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HomeMy WebLinkAbout2/13/07 City of Farmington 325 Oak Street Farmington, MN 55024 . A Proud Past - A Promising Future Committed to Providing High Quality, Timely and Responsive Service to All Of Our Customers AGENDA PLANNING COMMISSION February 13, 2007 7:00 P.M. CITY COUNCIL CHAMBERS 1 . CALL TO ORDER 2. APPROVAL Of MINUTES a) January 9, 2007 3. ELECTION Of OffiCERS 4. PUBLIC HEARINGS a) Comprehensive Plan Amendment from Industrial to Urban Reserve and Rezoning from 1-1 to A-1 for the property generally located at the northwest intersection of CSAH 50 and Pilot Knob Road (Con't) Applicant: John Devney 5788 212th Street West Farmington, MN 55024 b) Text Amendment - Parks and Recreation regarding park dedication fees . Applicant: City of Farmington 325 Oak Street Farmington, MN 55024 5. DISCUSSION a) Rose Lake Concept Plan (Winkler Property) b) 2030 Comprehensive Planning Process 6. ADJOURN . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: Planning Commission * FROM: Tony Wippler, Assistant City Planner SUBJECT: Comprehensive Plan Amendment and Rezoning - Devney Family Limited Partnership property (northwest corner of Pilot Knob Road and CSAH 50) - Con't DATE: February 13,2007 INTRODUCTION I DISCUSSION . Attached for your review, please find the memorandum that was prepared by staff for the Planning Commission's January 9, 2007 regular meeting concerning this item. At the previously mentioned meeting, the Commission decided to table this item until the February meeting to decide whether to allow the property to go back to an Agricultural designation and ultimately back into the Agricultural Preserve Program. By tabling the item, this allowed the Commission to take part in the two visioning sessions for the 2030 Comprehensive Plan update, and further explore what the community's vision is for the western portion of the city (west of Pilot Knob Road). As a note, a compilation of the visioning session results are being included in the Planning Commission packet, and will be discussed at the February 13,2007 meeting. Assessments The Devney family has indicated that they would prefer to continue to enroll the property into the Agricultural Preserve Program in order to avoid any assessments that may be linked to the property in conjunction with the CSAH 31 project. Staff has been informed by the Finance Department that if the property were to come out of Ag Preserve and officially become Industrially guided property, the assessments for CSAH 31 would be deferred until the property were to develop. It should be noted that the City Council may reassess the property at the time of development occurring. ACTION REQUESTED Review the request by Mr. John Devney to have the property located at the northwest intersection of Pilot Knob Road and CSAH 50 re-guided from Industrial to Urban Reserve and rezoned from I-I to A-I. Staff is looking for direction from the Planning Commission; staff has provided the . Commission with the options listed below: . . . 1. Recommend approval of the Comprehensive Plan Amendment and Rezoning of the subject property from Industrial to Urban Reserve and I-I to A-I, respectively, and forward that recommendation onto the City CounciL 2. Recommend denial of the Comprehensive Plan Amendment and Rezoning of the subject property from Industrial to Urban Reserve and I-I to A-I, respectively, and forward that recommendation onto the City CounciL Respectfully submitted, ~u;.x Tony Wippler, Assistant City Planner Cc: Mr. John Devney . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: Planning Commission FROM: Tony Wippler, Assistant City Planner SUBJECT: Comprehensive Plan Amendment and Rezoning - Devney Family Limited Partnership property (northwest comer of Pilot Knob Road and CSAH 50) DATE: January 9, 2007 INTRODUCTION Request John Devney, on behalf of the Devney Family Limited Partnership, is requesting a Comprehensive Plan Amendment and Rezoning of their property which is generally located at the northwest comer of Pilot Knob Road and CSAH 50. Mr. Devney is requesting that the property be re-guided from Industrial to Urban Reserve and rezoned from 1-1 (Industrial) to A-I (Agricultural), as Mr. Devney wishes to continue to farm the land and re-enroll this property into the Agricultural Preserve Program. The subject property consists of two parcels ofland (PID# 14-02600-010-90 and PID# 14-03500-010-01) - please see attached map. DISCUSSION Background 1998 Comprehensive Plan Update As part of the 1998 Comprehensive Plan update, the parcels mentioned above, were re-guided from Agricultural (now Urban Reserve) to an Industrial designation and rezoned to 1-1 (Industrial). At that time, these changes were part of an overall City-wide amendment as additional Industrial Land was identified as a key component to the 1998 update. At the time of the Comprehensive Plan Amendment and Rezoning in 1998, the property was enrolled in Dakota County's Agricultural Preserve Program. December 12.2006 Planning Commission discussion & December 19.2006 EDA discussion Staff initiated a discussion with the Planning Commission regarding the possibility of re-guiding and rezoning the subject property at their regular meeting on December 12, 2006. During that discussion, many of the Commission members expressed concerns about the resulting reduction of available industrial land if this property were to be rezoned Agricultural. The Commission asked that staff research the difference between the Ag Preserve Program and the Green Acres Program. These programs and their benefits are explained below. The comments expressed by the Commission were forwarded to the City's Economic Development Authority [EDA] on December 19,2006 as they have begun evaluating potential growth areas for economic development of which this property is a part of. The EDA expressed many of the same concerns that were mentioned at the Planning Commission. . . . Metropolitan Agricultural Preserve Program The Agricultural Preserve Program is a County program governed by Minnesota Statute 473H.OI