HomeMy WebLinkAbout11.09.04 Planning Packet
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City of Farmington
325 Oak Street
Farmington, MN 55024
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AGENDA
PLANNING COMMISSION MEETING
November 9, 2004
7:00 P.M.
CITY COUNCIL CHAMBERS
1.
CALL TO ORDER
2.
APPROVAL OF MINUTES
a)
October 12, 2004
3.
PUBLIC HEARINGS
a)
b)
<& c)
d)
e)
f)
g)
h)
Variance to Expand a Nonconforming Use - 421 Elm Street
Applicant: Lori Ecklund
Amendment to the Charleswood PUD/Schematic Plan.! Charleswood Northeast
Applicant: Centex Homes
Charleswood Northeast Preliminary Plat
Applicant: Centex Homes
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Parkview Ponds Prelfminary Plat (con't) ,
Appl1cant: Manley Land Development 'I
Zoning Map and Comprehensive Plan Amendment - Farmington Business Park (cOfl't)
Applicant: Colin Garvey i
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Farmington Business Park Preliminary Plat (con't) i
Applicant: Colin Garvey
Amend Section 10-6-4 (D) 9f the Zoning Code to Change Driveway Width Requir~nts
Zoning Code Text Amendments Regarding Accessory Structures
4. DISCUSSION
a) "Murphy 350 Acres" Sketch Plan - Giles Properties
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b) MUSA Review Committee Recommendation
ADJOURN
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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:
~e.-
City Planning Commission
FROM:
Jim Atkinson
Assistant City Planner
SUBJECT:
Variance to Expand a Nonconforming Use - 421 Elm Street
DATE:
November 9, 2004
INTRODUCTION
The applicant is seeking a variance from Section 10-4-2 (B)(1) of the City Code to
construct an addition to her single family home located at 421 Elm Street. The
property is zoned B-2, Downtown Business. The residential use of the property is
considered nonconforming and therefore requires approval of a variance to expand
. the structure as proposed.
BACKGROUND
The property was rezoned from R-2 (Low/Medium Density Residential) to B-2
(Downtown Business) on May 6, 2002 in order to be consistent with the Comprehensive
Plan. The Comprehensive Plan, adopted on May 15, 2000, designates the property as
"Business," which is believed to be the most appropriate long term use of the
property.
Allowing an addition to a nonconforming use would, on the surface, appear to extend
the life of a residential use in an area that the City believes will eventually convert to
commercial. However, the existing structure is well maintained and could be
converted to a commercial use in the future. An addition such as the one proposed
could actually enhance the value of the structure as a commercial property. There
are many examples throughout the Twin Cities where older homes have been
converted to commercial uses.
DISCUSSION
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According to the City Code, a nonconforming use may be continued but may not be
expanded. As shown on the attached site plan, the applicant is proposing to construct
an addition to the north side of the home totaling 432 square feet. The addition
would not extend beyond the existing portion of the house adjacent to Fifth Street or
Elm Street and therefore would comply with the setback requirements of the B-2
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Zoning District. The addition would also comply with the maximum lot coverage
permitted by the City Code. If the property were zoned residential, approval of such
an expansion would not require Planning Commission or City Council Approval. Only a
building permit would be necessary.
The City Code provides the following criteria that must be met for a variance to be
approved:
1. Because the particular physical surroundings, or the shape, configuration,
topography, or other conditions of the specific parcel of land involved,
strict adherence to the regulations of this Title would cause undue
hardship. Economic consideration alone shall not constitute an undue
hardship if reasonable use for the property exists under the terms of this
Title.
The property has been used for residential purposes since the home was
constructed in 1915. The current owner intends to continue residing on the
property but wishes to make improvements to meet the needs of the
family. Rezoning a viable residential property to commercial has limited
the usability of the property as a residence.
2. The conditions upon which a variance is based are unique to the parcel of
land for which the variance is sought and are not applicable, generally, to
other properties within the same zoning classification.
There are a small number of properties in the area that are in a similar
situation. However, the majority of properties (specifkally those located
to the north and east) were rezoned from R-2 to either R- T or R-D at the
same time the subject property was zoned B-2. A similar addition in these
distrkts would not require a variance.
