006 regular meeting. The continuation was to allow time for the developer to
cooperatively work with the individual property owners claiming adverse possession. The
preliminary plat has been revised to outlot the areas in question (Outlots M and N). The outlots
mirror a survey that the affected property owners within Dakota County Estates had prepared by
McGhie & Betts, Inc. Outlotting the areas in question allows the approval of the preliminary plat to
continue. It will then be left to the developer and the individual homeowners within Dakota County
.
.
.
Estates to separate the outlots whether via permanent easement or deed. This can be done
independent of platting the subject property.
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. Submitting a SWPPP and dewatering plan to the SWCD
Respectfully submitted,
~~
To~ippler, Assistant City Planner
cc: Bill Pritchard, Homes by Chase
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~)!f1 /Jlr 13
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
EMAll wps@westwoodps.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 of27l 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
1 82nd Street and Upper l83rd 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: 1 80th Street,
Upper l82nd 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. CF or purposes of trip generation, a
"trip" is one trip into or one trip out of the housing unit.) Therefore, the projected
daily trip generation for the approved 140 unit development is l40 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
1 80th Street 55
Upper 1 82nd Street 950
Upper l83rd 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 ofthe 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
1 80th Street 5 60
Upper 1 82nd Street 90 1040
Upper l83rd 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.
.
.
.
f' Xtl1/J1r C.
DAKOTA COUNTY SOIL AND WATER
CONSERVATION DISTRICT
Dakota County Extension and Conservation Center
41002201:11 Street West, Suite 102
Farmington, MN 55024
Phone: (651) 480-7777 Fax: (651) 480-7775
www.dakotacountyswcd.org
August 9,2006
Ref: 06-FRM-23I
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 ofthe 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 ofthe project's final design and a condition of approval.
We offer the following specific comments for your consideration.
I. 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,
J BM. I DSc---
Jim Davidson, CPESC, CPSWQ
Urban Conservationist
Dakota County Soil and Water Conservation District
Cc: Lee Mann, City of Farmington
Brian Watson, Dakota SWCD
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Planning Commission
tbf0
FROM:
Tony Wippler, Assistant City Planner
SUBJECT:
Comprehensive Plan Amendment and Rezoning - 21030 Chippendale Court
(Richard and Sarah Bugbee)
DATE:
November 14, 2006
INTRODUCTION / DISCUSSION
The City is requesting that the public hearing for the proposed comprehensive plan amendment and
rezoning of the property located at 21030 Chippendale Court and owned by Richard and Sarah
Bugbee be continued to the December 12,2006 regular Planning Commission meeting.
Both the City of Farmington and Empire Township have reviewed the annexation petition submitted
by Mr. and Mrs. Bugbee. On October 24, 2006 both entities signed a joint resolution agreeing to the
annexation of the parcel. However, at that time it was agreed that the aforementioned joint resolution
would not be sent to the Municipal Boundary Adjustment Unit of the Office of Administrative
Hearings [MBAU] for final approval until some pending issues were resolved. More specifically, a
number of unknowns still exist regarding costs associated with extending services to the property as
well as the need to obtain an easement from an adjoining property. Once these issues are resolved,
and Mr. Bugbee has indicated that he fully understands the costs associated with connecting to city
services and is willing to incur those costs, staff will then submit the joint resolution for this property
to the MBAU for final approval. Until that time, it is staffs position that a Comprehensive Plan
Amendment and Rezoning of the subject property are premature.
STAFF RECOMMENDATION
Continue the public hearing to the December 12, 2006 regular Planning Commission meeting or until
all of the issues identified above have been resolved.
Respectfully submitted,
;--~
Ton~Pler, Assistant City Planner
Cc: Richard and Sarah Bugbee
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
\~v
Planning Commission
FROM:
Tony Wippler, Assistant City Planner
SUBJECT:
Comprehensive Plan Amendment and Rezoning - 3245 Vermillion River Trail
(David and Gina King)
DATE:
November 14,2006
INTRODUCTION I DISCUSSION
The City of Farmington has initiated a Comprehensive Plan Amendment and a Rezoning of the
property owned by David and Gina King which is located at 3245 Vermillion River Trail. The
subject property is 1.94 acres in size and contains a single-family residence occupied by the King's.
The owners of the property have petitioned for annexation due to the need to obtain City services
(water and sanitary sewer) as the septic system servicing the existing residence is failing. As of the
date of this memorandum, the annexation process has not been fully completed as the Municipal
Boundary Adjustment Unit of the Office of Administrative Hearings [MBAU] has not formally
ordered the boundary adjustment. Both the City Council and the Empire Township Board reviewed
the petition for annexation and approved the annexation by joint resolution on October 24, 2006. It is
anticipated that the State of Minnesota will order the annexation of this property on November 16,
2006. The Comprehensive Plan Amendment and Rezoning will be contingent upon the approval of
the annexation by the MBAU.