which is "designed to value and tax qualifying agricultural property located in the metropolitan area, in a manner similar to out-state Minnesota." In order for a property to be eligible for this program it must be zoned Agricultural by the local municipality and must normally be forty acres in size. If the property is enrolled in this program, the owner then signs an eight-year perpetual covenant/agreement to leave the property in agricultural use. As previously stated, Mr. Devney wishes to continue to utilize this property for farming purposes and does not wish to see it developed for at least the next eight years. The benefits of the Agricultural Preserve Program as they relate to property taxes are: · Special assessments cannot be levied on Agricultural Preserve property. · Annual property taxes are based on the Agricultural market value only. · An additional property tax credit of$I.SO per acre is applied; or · The tax calculated using 105% of the statewide average tax rate is used if that tax is less than calculated using the $1.50 per acre credit. Green Acres Programs This is a tax deferral program for certain agricultural property which is governed by Minnesota Statute 273.111. For a property to qualify for Green Acres, it must be devoted primarily to the production for sale of agricultural products'. In addition, there are a number of requirements that must be met for a property to qualify for Green Acres. They are: a) the property must be at least ten acres in size, b) the applicant must be able to verify an agricultural income of at least $300 plus $10 per tillable acres, and c) the property must be homestead, farmed in conjunction with the homestead property; or the property must have been in the applicant's family for at least seven years. Properties within Green Acres are valued two ways by the County Assessor (actual market value and agricultural value). The taxes for the property are calculated on both market values, but paid on the lower, agricultural value. The difference between the tax calculated on the agricultural market value and the actual market value is deferred until the property is sold or no longer qualifies for the program. ACTION REQUESTED Review the request by Mr. John Devney to have the property located at the northwest intersection of Pilot Knob Road and CSAH 50 re-guided from Industrial to Urban Reserve and rezoned from I-I to A-I. Staffis looking for direction from the Planning Commission; staff has provided the Commission with the options listed below: 1. Recommend approval of the Comprehensive Plan Amendment and Rezoning of the subject property from Industrial to Urban Reserve and I-I to A-I, respectively, and forward that recommendation onto the City Council. 2. Recommend denial of the Comprehensive Plan Amendment and Rezoning of the subject property from Industrial to Urban Reserve and I-I to A-I, respectively, and forward that recommendation onto the City Council. Respectfully submitted, Tony Wippler, Assistant City Planner Cc: Mr. John Devney MAILING NOTIFICATION SITE MAP .WNER: PAYABLE 2006 TAXES DEVNEY FAMILY L TOPTNSHP 5788 212TH ST W FARMINGTON MN 55024-9621 LAND: BUILDING: TOTAL: LOT SIZE 2006 BUILDING INFORMATION (PAYABLE 2007): NO DATA AVAILABLE PROPERTY 10 NUMBER: 14-02600-010-90 2006 ESTIMATED MARKET VALUES (PAYABLE 2007) SCHOOL DISTRICT: 64,000 64,000 192 1, 725,352 TOTAL SQ FT 39.61 TOTAL ACRES 201,978 ROAD R1W SQ FT NET TAX: SPECIAL ASSESSMENTS: TOTAL TAX & SA: 274.50 0.00 274.50 LOCATION: SE1/4 SE1/4 SECTION 26-114-20 PAYABLE 2007 HOMESTEAD STATUS: FULL HOMESTEAD WATERSHED DISTRICT: VERMILLION RIVER LAST QUALIFIED SALE: DATE: AMOUNT: PAYABLE 2007 ASMNT USAGE:AG-AG PRESERVE L- L U LJ II J [~ If . n ~ ~ ~r I~~~~ riJI.~1~v \ .~ dBLJR!U / \\ 1k j.~_~ i~~ n II ~:III . i~ ~~Iw,,~ r ,u ~~ - ~ ~I ~ E .~ _. ~~ ~~~ ....\ f7 \j. . I ~ ~g ~ tr''' ,--- ,;. ~ tMHiffiJ6h (E ) ~~\ ~4 ,I' I\J ~/ t"~ ~ ~ \ \ t ~ ~ '-- 'T J tif!lIIll!LJJ: r-fi ~ ~ I~ , =--l ~ -T~:ffi ') r: ~:~ L II~h ~ ~~~~OO UU -"'W ~--- iJU ~ .~1illh' IIII~~ h- ~ V' r -gIE filll!ill5llli11lJIJlj .JV ~ ~~ ~~~~Itl; ! 111~li~ ~ ~"edjlili3!ll1 ~ = "flU I~ ~k1 I.A~ c ~ ~l I II r1= ~ [=:J t- cf- P - I IN I~ ( ~ HB (l-'J ~~~ I-J -' ill I- r-- ~I;= - ~ T .: Dimensions rounded to nearest foot. Copyright 2007, Dakota County - PLAT NAME: SECTION 26 TWN 114 RANGE 20 TAX DESCRIPTION SE 1/4 OF SE 1/4 EX PAR 1 DAKOTA CO R1W MAP #194 2611420 N i This drawing is neither a legally recorded map nor a survey and is not intended to be used as one. This drawing is a compilation of records, information and data located in various city, county, and state offices and other sources, affecting the area shown, and is to be used for reference purposes only. Dakota County is not responsible for any inaccuracies herein contained. If discrepancies are found, please contact Dakota County Survey and Land Information Department. Map Date: February 9, 2007 Parcels Updated: 11/2312006 Aerial Photography: 2003 fl. ~'.~ .1.., ...., . , , 01:"' TO' . c., . ..... I! ,_ .:.. . .of- 11..(1 U ,.:~. ,', -'.. '~" ( . , i -" r!. ~ . ...~ ~ J '.. .... eI" ~ ~ , t~i. "'.....". 't': .. ) .. N ; ."" . ....1 a..,;' ,.... ..- .;,; ~ '" r ~ :. . . ~ .... . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us PETITION FOR COMPREHENSIVE PLAN AMENDMENT t . ,L' "'1 /1~4 O1i.T 11.1< t" ~ H) . - l-L-3 Applicant:Ve..vn.e..y O(Yi-1i Y II Telephone:~/-4~ 3-<&Jpax.: U Address: 5'1 f5 'd' 7- /.1- ~ J.f \-J 7' ~ yo /1 //l/Jf O/V l"t f1 5" b C) ;;/ Street City. I State Zip Code ~ '"'" " AA --Q.., Owner: ...J ~ y r I Telephone: LJ Mailing Address: 7 Csl:- Vn <L- Street . . City State I f,.j- D ;].. Le C C3l - 0 lei.. F7 0 Premises Involved: J f-i. - 0 3--fi" d>-O- 0/& - <51-/ Address! Legal Description (lot, block, plat name, section ........- Fax.:U Zip Code a:urrent Comprehensive Plan Designation: .roposed Comprehensive Plan Designation: I understand that a public hearing is required as well as a published notice of hearing, for which I hereby attach payment of the fee in the amountof$\'-' D.{;()" which I understand further will be refunded ifno-meeti~ul~_.n ..