3. The alleged difficulty or hardship is caused by this Title and has not been
created by any persons presently having an interest in the parcel of land.
The hardship was not created by the applicant.
4. The granting of the variance will not alter the essential character of the
locality or be injurious to other property in the vicinity in which the parcel
of land is located or substantially diminish property values.
The character of the area will not be changed since the actual use of the
property will not change.
5. The proposed variance will not substantially increase the congestion of the
public streets, or increase the danger of fire, or be detrimental to the
public welfare or public safety.
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The variance would not create any of the above-mentioned adverse effects.
6. The requested variance is the minimum action required to eliminate the
hardship.
The applicant has designed the addition to meet the needs of her family.
The requested variance is the minimum necessary to meet those needs.
ACTION REQUESTED
Approve the requested variance.
Respectfully submitted,
~~so(tL-
Assistant City Planner
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Planning Commission
FROM:
Lee Smick, AICP
City Planner
SUBJECT:
Amendment to the Charleswood PUD/Schematic Plan - Charleswood
Northeast
DATE:
November 9, 2004
INTRODUCTION
Centex Homes is seeking an approval of an Amendment to the CharleswoQd
PUD/Schematic Plan (Exhibit A) to allow Low/Medium Density Residential (Exhibit 8)
where Medium and High Density Residential was approved. The property is located in t~e
southwest quadrant of the intersection of 195th Street and Pilot Knob Road.
DISCUSSION
Proposed Amendment to the Charleswood PUD
The Developer proposes to construct 44 single-family lots on 56-foot wide lots of 7,000
square feet (minimum) within the location where Medium and High Density Residential
was originally approved by the City Council on November 3, 1997 (Exhibit C).
The overall gross density for the proposal is 2.42 units/acre. The setbacks for the single-
family homes are proposed at 25 feet in the front, 5 and/or 10 feet on the side for a total
of 15 feet between houses, and 20 feet in the rear. Corner lots are proposed with a 25-
foot setback from the street. The building pad width is 41 feet. Centex Homes has
provided photos of the housing product for the single-family lots attached as Exhibit D.
Multi-family Housing
The remainder of the Centex Homes project proposes 108 multi-family units. The front
yard setback for the multi-family units is 25 feet along a public street and 21 feet along a
private street.
Neighborhood Meeting
Centex Homes held a neighborhood meeting on November 4, 2004 to discuss their concept
with residents in the area. The response from the neighbors concerning the single-family
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product was positive. Some were concerned about the width of the lots believing the
proposed 56-foot wide lots to be too small, but, most were receptive to the plan. The
Developer stated at the meeting that if the 56-foot wide product was not allowed, the
Developer would propose the entire site for multi-family in order to make the project
financially feasible for the company. Most of the residents in attendance plan on
attending the Planning Commission meeting on November 9th.
ACTION REQUESTED
The Planning Commission may:
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1. Recommend approval of the proposed Amendment to the Charleswood
PUD/Schematic Plan to allow Low/Medium Density Residential with 56-foot wide
single-family lots and a minimum lot square footage of 7,000.
2. Deny the proposed Amendment to the Charleswood PUD/Schematic Plan, in which
case medium density and high density multi-family housing will be constructed
rather than single-family units that the Developer initially proposed.
;;;~
Lee Smick, AICP
City Planner
Cc: Matt Anfang, Centex Homes
File
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!;XII/one
City of Farmington
Dakota County, Minnesota
Ordinance No. 097-408
An Ordinance Rezoning the Charleswood PUD and Rezoning the Property from R-l to R-3
PUD
THE CITY COUNCIL OF THE CITY OF FARMINGTON HEREBY ORDAINS AS FOLLOWS:
WHEREAS, the City Council approved the schematic plan of Charleswood on the 3rd day of
November, 1997; and
WHEREAS, the Developer of Charleswood has completed the drawings required of all such
proposals and enclosed them in a final PUD plan report; and
WHEREAS, the Planning Commission, at a public hearing held during a special meeting on
October 14, 1997, recommended approval of the PUD plan contingent upon;
1. The slopes on the plan are required to be protected and left in their natural state as per
Ordinance 11-4-8.
2. The road layout shown on the Schematic Plan shall not be accepted as part of the Schematic
Plan approval.