Upon finalization of the annexation, the subject property will be automatically zoned A-I per City
Policy. In addition, the subject property will not have a Comprehensive Plan designation upon
annexation. Section 10-4-3 ofthe City Code states the following:
"Land areas which may be added to the city by annexation, merger or other means shall be
classified A-l agriculture until such a time that the city council may rezone the added
territory to more appropriate classifications. "
Comprehensive Plan Amendment of Rezoning
The City is suggesting a Comprehensive Plan Amendment from Non-designated to Low Density and
a zoning classification of R-l (Low Density Residential). The proposed zoning and comprehensive
plan designations are consistent with what was previously approved for the Sauber property
(Vermillion Trail 1 st Addition), located directly east of the subject property.
.
.
.
MUSA
MUSA for this property is proceeding through the administrative review process, which allows for
projects under five (5) acres to be excluded from the full MUSA process. It is anticipated that the
City Council will review the MUSA request for this property at its meeting on November 20, 2006.
ACTION REQUESTED
Recommend approval of the Comprehensive Plan Amendment from Non-designated to Low Density,
and Rezone the property located at 3245 Vermillion River Trail from A-I to R-l (Low Density
Residential) contingent upon the following:
1. Final approval of the annexation by the Municipal Boundary Adjustment Unit [MBAU].
2. Subject to the Metropolitan Council approval of the 2020 Comprehensive Plan Amendment
application.
Respectfully submitted,
S~istant City Planner
Cc: David and Gina King
Do. viol 8x Gino. King Property
3245 VerMillion River Tro.il
c===J KING PROPERTY
COMp PlQn AMenaMent frOM Non-DeslgnQtea to Low Density
Rezoning frOM A-I to R-l
1
,
c===J CITY BOUNDARY
.
.
.
TO:
FROM:
DATE:
RE:
INTRODUCTION
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
Planning Commission
Date Filed: 10-19-06
Date Complete: 10-19-06
Action Deadline: 12-18-06
vrvu
Tony Wippler'\
Assistant City Planner
November 14, 2006
Conditional Use Permit for Off-Premises Directional Sign
Roundbank and Tamarack Ridge Retail Center are seeking conditional use approval to place an off-
premises directional sign on property owned by Valley Mining, LLC, the owner of Tamarack Retail
Center. The property on which the sign is proposed to be located is directly east of Roundbank's
property (Oulot A, Tamarack Ridge 4th Addition).
PlanniDl! Department Review
Applicants:
Owner of Property:
Attachments:
Location of Property
for Proposed Sign:
Current Land Use:
Tamarack Ridge Retail Center (Valley Mining, LLC)
20700 Chippendale A venue
Farmington, MN 55024
Roundbank
3380 Vermillion River Trail
Farmington, MN 55024
Valley Mining, LLC
17595 Kenwood Trail, STE 260
Lakeville, MN 55044
l. Diagram of Proposed Sign - Exhibit A
2. Location Map - Plat map - Exhibit B
3. Conditional Use Permit Application - Exhibit C
Outlot A, Tamarack Ridge 4th Addition. South of CR 66 and east of
Roundbank's property.
Vacant outlot
.
.
.
Area Bounded By:
Road right-of-way to the north, Commercial to the west and southwest,
storm water ponding to the east, and multi-family residences to the
south.
DISCUSSION
Tamarack Ridge Retail Center and Roundbank are seeking a conditional use permit to erect an off-
premise directional sign in the northeast corner of the Outlot located directly east of the Roundbank
property (please note Exhibit B for location).
The City Code allows for off-premises directional signs for businesses/uses which, in the
determination of the planning commission, incur substantial hardship from lack of reasonable
identification as a result of their location, and provided a conditional use permit is obtained. In
addition, an off-premises directional sign may not exceed twenty-five (25) square feet in size. The
sign proposed is twenty-four (24) square feet in size (please note Exhibit A). It is the opinion of staff
that Roundbank and Tamarack Retail Center do have a substantial hardship regarding their location
in relationship to the access from CR 66. The sign will have to meet the setback requirements for the
B-1 zoning district (30 feet in the front and 10 feet on the side).
ACTION REQUESTED
Approve the Conditional Use Permit for an off-premises directional SIgn for Roundbank and
Tamarack Ridge Retail Center contingent upon the following:
1) The signs meet all applicable setback requirements
2) The applicants submit the required sign permit application.
Respectfully submitted,
7~
TOl~ppler, Assistant City Planner
Cc: Larry Thompson, Roundbank
Blaine Eggum, Tamarack Ridge Retail Center
.