~ f!!!(:~/:~/"'p- J;>~;;~ F~ IF;,@: @ cc, ,- ,"-- . r ]5/~ tll U.~lr '. : i: S.gnalure ofOwner .~I.. _20. ~:lq ).d-//~/Ob f \0b Date ..... Request Submitted to Planning staff on Public He~g Set for: Planning Commission Action: City Council Action (if necessary): ~a1Newspapor. For office use only Approved Approved _Denied _Denied Comments: Conditions Set: . Planning division: Date: I JlOS In accordance with Title 10, Chapter 3, Section 12 ofthe City Code. . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ct.fannine:ton.mn.us PETITION FOR REZONING APPLICATION Appli",nt D ~ V IJ e'j t Co, "on',,!:t .L- }/"I tti:;;too;i(:;,/ ;{,;: -}:: ~~ ?i.-~ ~ 1_ - ~ ~ 6 - Y 1.;;1 ) Address: - J S 8'" ~ I d- Jr W - 6;. '(" i1 )rJ 0 yJ 11.", -!J 5- 6.J.- . Street City State Zip Code Owner: D..:i- V lJ'~ V "1 Q. WI ( ly Telephone: ~ LJ:J; 3 - 3IF~! LJ ( I '7 0... YYl ~ .... ~ Q City ;i-/_Od-'- -cio-'!O Premises Involved: ; Ii -,..- Cr "3 :7 0 e::, - c>-j (,;) - c ) Address! Legal Descrip,tion Oot, block, plat name, section, township, range) . } / I (I - / ) Proposed Zoning A - / I I nnd~d th~:;o ~.....g ~ ,,,,llired '" well '" , pobIi"'" ooti", of hMring, fon.!uob I bore by ,ttaoh. paym~1jpf tho ~ ~ ths, ~ amount of $ _ - 00. whjch I understand ~~r ~~~_be r~~ded if no rp-ting is sched~led. "1 ~~ ~.J.riJ) l<::..J:VVvrk ~fa~/~~@[gJY_ ~~~'b~ ( ~' U 1\ -- S1 ture of Owner I\~/! DEC 2 0 _ I ) J-;// <;t/ 0 ~ i; 1\\ Date Mailing Address: Street State Zip Code Current Zoning . - For office use ~)l]JY ;< ~",:.:/. .:.:, ,"j .," .::i .'- . ...,.... P1almIDgCorrifoi~si6~ 'Act4.op; i:"';::" .. CitY CoUncil Action (if neCessary):- . :', ..;. ., .' "',-. ,- - '-- ,.... .'. . :iApprQ~ed, Appi9ve~ - ~Denied __.:_~_J)enied '''. - Comments: Conditions Set: Planning division: 1n accordance with Title 10, Chapter 3, Section 12 of the City Code. -Date: 9/06 . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmin~on.mn.us TO: Farmington Planning Commission Members FROM: Randy Distad, Parks and Recreation Director RE: Park, Open Space and Trail Dedication Ordinance Text Amendments DATE: January 29, 2007 INTRODUCTION In 2003, the City of Farmington amended in its entirety the Park Dedication Ordinance (Ordinance). The Ordinance received some text amendments in 2005. It has become apparent after review by the Park and Recreation Advisory Commission (PRAC) that there are still some text amendments that need to be made to the ordinance. DISCUSSION Staffhas observed over the past year when platting of developments has occurred that there were some issues that need to be addressed in the Ordinance. These issues were as follows: · The Ordinance does not specifically provide a definition or description of a steep slope and whether or not park dedication credit should be given for a steep slope. · The explanation of how a combination of land and cash in lieu of land is somewhat confusing and new language should be added to clarify how a combination of land and cash are determined. · Credit for private parks has been given in the past for some developments and not for others. A determination needs to be made whether there should be a credit given when a private park is dedicated in a development. At the December 6, 2006 PRAC meeting, discussion took place on several possible text amendments in the Ordinance to address the issues identified above. Based on the discussion that occurred at the meeting the PRAC is recommending the following text amendments be made to the Ordinance: 1. Amend Section 1 (B) Land Dedication Required for Parks, Trails and Open Space: Revise text so show that park dedication credit will not be given for land that is more than a 20% grade. Rationale: Land with a steep slope is difficult to develop as a park due to erosion issues. If the developer wants to gift the land to the City, it will be accepted but park dedication credit will not be given and the gifted land will not count towards the park dedication requirements for the . . . development. The developer may be able to receive a tax benefit by gifting the land to the City but it is up to the developer to pursue the tax benefit. 2. Amend Section 1 (I) Combination of Land and Cash Dedication: Revise text better identifY how the combination of land and cash dedication is computed in order to satisfY the park dedication requirement. Rational: Previous text was somewhat confusing. 3. Amend Section 1 (0) Credit for Private Open Space: Revise text to state that credit is not given for private open space. Rational: Private open space creates areas that are exclusive to the development and are not accessible to the entire community. The City should be promoting parks as a place that is accessible to all people in the community to use rather than creating parks that are segregated from the community. A developer can still create private open space in a development but no credit will be given towards satisfYing the park dedication requirements for the development. Attached to this memo is an amended Ordinance that identifies the text amendments that the PRAC is recommending be made. The PRAC is recommending that the language that contains the strikethrough be eliminated and the language that is underlined be added. ACTION REQUESTED Staff and the PRAC are requesting that the Planning Commission complete the following items regarding completing several text amendments to the existing Ordinance: I. Hold a public hearing on the proposed text amendments to the existing Ordinance. 2. Allow the public and Planning Commission members to provide comments on the proposed text amendments to the Ordinance. 