3. The road layout shall conform to the City's Thoroughfare Plan.
4. The Medium and High Density Residential areas shown on the Schematic Plan shall be
developed as shown in order to meet the Livable Communities Act requirements and were
included in the MUSA Expansion application dated August 22, 1997.
NOW, THEREFORE, BE IT ORDAINED that the City Council of Farmington hereby approves
the PUD of Charleswood in Sections 23, 25 and 26.
BE IT FURTHER ORDAINED that the 396 acres of land known as Charleswood is rezoned from
R-1 Low Density Residential to R-3 Planned Unit Development.
Enacted and Ordained the 3rd day of November, 1997.
SEAL
City of Farmington
ATTEST:~fJ...u- dh. 'J:~
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Mayor
ci~1:at~
Approved as to form the J1!! day of November, 1997~, ?:J
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City Attorn 'J' .
Published in the Farmington Independent the :}{;tt.day of November, 1997.
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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:
\wv
Planning Commission
FROM:
Lee Smick, AICP
City Planner
SUBJECT:
Charleswood Northeast Preliminary Plat
DATE:
November 9, 2004
INTRODUCTION
Centex Homes has submitted the Charleswood Northeast Preliminary Plat for review.
The property is located in the southwest quadrant of the intersection of 195th Street
and Pilot Knob Road. There are a number of issues unresolved at this time, including
the following items:
1. Land Use - Allowance of Low/Medium Density uses where Medium and High
Density uses are shown on the Charleswood PUD/Schematic Plan.
2. Access Issues - The Dakota County Plat Commission has required an expanded
right-of-way width along 195th Street, the need for interior traffic circulation
within the proposed development, and the Plat Commission will not allow a
cul-de-sac to access onto CSAH 31.
3. Right-of-Way Width Issue - Engineering staff has required a 60-foot right-of-way
width for Street B rather than the 50-foot right-of-way width as proposed by
the Developer.
4. Storm Water Ponding Issue - Engineering staff has determined that the
proposed ponds on the plat are undersized and need to be enlarged to meet
the City's water quality criteria.
5. Park and Trail Requirements - The Parks &. Recreation Director has required
additional trails, a boardwalk, and parking lot to be included on the plat.
Due to the number of issues that need to be resolved, City staff is recommending
that the Preliminary Plat be continued to the December 14, 2004 Planning
Commission meeting.
ACTION REQUESTED
Continue the public hearing for the Charleswood Northeast Preliminary Plat to the
December 14, 2004 Planning Commission meeting.
. Respectfully submitted,
kAt' ~
(f%!~
Lee Smick, AICP
City Planner
cc: Matt Anfang, Centex Homes
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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.farmin~on.mn.us
\L<? V
Planning Commission
Lee Smick, AICP
City Planner
Parkview Ponds Preliminary Plat
November 9, 2004
Manley Land Development is seeking approval of the Parkview Ponds Preliminary Plat
(Exhibit A). The plat consists of 147 single-family lots on 88 acres creating a density
of 1.67 dwelling units/acre.
PlanninR Division Review
Applicant:
Attachments:
Area Bounded By:
Existing Zoning:
Comprehensive Plan:
Existing Conditions:
Manley Land Development
Frank Blundetto
2113 Cliff Drive
Eagan, MN 55122
651-454-6282
1. Preliminary Plat
Agricultural land to the east and south, City parkland
to the west, and single-family residential to the
north.
The property was rezoned from A-1 Agriculture to R-
1 - Single Family Residential District on September
20, 2004.
Restricted Development
The property is currently being used for agriculture.
The property is relatively flat; sloping somewhat to
the southeast. A drainage ditch located in the
central and southern portions of the property is
characterized as a Type 2 wetland. This wetland
begins on site in the west central part of the
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property and flows to the southeast where it
connects to an off-site ditch by a culvert and then
flows southeasterly. A Utilize Wetland located on
City property west of the Parkview Ponds site has
been determined to have diminished hydrology since
the construction of Autumn Glen to the north. The
City would like the Developer of Parkview Ponds to
supply hydrology to the City's wetland.
Parkland and Trails:
Trails will be required throughout the property along
with the 4-acre park in the southeastern corner of
the site.