Jun 06 06 09: 12a
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651-463-4519
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p. 1 Q",Q
1 9682 Chippendale Ave. W. . Farmington, MN 55024 · 651.463.4519 · Fax 651.460.4410
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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
CONDITIONAL USE PERMIT APPLICATION
651-463-8300
(:pnrpr Telephone:~ 898-4303
Trail
FRrminernn MN
City 651-46jl~00
Telephone: ~ ---B9..8.:-:6. in 3
651-460-2600
Fax: @ 898-4437
oun an
Applicant: Tamarack Ridf,E> RerRi 1
3380 Vermillion river
l.nipppnd,qle Avenue
Street
Roundbank
Owner: Rl ai np F.eellm
3380 Vermlllion River
Address: Chippendale Avenue
Street
Address:
5,502/,
. Zip Code
651-460-2600
Fax: (g52. 898- 11/,37
lrail
Farmington
City
MN
State
<i5024
Zip Code
Premises Involved: Lot next to Roundbank in the Northeast corner
AddressfLegal Description (lot, block, plat name, section, tovmship, range)
Current Zoning District
Current Land Use
Specific Nature of Request: Add directional sif,ns to Rrrpss pni ntc::- ROllndbank aDd Tamarack
Ridge Retail Center.
SUBMITT AL REOUIREMENTS
D Proof of Ownership D 6 Copies of Site Plan
~ Application Fee D Abstract!Residential List (required 350' ITom subject property)
D Boundary / Lot Survey D Torrens (Owner's Duplicate Certificate of Title Required)
1ft1~V\.'~JVC)'vo- 9~/O6' J7t'V~''4Sl}1. t\.L Y:S--
S"~~ of Ow Date. S~..d' of A~nt
~~ ~ f-j't-'/Ob ~ ~
<70c/O(
. Date
r/1o lot
{XIf1 }lIt 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
\~0
FROM:
Lee Smick, AICP
City Planner
SUBJECT:
Sketch Plan - Farmington Ridge
DATE:
November 14, 2006
INTRODUCTION
The Riegel Group Inc. has requested a sketch plan review for 13 single-family lots located
directly north of Bible Baptist Church at the southeast intersection of Akin Road and 195th Street
(Exhibit A). The process for submitting a sketch plan is outlined in the City's Subdivision
Ordinance and allows the Planning Commission to provide comments prior to preliminary plat
submittal.
DISCUSSION
The applicant is proposing a 13-10t single-family subdivision named Farmington Ridge on 6.3
acres north of Bible Baptist Church (Exhibit B). The applicant is proposing to construct the
development within the oak and basswood grove south of 195th Street. Access to the lots will be
from a 1,150-foot long cul-de-sac. The cul-de-sac length will require a variance. The cul-de-sac
will be considered a private road and will be constructed at 28-feet in width face to face.
Retaining walls and curve speed advisory signs will be located along the roadway for safety.
The access point at Akin Road is approximately 30 feet higher than the cul-de-sac. A
southbound bypass lane is proposed on Akin Road to enable through traffic to avoid turning
vehicles.
Lots
The existing house is proposed to be removed. The lot sizes and widths as shown on Exhibit C
are as follows:
Lot Lot Size Lot Width
1 20,330 sf 132 ft
2 16,380 sf 75 ft
3 12,324 sf ll4 ft
4 14,494 sf 77ft
5 15,270 sf 77ft
. 6 16,339 sf 77 ft
7 15,836 sf 77ft
8 12,124 sf 103 ft
9 13,173 sf 109ft
10 12,788 sf 90 ft
11 13,294 sf 90 ft
12 14,366 sf 85 ft
13 16,969 sf 100 ft
Tree Loss
Approximately 22 existing oak and basswood trees will be removed to allow for the construction
of the subdivision. Oaks ranging from 18 inches to 48 inches in diameter will be removed.
Approximately 52 trees will be retained.
Utilities
Water and storm sewer lines are located along the 1951h Street right-of-way. The challenge for
the site is the need to service the lots with a sanitary sewer line. The closest sewer line is 920
feet away, located in the intersection of 1951h Street and Embers A venue within the Parkview
Ponds subdivision. Another location for hookup would be the 1981h Street outlot in the Parkview
Ponds subdivision that is approximately l,367 feet away.
.
Sidewalk. Park. and Trail Remtirements
A 5-foot wide sidewalk is proposed on the house side on the private street accessing the
subdivision. Upon discussions with Randy Distad, the Parks & Recreation Director, he has stated
that he is proposing to take cash in lieu for the project and he would like to see a trail connection
from the sidewalk in the subdivision to the City nature park to the east. Further discussions with
the applicant will occur before the platting stage of the development process.
ACTION REQUESTED
Provide comments to the developer regarding the sketch plan.
Respectfully submitted,
tt&~
Lee Smick, AICP
City Planner
cc: Riegel Group, Inc.
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