3. Forward the recommended Ordinance text amendments to the City Council for approval. ~;ym [J~ Distad Parks and Recreation Director cc: Park and Recreation Advisory Commission Members . ORDINANCE NO. CITY OF FARMINGTON DAKOTA COUNTY, MINNESOTA AN ORDINANCE AMENDING TITLE 11 OF THE FARMINGTON CITY CODE REGARDING CLARIFYING LAND DEDICATION REQUIRED FOR PARKS, TRAILS AND OPEN SPACE, COMBINATION OF LAND AND CASH DEDICATION AND CREDIT FOR PRIV ATE OPEN SPACE THE CITY COUNCIL OF THE CITY OF FARMINGTON ORDAINS: SECTION 1. Title 11, Chapter 4, Section 9 of the Farmington City Code regarding Public Park, Trails and Open Space Dedication is amended by adding the underlined language and deleting the strikeout language as follows: . (B) Land Dedication Required for Parks, Trails and Open Space. Minnesota Statutes Section 462.358, Subd. 2b provides that municipal subdivision regulations may require that a reasonable portion of any proposed subdivision be dedicated to the public or preserved for conservation purposes or for public use as parks, playgrounds, trails, wetlands, or open space, and that the municipality may alternatively accept an equivalent amount in cash. . In every plat, re-plat or subdivision of land allowing development for residential, commercial, industrial or other uses or any combination thereof, or where a waiver of platting is granted (but excluding simple lot line adjustments which do not create additional lots ), or when required by Paragraph C below, a reasonable portion of such land shall be set aside and dedicated by the owner or developer to the general public for parks, trails or public open space, or an equivalent amount in cash shall be paid to the City. For purposes of this Ordinance, the term "developer" includes all owners, developers or subdividers who have an interest in or control over the land to be subdivided. It is hereby found and declared that, pursuant to Minnesota Statutes, Section 462.358, Subd. 2b, it is reasonable to require dedication of an amount of land equal in value to that percentage of the undeveloped land set forth in Paragraph C below. It is also found that the primary users of neighborhood parks live in close proximity to the park. Said land shall be suitable for public use as parks, trails, and open space or for one of those purposes, as shall be determined in the sole discretion of the City, and the . City shall not be required to accept land which will not be useable for parks, trails or open space or which would require extensive expenditures on the part of the City to make them useable. The City will not give park dedication credit for floodplains, wetlands, stormwater ponding areas, land encumbered by gas pipeline or other utility easements, slopes of more than 20% grade or for required sidewalks or walkways within road right of ways. All land dedicated for parks, trails, and/or open space shall be designed to incorporate natural features as much as possible such as river, streams, wildlife habitats, woodlands, and ponding areas. This dedication shall be in addition to the land dedicated for streets, alleys, storm water ponds or other public purposes. (I) Combination of Land and Cash Dedication. If the City accepts land for park, trails or open space dedication in less than the amount required by Paragraph (C), the developer shall pay to the City the appraised fair market value of the remaining land in excess of the percentage of land required to be dedicated. The appraised value of the excess remaining land required to be dedicated shall be determined by the method specified in Paragraph (H). . (0) Credit far Private Open Spaee. Where a private open space for park, recreation or trail purposes is provided in a proposed subdivision and such space is to be privately owned and maintained by the future residents of the subdi~lision, a credit of up to hventy fi~le (25) percent of the requirements of Section (C) may be given, provided that the following conditions are met: (1) That such land area is not occupied by non recreational buildings and is available for the use of all residents of the proposed subdivision. (2) That required setbacks shall not be included in the computation of such private open space. (3) That the use of the pri~:ate open space is restricted for park, recreational and trail purposes by recorded covenants ~lIhich run with the land in favor of the future owners of the property within the tract and ~:.'hich cannot be defeated or eliminated without the consent of the City Council. . . . . (4) That the proposed private open space is of an appropriate size, shape, location, topography and usability for park, recreational and trail purposes or contains unique natural features that are important to be preserved. (5) That the proposed private open space reduces the demand for public recreational facilities to serve the dtwelopment. (0) Credit for Private Park and Open Space. No credit to the requirements of subsection C of this section will be given for private open spaces for park. recreation or trail purposes. SECTION 2. This ordinance shall be effective immediately upon its passage. ADOPTED this _ day of City of Farmington. 2007, by the City Council of the CITY OF FARMINGTON Kevan A. Soderberg, Mayor ATTEST: City Administrator SEAL Approved as to form the day of , 2007. City Attorney SEAL Published in the Farmington Independent the _ day of 2007. . ORDINANCE NO. CITY OF FARMINGTON DAKOTA COUNTY, MINNESOTA AN ORDINANCE AMENDING TITLE 11 OF THE FARMINGTON CITY CODE BY AMENDING SECTION 11-4-9, IMPOSING PARK LAND AND TRAIL DEDICATION REQUIREMENTS THE CITY COUNCIL OF THE CITY OF FARMINGTON, MINNESOTA ORDAINS: Section 1. Title 11, Chapter 4, Section 9 of the Farmington City Code is hereby amended in its entirety to read: 11-4-9 PUBLIC PARK, TRAILS AND OPEN SPACE DEDICATION. . (A) Purpose. This Ordinance is adopted for the purpose of providing for the recreation, health, safety and welfare of the public through the orderly development of recreation areas and the conservation of natural resources and scenic beauty in the City of Farmington. The City Council finds that the dedication requirements of this Ordinance are necessary to meet the minimum needs for parks, trails, wetlands and open space resulting from development of the uses subject to this Ordinance. (B) Land Dedication Reauired for Parks, Trails and Open Space. Minnesota Statutes Section 462.358, Suhd. 2b provides that municipal subdivision regulations may require that a reasonable portion of any proposed subdivision be dedicated to the public or preserved for conservation