DISCUSSION
The property was rezoned from A-1 Agriculture to R-1 - Single Family Residential
District on September 20, 2004. The property is currently designated Restricted
Development in the Comprehensive Plan. The property was recently approved for
MUSA by the City Council on July 19, 2004.
The Developer proposes to construct 147 single-family lots surrounding numerous
storm water ponds in the Parkview Ponds Development. The lot sizes range from
10,084 square feet to 16,195 square feet, meeting the minimum lot size requirements
in the R-1 zoning district of 10,000 square feet.
The Developer is proposing a number of storm water ponds in order to utilize the
material from these ponds for housing pads. This process was also used in the Autumn
Glen development.
Transportation
Approved 2020 Thoroughfare Plan - November 1, 2004
The City Council approved an update to the 2020 Thoroughfare Plan on November 1,
2004 (Exhibit B). The plan shows a north/south roadway east of Parkview Ponds that
will potentially align with Diamond Path Road in the future. Accesses from Parkview
Ponds to this north/south road to the east will be provided on the plat. Additionally,
the City Council requested that the Developer prepare a paved and curbed stub for
198th Street on the west side of the plat. The Council stated that upon build-out of
the Parkview Ponds plat, the Council will review traffic patterns from Parkview Ponds
and determine if a roadway connection to Akin Road along the 198th Street alignment
is needed. If not, the stub street may be removed by the Developer and the property
may be converted to a standard residentiaL' lot. Further discussions will continue
concerning this topic.
. Embers Avenue
The preliminary plat shows a connection to 195th Street at Embers Avenue. The
extension of Embers Avenue (Street 1) into the property is shown as a minor collector
as identified on the recently approved Thoroughfare Plan. John Powers, the Fire
Marshal has indicated that a temporary turnaround for emergency vehicles at the
eastern terminus point of Street 1 will be required until such time as Street 1 is
connected to the north/south road (Diamond Path Road) referred to above.
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.
Reduction ot Right-Ot-Way and Roadway Width - Embers Avenue
In order to provide traffic calming on Street 1, the Developer will reduce the right-of-
way width from 70 feet to 60 feet and the roadway width from 38 feet to 32 feet.
Street 1 will continue to function as a minor collector and be shown on the
Thoroughfare Plan as such, however, the reduced width will provide the traffic
calming requested from residents in Autumn Glen.
Temporary Alternative Access
At the request of the City Council on November 1, 2004, the Developer will be
required to include a temporary alternative access from the cul-de-sac on Street 5 to
the north through Lot 21, Block 2 in order to provide a second access to 195th Street
on a temporary basis. The Council was concerned that only one access (Street 1,
extension of Embers Avenue) would be the only access from the property until the
north/south road was built to the east of Parkview Ponds and Street 2 would connect
with this roadway. Therefore, the temporary alternative access through the cul-de-
sac on Street 5 to the north is a condition of plat approval. The Developer shows the
temporary alternative access on the grading and utility plans for the development
(Exhibit C). This temporary access will not be required if the Street 2 access to
Diamond Path Road is completed prior to the commencement of construction.
198th Street Connection
As discussed previously, the Developer will construct a stub street on the east side of
the intersection of Street 1 and Street 2 on Lot 8 Block 9, to facilitate the later
construction of a connection between that intersection and Akin Road if the City
Council should later determine that such a connection was necessary or warranted.
The stub street will be constructed as a typical street section, with dimensions of 32
feet in width and a 60-foot right-of-way. The street will be constructed to the back
(west) lot line of Lot 8, Block 9.
Southerly Access
John Powers, the City's Fire Marshal, has stated that the approximately 1,380 foot
proposed roadway from the intersection of Embers Avenue to the southern property
line needs to have an emergency access associated with it due to the length of the
.
.
.
proposed street. The Fire Marshal has suggested that emergency vehicles temporarily
utilize the farm road that abuts the southern portion of Parkview Ponds (Exhibit D).
City staff and the Developer met with adjacent property owners to inform them of
this proposal. The property owners were in favor of allowing the emergency vehicle
access. The Developer will be required to obtain access agreements for the
emergency vehicles and in addition, improve the farm road by laying rock and
clearing branches from the roadway in order for the farm road to be available to
emergency vehicles. It is important to note that the farm road will not be utilized by
construction vehicles or residents of Parkview Ponds.