purposes or for public use as parks, playgrounds, trails, wetlands, or open space, and that the municipality may alternatively accept an equivalent amount in cash. . In every plat, re-plat or subdivision of land allowing development for residential, commercial, industrial or other uses or any combination thereof, or where a waiver of platting is granted (but excluding simple lot line adjustments which do not create additional lots ), or when required by Paragraph C below, a reasonable portion of such land shall be set aside and dedicated by the owner or developer to the general public for parks, trails or public open space, or an equivalent amount in cash shall be paid to the City. For purposes of this Ordinance, the term "developer" includes all owners, developers or subdividers who have an interest in or control over the land to be subdivided. It is hereby found and declared that, pursuant to Minnesota Statutes, . . . Section 462.358, Subd. 2b, it is reasonable to require dedication of an amount of land equal in value to that percentage of the undeveloped land set forth in Paragraph C below. It is also found that the primary users of neighborhood parks live in close proximity to the park. Said land shall be suitable for public use as parks, trails, and open space or for one of those purposes, as shall be determined in the sole discretion of the City, and the City shall not be required to accept land which will not be useable for parks, trails or open space or which would require extensive expenditures on the part of the City to make them useable. The City will not give park dedication credit for floodplains, wetlands, stormwater ponding areas, land encumbered by gas pipeline or other utility easements, slopes of more than 20% grade or for required sidewalks or walkways within road right of ways. All land dedicated for parks, trails, and/or open space shall be designed to incorporate natural features as much as possible such as river, streams, wildlife habitats, woodlands, and ponding areas. This dedication shall be in addition to the land dedicated for streets, alleys, storm water ponds or other public purposes. (C) Dedication Formula for Parks Land. Trails and Open Space. The amount of land required to be dedicated by a developer for park, trail or open space shall be based upon the net area (gross area minus wetland and floodplain) of the land to be subdivided which could be developed for residential, commercial, industrial or other non-residential purposes[,] shall be determined at the time of preliminary plat approval[,] and shall be calculated as follows: (1) Residential Development. Dwelling Units/Acre 0-2.5 2.6-5.0 5.1-7.5 7.6-10.0 10.1-12.5 12.6-16.0 Land to be Dedicated for Parks, Trails and Open Space 11% 12% 13% 14% 15% 16% For each additional 2.5 units over 16/acre, add .25%. If a lot which was a platted lot before the effective date of this Ordinance is split into two (2) lots, the land to be dedicated shall be five percent (5%) of the original lot. . (2) Industrial Development. In industrial developments, five percent (50/0) of the net area (gross area minus wetland and floodplain) included in the land to be subdivided shall be dedicated for parks, trails and open space. (3) Commercial Development. The park, trail and open space dedication requirement of the land to be subdivided for a commercial, light industrial and/or non-residential subdivision or development shall be five percent (50/0) of the net area (gross area minus wetland and floodplain) included in the land to be subdivided. (4) Mobile Home Park Development. The park, trail and open space dedication requirement for a mobile home park shall be based on the same requirements as Paragraph C (l) and shall be determined prior to the developer receiving approval of the site plan for such development. . (D) Conformance with Comprehensive Plan. Land dedicated under this Ordinance shall reasonably conform to the City's Comprehensive Plan. The Planning Commission and Park and Recreation Advisory Commission shall recommend to the City Council to adopt as part of the Comprehensive Plan the location of land for future parks, trails and open spaces in the City. If the Comprehensive Plan for the parcel of land to be subdivided calls for public property in excess of that required by Paragraph C, the Planning Commission and City Council shall, before approval or disapproval of the preliminary plat, consider the Comprehensive Plan and determine whether to take the necessary steps to acquire, by purchase or condemnation, all or part of the additional public property as called for by the Comprehensive Plan. If the City's Trail Master Plan shows a trail within a development, it must be dedicated by the owner. (E) Cash in Lieu of Land. The City shall have the option to require cash contributions in lieu of accepting dedication of land or, if the City Council determines that land is needed in the development, but in a lesser amount than the required proportionate share, the Council may require payment of cash in lieu of land dedication based on a pro-rata share of the land dedication that otherwise would be required. Contributions of cash in lieu of land shall be placed in a special reserve park fund which shall be held and used by the City to acquire land for, or to improve, parks, playgrounds, trails or public open space. (F) Timin!!:. The requirements of this Ordinance for dedication of land or for contribution of cash in lieu of land shall apply at the time of final plat approval, replat, . minor subdivision, or waiver of platting, and shall apply to any plat, replat, . subdivision, waiver of platting, or development which receives final approval after the effective date of this Ordinance. (G) When Cash Shall Be Required. The City shall require a cash payment in lieu of park, trail and open space dedication whenever the proposed dedication of land for public use is not suitable for the intended use, is too small for practical maintenance, or whenever cash payment would be more beneficial to the development of the overall park system than