Reconfiguration of Southerly Lots
The Developer has been working closely with Giles Properties, which currently owns
the property south of Parkview Ponds, to redesign Street 3 and reconfigure the lots in
Block 6 and 7 of Parkview Ponds in order to assist the Giles Properties in achieving full
size lots at the northerly portion of the Giles Properties proposed plat. The
reconfiguration will shift the southerly portion of Street 3 to the east, and push Street
6 with its adjoining lots to the east as shown on Exhibit E. The plat approval will be
contingent upon this reconfiguration.
Parks and Trails
Randy Distad, Parks and Recreation Director, has submitted comments concerning the
need for two trails to be included on the preliminary plat (Exhibit F). The trails are
to be located on the western and southern sides of the plat to provide
interconnections with existing and future trails in the City. Additionally, the
Developer has proposed trails throughout the plat as shown on the attached Exhibit.
The Developer has also provided a 4.3-acre park at the southeast corner of the plat
meeting the requirements of the Parks and Recreation Advisory Commission.
NPDES ReQuirements
The plat has been reviewed by Dakota County Soil & Water Conservation District,
Minnesota Department of Natural Resources, and the Minnesota Pollution Control
Agency. The Developer will meet the requirements suggested by the before-
mentioned agencies for the NPDES permit governed by the MPCA. The Developer will
also make every attempt to provide hydrology to the existing wetland on City
property west of the Parkland Ponds development.
ACTION REQUESTED
Recommend approval of the Parkview Ponds Preliminary Plat and forward the
recommendation to the City Council contingent upon the following:
1.
Provide a temporary turnaround at Street 1 (Embers Avenue) at the eastern
border of the property.
. 2.
3.
4.
5.
.
Provide a 60-foot right-of-way and a 32-foot wide street for Street 1
(Embers Avenue).
Provide a temporary alternative access from the cul-de-sac on Street 5
through Lot 21, Block 2 to the north to connect with 195th Street.
Illustrate and construct a stub street for Street 2 (198th Street) through Lot
8, Block 9 to the back (west) lot line.
Provide emergency access on the south side of the plat along the existing
farm road, including the upgrade of the farm road and the clearing of tree
branches to insure adequate access for emergency vehicles.
6. Redesign Street 3 and reconfigure the lots in Block 6 and 7 of Parkview
Ponds in order to assist Giles Properties in achieving full size lots at the
northerly portion of the Giles Properties proposed plat.
7. The trails need to be shown on the plat as required by the Parks and
Recreation Director.
8. The Developer will meet the requirements suggested by the before-
mentioned agencies for the NPDES permit governed by the MPCA. The
Developer will also make every attempt to provide hydrology to the existing
wetland on City property west of the Parkland Ponds development.
9. Approval of a wetland mitigation plan in compliance with the Wetland
Conservation Act.
10. The Preliminary Plat approval is contingent on the approval of the
construction plans for grading, storm water and utilities by the Engineering
Division.
Respectfully submitted,
~~
~m~k, AICP
City Planner
cc: Manley Land Development
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P rkview Ponds
Bernard Mur hy
Farm Road
CYII/8rr P
.
.
.
~.,.,
CfH/5/' r
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Lee Smick, City Planner
FROM:
Randy Distad, Parks and Recreation Director
RE:
Comments on Manley Development's Preliminary Plat
DATE:
October 7, 2004
INTRODUCTION
Manley Development, Inc. (the Developer) has submitted a Preliminary Plat for Parkview Ponds a new
residential development consisting of just under 90 acres of land. The Parks and Recreation Director has
reviewed the Preliminary Plat for park and trail requirements.
DISCUSSION
While the Developer has corrected several issues related to the location of trails, sidewalks and parks from what
was identified in an earlier Conceptual Development Plan, there are nonetheless two trail locations that are
missing on the Preliminary Plat that need to be shown. I have highlighted the trails that need to be shown on the
preliminary plat on an attachment identified as Exhibit #1. These trails have been shown on the Existing and
Proposed Park, Trails and Open Space Plan Map (plan Map) to be constructed on the Developer's property.