dedication of the land within the property to be developed. . (H) Determination of Cash Payment. If the City elects to accept a cash payment in lieu of land for park, trails or open space dedication for a residential, industrial, commercial, or other non-residential development, the developer shall pay to the City the appraised fair market value of the land (at the time of final plat approval) that would otherwise be dedicated for park, trail and open space under Section 1310: 1303. The total amount of cash payment in lieu of land owed to the City shall be determined by taking the total number of acres owed multiplied by the per acre appraised fair market value of the total development. If the development already benefits in some way from previous improvements such as streets, utilities or other improvements at the time of the final plat, these improvements will be included in determining the appraised fair market value of the land. The appraised fair market value of the land shall be determined by a qualified licensed appraiser and shall meet the Uniform Standards of Professional Appraisal Practice. The appraiser shall be mutually selected by the City and the developer. The appraisal fee shall be paid by the developer. (I) Combination of Land and Cash Dedication. If the City accepts land for park, trails or open space dedication in less than the amount required by Paragraph (C), the developer shall pay to the City the appraised fair market value of the remaining land in excess of the percentage of land required to be dedicated. The appraised value of the excess remaining land required to be dedicated shall be determined by the method specified in Paragraph (H). (J) More Dedication. If the City requires park, trails or open space dedication in excess of the amount of land required by Paragraph (C), the City shall pay to the developer the fair market value of the land in excess of the percentage of land required to be dedicated. The fair market value of the excess land shall be determined by the method specified in Paragraph (H). . (K) Dedication Process. Prior to the dedication of the required property, the developer shall provide the City with evidence of title in a form acceptable to the City Attorney or a title insurance policy insuring the City's interest in the property. In any . dedication of required land, the developer must have good and marketable title to the land, free and clear of any mortgages, liens, encumbrances or assessments, except easements or minor imperfections of title acceptable to the City. (L) Modification of Reauirements. The dedication requirements based on the development's proportional share of the City park system are presumptively appropriate. A developer may request a deviation from the presumptive requirements based upon the anticipated impact of that particular subdivision. The request must be made to the City Council as part of an application for final plat approval. The City Council, after consideration of the request, may modify or reduce the requirements of this ordinance. (M) Trail Construction. When the City's Trail Master Plan identifies a trail or trails to be constructed in the land to be subdivided, the developer_shall be required to pay for the construction of the trail improvements. The construction specifications of trails shall be determined by the City Engineer and Parks and Recreation Director. Whenever possible, trails shall connect with existing trails andlor sidewalks. The City's Planning Division, Parks and Recreation Department and Engineering Department shall determine when it is feasible for trails to be constructed to encircle . ponding or wetland areas. (N) Review by Parks and Recreation Director. The City's Planning Division shall transmit a copy of all development plans involving land to be dedicated for parks, trails and open space to the Parks and Recreation Director who shall report back to the Planning Division on the appropriateness of any proposed park, trail and open space dedication. (0) Credit for Private OpeH Spaee. \Vhere a pri'/ate open space for park, recreation or trail purposes is provided in a proposed subdivision and such space is to be privately owned and maintained by the future residents of the subdivision, a credit of up to twenty five (25) percent of the requirements of Section (C) may be given, provided that the following conditions are met: (1 ) That such land area is not occupied by non recreational buildings and is available for the use of all residents of the proposed subdivision. (2) That required setbacks shall not be included in the computation of such private open space. . . (3) That the use of the private open space is restricted for park, recreational and trail purposes by recorded covenants which run v{ith the land in favor of the future o'."mers of the property within the tract and which cannot be defeated or eliminated without the consent of the City Council. ( 1) That the proposed private open space is of an appropriate size, shape, location, topography and usability for park, recreational and trail purposes or contains unique natural features that are important to be preserved. (5) That the proposed private open space reduces the demand for public recreational facilities to serve the development. (0) Credit for Private Park and Open Space. No credit to the requirements of subsection C of this section will be given for private open spaces for park. recreation or trail purposes. . (P) Park Tree Requirements. The subdivider or developer shall preserve all existing trees to the greatest extent possible during the grading process on the land that is to be dedicated for a park, trail or open space. In cases where a significant tree or trees are lost during the grading process on the land that is to be dedicated for parks, trails or open space, the developer shall be required to replace each significant tree lost with two new trees that are at least two inches in caliper. . CQ) Park Development Required or Alternative Fee. Where land is required to be dedicated for parks, trails or open space the developer shall