The two trails that are not shown on the Preliminary Plat include the trail that runs along the entire west side of
the development and the trail that runs along the entire south side of the development. If these trails are not
shown on the preliminary plat and are not constructed at the time that grading work is completed it will be come
very difficult to construct these trails once homes begin to be constructed and sold. These trail alignments will
also serve as future connections to trails that will be constructed in the Giles Construction residential
development to the south and east of the Manley Development.
ACTION REQUESTED
The Developer should be required to revise the Preliminary Plat to show the location of the additional trails
identified above.
~~lytrmJ
Randy Distad
Parks and Recreation Director
cc: Park and Recreation Advisory Commission Members
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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:
L..~U
Planning Commission '\
FROM:
Jim Atkinson
Assistant City Planner
SUBJECT:
Zoning Map and Comprehensive Plan Amendment -
Farmington Business Park
DATE:
November 9, 2004
INTRODUCTION
Colin Garvey is proposing to rezone the area adjacent to Canton Court from A-1
(Agriculture District) to a commercial PUD (Planned Unit Development). Mr.
Garvey is also proposing to designate the property as "business" on the
. Comprehensive Plan land Use Map.
DISCUSSION
Zonin~
According to the City Code, properties are automatically zoned A-1
(Agriculture) upon annexation into the City. The applicant is proposing to
rezone the property from A-1 to PUD (Planned Unit Development). The PUD
would be similar to the B-3 (Heavy Business) zoning district with minor
modifications:
. Permitted Uses to be Added: Restaurants, Class /I
. Minimum Lot Size would be Changed from 5,000 Square Feet to 1 Acre
This type of zoning appears to be appropriate for the subject properties given
the proximity of existing businesses located along Canton Court, Highway 50,
and Highway 3. A copy of the proposed standards for the PUD is attached to
this memo.
.
Comprehensive Plan
There is currently no provision in the City Code or Comprehensive Plan that
establishes a default land use designation upon annexation. Therefore, once
the property is officially part of the City, the subject properties will have no
designation until the proposed amendment is approved. Mr. Garvey has
requested that the property be designated "business". This is an appropriate
designation for the property and is consistent with the proposed PUD zoning
classification previously discussed.
.
The issue of design standards for the structures that will be built in this new
commercial area will be addressed prior to the approval of the final plat or
prior to site plan review and approval.
ACTION REQUESTED
Consider the requested Zoning Map Amendment (A-1 to PUD) and
Comprehensive Plan amendment (non-designated to Business) for the
properties depicted on the attached location map contingent on the following:
. The annexation of the properties shall be approved by the State Office
of Boundary Adjustments.
Respectfully Submitted,
C1~ ~r
Jim Atkinson
Assistant City Planner
. cc: Colin Garvey
.
.
.
.
CITY OF FARMINGTON
DAKOTA COUNTY, MINNESOTA
ORDINANCE NO.
AN ORDINANCE AMENDING THE ZONING MAP OF THE CITY OF
FARMINGTON FOR THE FARMINGTON BUSINESS PARK LOCATED
ADJACENT TO CANTON COURT FROM A-I, AGRICULTURE TO
COMMERCIAL PUD, PLANNED UNIT DEVELOPMENT
THE CITY COUNCIL OF THE CITY OF FARMINGTON HEREBY ORDAINS:
SECTION 1. The Official Zoning Map of the City of Farmington is amended for the properties described
on the attached Exhibit "A" from A-I (Agriculture) to Commercial PUD (planned Unit Development).
SECTION 2. PUD Standards Adopted. The development standards for the Farmington Business Park
are established as described in the attached Exhibit "B".
SECTION 3. Effective Date. This Ordinance shall be effective upon its passage and publication
according to law.
Adopted on the day of
the City of Farmington.
, 2004, by the City Council of
CITY OF FARMINGTON
Mayor
ATIEST:
City Administrator
Approved as to form the _ day of
,2004.
City Attorney
SEAL
Published in the Farmington Independent the
day of
,2003
~~
~
Exhibit "A"
Location Map
~rn
~
~
I I II I I I I I I I
n
225th Street
r-------: Current City Boundary
~________1
300
,
N
A
o
300 600 Feet
,
.
.
.
Exhibit "B" - PUD Standards for Farmington Business Park
(A) Bulk And Density Standards:
1. Minimum Standards:
Lot area 1 Acre
Lot width 50 feet
Front yard setback 0 feet
Side yard setback 10 feet
Rear yard setback 10 feet
Minimum side and rear yard abutting
any residential district
Off street parking and access drives 10 feet
Public and semipublic buildings 35 feet
Recreational, entertainment, commercial and industrial uses 50 feet
Height (maximum) 45 feet
Maximum lot coverage of all structures 35 percent
All standards are minimum requirements unless noted.
(C)Uses:
1. Permitted:
Animal clinics.
Auto repair, minor.
Auto sales.
.
Commercial services.
Convenience store without gas.
Mechanical sales, service and repair.
Offices.
Public buildings.
Restaurants, class I, traditional.
Restaurants, class", fast food
Retail facilities, greater than 3,000 square feet.
Sexually oriented businesses - accessory.
Supply yards.
Truck terminals.
Wholesale businesses.
2. Conditional:
Auto repair, major.
Car washes.
Convenience store with gas.
Greenhouses and nurseries, commercial.
Group daycare center, commercial.
Home and trailer sales/display.
.
.
.
Manufacturing facilities,
Ministorage units.
Outdoor sales.
Petroleum bulk storage.
Public utility buildings.
Solar energy systems.
3. Accessory:
Parking lots. (Ord. 002-469, 2-19-2002; amd. per fax dated 8-6-2002)
.
.
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Planning Commission ",pc,
FROM:
Jim Atkinson
Assistant City Planner
SUBJECT:
Farmington Business Park Preliminary Plat
DATE:
November 9, 2004
INTRODUCTION
Colin Garvey has submitted a plat that would create seven (7) new commercial lots. The
proposed lots would be located to the west of Canton Court adjacent to a proposed road
that would extend to the west from Canton Court. Four (4) existing commercial lots are
also included on the plat and are located on the east side of Canton Court. The plat was
continued from the October 12, 2004 meeting due to unresolved jurisdictional issues with
Castle Rock Township.
DISCUSSION
The Garvey property is located in an orderly annexation area established by a joint
powers agreement between the City of Farmington and Castle Rock Township regarding
the Ash Street improvement project. Properties in the orderly annexation area are
required to petition for annexation by joint resolution. The City Council approved the
joint resolution for the Garvey property on September 7, 2004. The Township approved
the joint resolution on October 12, 2004. The property will officially be in the City upon
approval by the Office of Boundary Adjustments, which is expected to occur on November
10, 2004. The City Council cannot approve the final plat until the properties are officially
within the City of Farmington.
The annexation that was recently approved by the City Council does not include three
existing lots or Canton Court, which is a separate parcel owned by Castle Rock Township.
In order for the plat to be approved by the City Council, the three lots and Canton Court
would need to be either (a) annexed into the City, or (b) removed from the plat. At this
time, annexation petitions have not been submitted for the three properties.
The City is working with the applicant and Castle Rock Township to find the best solution
to resolving these issues in order to process the plat in a timely manner. At this time,
however, the City does not have jurisdiction over the entire area shown on the plat and
therefore cannot process the plat as submitted. The City Attorney recommends continuing
.
.
.
the public hearing to the next Planning Commission meeting in the hope that these issues
can be resolved by then.
ACTION REQUESTED
Continue the public hearing until December 14, 2004.
Respectfully submitted,
q ~ OJ::::-/'
Jim Atkinson
Assistant City Planner
cc: Colin Garvey
Castle Rock Township
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
\l,fV
City Planning Commission
FROM:
, Tina Schwanz, Planning Associate
SUBJECT:
Amend Section 10-6-4 (D) of the Zoning Code to Change Driveway Width
Requirements
DATE:
November 9, 2004
INTRODUCTION
The City of Farmington is proposing to revise Title 10 Chapter 6 of the City Code to modify
driveway width requirements.
DISCUSSION
.
Currently, section 10-6-4 (D) of the City Code requires that driveway access at the public
street paved surface be 26 feet in width and 30 feet in width at the public street line
(right-of-way line). Engineering revised the City's Engineering Standard Detail Plates
earlier this year to change driveway widths from 26 feet (at the public street paved
surface), to 30 feet in width. City staff revised the width due to several resident
complaints and staff's consensus was that keeping the 26 foot width requirement was
more problematic than not. Revising the City Code in the manner suggested will rectify
the existing discrepancy between the Code and the City's Detail Plates.