improve the park land with minimum improvements specified or agreed to by the City, or an equivalent park development fee shall be paid by the developer to assist in funding the development of a park which will serve the new subdivision. The minimum improvements or park development fee will be based on an average cost of$30,000.00 per acre to develop a park. If the City determines to require a fee in lieu of the minimum improvements, the developer will be charged $15,000.00 of the costs to develop each acre of park and the City will pay the remaining costs to develop the park. The park development fee will be adjusted annually for inflation based on the National Engineering News Record Construction Cost Index starting January 1,2004. The park development fee shall be deposited in a special reserve park fund and shall only be used for the development of the park, trails and open space dedicated in the land to be subdivided. In cases where cash in lieu of land is taken, the park development fee shall be deposited in the special park reserve fund and shall be used in the development or improvement of other public parks, trails or open space that are located in the closest proximity to the development. The City shall allow the developer to either pay the entire park development fee at the . . . . time of final plat filing or to pay the park development fee on a per unit basis at the time that a building permit is issued for each unit to be constructed in the development, provided that all park development fees shall be paid within five (5) years of approval of the final plat. (R) Initial Development of Land Dedicated for Parks and Trails. The Parks and Recreation Advisory Commission shall determine the schedule for developing land dedicated for new parks and trails. (8) Infrastructure. The developer shall bring utilities a reasonable distance inside the property line of the future park, as determined by the City Engineer, and shall cap them off at no cost to the City. Utilities shall include gas, storm sewer, water, electricity and sanitary sewer. The location where such utilities are to be brought into the future park shall be determined by the City Engineer and Parks and Recreation Director. (T) Park and Trail Access. All land dedicated for parks shall have at least one hundred and fifty (150) feet of street frontage on at least one side. All trails shall have at least a twenty (20) foot wide access where the trail connects to a street or sidewalk. . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: Planning Commission Lee Smick, AICP ,Q Q/ City Planner DD FROM: SUBJECT: Concept Plan - Rose Lake (Winkler Property) DATE: February 13, 2007 INTRODUCTIONIDISCUSSION The Developer, Bart Winkler, has submitted the attached concept plan (Exhibits A-C) for review by staff, the Planning Commission and the City Council. The City Council commented on the concept plan at its meeting on February 5th. The following list identifies the comments from that meeting: 1. Eliminate the direct driveway access for the 21 lots along Street A (213th St). 2. Construct Street A (213th St) to Biscayne Avenue. 3. Connect 213th and Spruce Streets to the property crossing the Prairie Waterway. 4. Relocate park to the central or western edge of the property. 5. Incorporate best management practices for the proposed pond. 6. Should a grid pattern be proposed on this property similar to East Farmington? Plan Review The property is generally located east ofthe East Farmington Development and south of 2 13th Street. The subject property consists of approximately 70 acres of land owned by Mr. Winkler. The concept plan shows a total of 122 single-family lots and four outlots. The outlots will be utilized as follows: Outlot A - future parkland Outlot B - stormwater facility Outlot C - wetland area Outlot D - wetland mitigation area and future townhome development Lots The lot sizes and widths that are proposed with this concept are consistent with the comprehensive plan amendment and zoning (LowlMedium Density and R-2, respectively) that was established for this property by the City Council on August 21, 2006. The minimum lot sizes are proposed at 6,000 square feet with a minimum lot width of 60 feet. . Transportation Both 213th Street (County Road 72) and Spruce Street are shown to be extended to the east to provide access to this site. Both of these extensions will require crossing over the Prairie Waterway. Reviewing agencies such as the DNR and the SWCD will need to be informed of the plans for the crossmgs. Staff does have some concerns regarding the amount of lots accessing off of the future 213th Street extension. However, staff has classified 213th Street as a local road, since 210th Street and Spruce Street are collectors. Shelly Johnson, Traffic Consultant, has stated that the driveways along 213th should be minimized by utilizing a frontage road. In addition, half of the right-of-way to be dedicated for the 213th street extension lies within the Devney parcel adjacent to the north. This would require the applicant to purchase land or acquire an easement from the Devney's in order to construct the road as shown. The Developer met with City staff on February 6th to discuss funding options for 213th and Spruce Streets (potential high cost of extending both roads across the Prairie Waterway) along with the possible shared expense of 21 oth Street. Staff will be requesting the need for a feasibility study for 210th Street at the Council meeting February 20th. From the feasibility study, 21Oth, 213th, and Spruce Streets will be reviewed to determine the possible sharing of costs for all of these roadways. Wetlands . The property contains portions of three delineated wetlands. The developer will need to apply for a wetland alteration permit as the proposed project will impact these wetlands. Sidewalk. Park. and Trail Five foot wide sidewalks are proposed on the west side of Street B, south side of Street A, east side of Street D. As previously mentioned, park land is proposed to be dedicated (Outlot A) in the northeast portion of the site. The Parks and Recreation Director has reviewed the concept plan and his comments are attached as Exhibit D. The Parks & Recreation Commission will review the concept plan on February 14,2007. ACTION REQUESTED Staff would like the Planning Commission to provide comments to the developer regarding the Rose Lake concept plan, as described above . Respectfu. llYO. mimtte_rd,) ~~ Lee Smick, AICP City Planner Cc: Bart Winkler . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463.2591 www.ci.farmington.mn.us a.v TO: Tony Wippler, Assistant City Planner FROM: Randy Distad, Parks and Recreation Director RE: Comments on the Rose Lake Conceptual Development Plan DATE: January 29,2007 BACKGROUND Winkler Development, Inc. (the Developer) has submitted a Rose Lake Conceptual Development Plan (Concept Plan). Parks and Recreation Department staff members have had the opportunity to review the Concept Plan. The Park and Recreation Advisory Commission (PRAC) has not yet had an opportunity to review the Concept Plan, but will be reviewing it at its February 14,2007 meeting. There may be additional comments that PRAC members may wish to make about the Concept Plan. . DISCUSSION It appears that the park is shown in the correct location as identified in the Comprehensive Plan's Existing and Proposed Park, Trails and Open Space Plan Map (Plan Map). The Plan Map had identified a park area of up to 12 acres (approximately 6 acres from the Devney property to the north and approximately 6 acres from the Rose Lake development) be constructed on the eastern side of both properties. The Concept Plan does not identify the total park acreage. When a previous Concept Plan was submitted for this development, there was an issue with the location of the park. It appeared that the park fell primarily within an existing Federal Emergency Management Agency (FEMA) floodplain. At that time the Developer was made aware that park dedication credit would not be given if this proposed park land continues to remain in the floodplain. A floodplain study was to be completed. The Concept Plan does not show if the floodplain boundary has been removed entirely from the park area. Clarification will need to be provided by the Developer about how much of the park, if any, remains in the floodplain. In addition to the park location being identified, it appears that there are some sidewalk locations being shown. There is however no trails shown in the development. The only trails shown are the trails that currently exist in the Prairie Waterway. It appears that the developer has not addressed how the trail in the Prairie Waterway will cross either over or under Spruce Street as it appears that Spruce Street will be constructed through the Prairie Waterway and extended into the development. This trail crossing will need to be addressed as part of the platting ofthe development. In regards to additional trails and sidewalks, a revised trail and sidewalk concept plan has been prepared by Parks and Recreation Department staff members and is attached as Exhibit A. Staffwill be discussing its proposed trail and sidewalk concept plan with the PRAC at its February 14, . 2007 meeting. . RECOMMENDATION: . . To approve the location of the park area so long as it remains out of the floodplain. Staffis recommending that additional trails and sidewalks be added to the development in order to make it more pedestrian friendly. 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I 'II I 1- -, i- r -1- -1- --, -Iii -,- r, , r" I I l-_.J! I I. I I I-I I I I! II I I I I ~-J._ I I )--1 ,--'., I I '--" I r--'., rill I ~--T-i ~--r--~--~ I, f-_-fL-.J1---i I, H--- II I I I-I L__J L__J L__I L_.J 'I' ,~-- L...J_l.___:__-1 I ..L,--,l. I.!I }-r,-l, I 1'1 .' . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farmington.mn.us TO: Planning Commission JlI Lee Smick, AICP City Planner FROM: SUBJECT: 2030 Comprehensive Planning Process DATE: February 13,2007 INTRODUCTION/DISCUSSION As the Planning Commission is aware, the City has recently held two visioning sessions on January 315t and February ih. At the February ih meeting, participants were put to the task of reviewing the policies and goals of the existing comprehensive plan that were prepared in the 1998 visioning sessions. The participants were directed to determine whether those goals should be carried over into the 2007 visioning criteria. The participants were asked to evaluate the goals and answer "yes or no" to the 1998 goals. Each "yes or no" was counted and tabulated into the document attached as Exhibit A. The results show that 70.4% of the 41 respondents agreed to continue pursuing the goals from 1998. 18.2% of the 41 respondents wanted to make changes and the remaining 11.4% of the respondents had no opinion. A map was also generated to determine where the participants reside in the City. As shown on Exhibit B, the participants come from throughout the City. Staff would like to propose a meeting at 6:00 PM on February 28th at the Central Maintenance Facility to discuss potential land uses on the Comprehensive Plan map. This is an ideal date, since the visioning sessions and all three neighborhood meetings will have already taken place, and staff could advise the Planning Commission of the outcomes of those meetings. ACTION REQUESTED Review the attached information and make comments. Additionally, determine your availability for the proposed meeting on February 28th at 6:00 PM. ;?1::Q Lee Smick, AICP City Planner . fI.l "; o ~ ~ fI.l ~ .,.. {,J ;.:= o P-4 ~ ~ P-4 6 o U Q N Q N r-. '; o C!J ~ It ~ ~ ~ ~ o 0\ a. t"' N <+-. o I:: .Sl ..... '" "5 0.. o 0.. c;; ..... I:: 8 0 "dbo v I:: .~'g o '" .....~ o..<+-. v 0 ..s::: ..... ..... v v ..... ..... U '" '" "d ..... o '" sfi s I:: o ~ U 0 U ..... "'...... oc;; ..... S ..s::: en ~ v o..s::: bh~ '0 .S I:: .S o '" '5.s v '" .!:l S "d v ~:-::::l .......s::: ~ v "d "S ~ 01)0 "dN I:: ..... '" '" v ~ ~.~ cd OJ .~ I::..s::: ..... '" ..... 0 ~$;t ::oR o '" .-.: ::oR o "! ~ ::oR o ""' c:i 00 M on M M l':S ,J:l ::oR ~ N ::oR o "! 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