RECOMMENDATION
Recommend approval of an Ordinance amending Section 10-6-4 (D) to modify the
driveway width requirement.
Respectfully Submitted,
~CL~
Tina Schwanz
. Planning Associate
CITY OF FARMINGTON
DAKOTA COUNTY, MINNESOTA
.
ORDINANCE NO.
AN ORDINANCE AMENDING SECTION 10-6-4 OF THE ZONING
CODE RELATED TO DRIVEWAY ACCESS WIDTH
REQUIREMENT
THE CITY COUNCIL OF THE CITY OF FARMINGTON ORDAINS:
SECTION 1. Title 10, Chapter 6, Subdivision 4 of the Farmington City Code is amended
as follows:
10-6-4 (D)
Access Driveways: All off street parking areas shall have access from driveways
rather than from public streets. Said driveway access shall be limited to thirty feet
(30') in width at the public street line right of way line and twenty six feet (26')
thirty feet (30') at the public street paved surface, except that driveways which
serve as access for truck off street loading areas in industrial districts shall be
thirty two feet (32') at the street right of way line along collector streets and sixty
feet (60') at the street right of way line along local streets.
.
SECTION 2. Effective Date. This ordinance shall be effective upon its passage and
publication according to law.
ADOPTED this _day of
Farmington.
, 2004, by the City Council of the City of
CITY OF FARMINGTON
By:
Gerald Ristow, Mayor
ATTEST:
By:
David Urbia, City Administrator
SEAL
By:
City Attorney
.
Published in the Farmington Independent the _ day of
,2004.
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
1 v-p c.....
City Planning Commission
FROM:
Jim Atkinson
Assistant City Planner
SUBJECT:
Zoning Code Text Amendments Regarding Accessory
Structures
DATE:
November 9, 2004
INTRODUCTION
The City of Farmington is in the process of reviewing the existing accessory structure
standards found in the City Code. Staff has received several requests from residents
to construct sheds that are larger than currently allowed.
DISCUSSION
Currently, the City Code allows one (1) detached garage and one (1) shed per
residential lot as follows:
Detached Garage
Area: 1,000 square feet (lots up to .5 acres)
1,250 square feet (lots .5 to 1 acre)
1,500 square feet (lots 1 acre +)
Height: 20 feet
Shed
Area:
Height:
120 square feet
12 feet
Staff has received several requests to construct sheds greater than 120 square feet.
Many hardware stores offer kits that come in many sizes (typically 12x12, 12x14,
14x16, etc.). These types of sheds allow residents to have extra storage space without
the expense of constructing a detached garage with elevated Building Code standards.
The Planning Commission should consider whether it may be appropriate to allow
sheds greater than 120 square feet. The following options demonstrate ways to allow
larger sheds without increasing the total area allowed for all accessory structures on a
property.
.
.
.
Option 1
Do not change the existing standards.
Option 2
Number:
Area:
One (1) shed and one (1) detached garage.
1,000 or 1,250 or 1,500 square feet total for all accessory buildings (the
total area would increase based on the size of the lot as in the existing
Code) .
Example - A resident could have a shed consisting of 400 square
feet and a detached garage consisting of 600 square feet (total
of 1,000 square feet on a lot under. 5 acres).
No change
Height:
Pros:
Cons:
Allows flexibility regarding size of accessory buildings.
Would allow sheds up to 1,000 or 1,250 or 1,500 square feet if there is
not a detached garage on the property.
Option 3
Number:
Area:
One (1) shed and one (1) detached garage.
1,000 or 1,250 or 1,500 square feet total for all accessory buildings, with
a specified maximum shed area (the total area would increase based on
the size of the lot as in the existing Code).
Example - If the specified maximum shed area was 256 square feet (for
a 16x16 shed), a resident could have a 256 square foot shed and a 744
square foot detached garage for a total of 1,000 square feet on a lot
less than .5 acres in size.
Pros: Allows flexibility regarding size of accessory buildings while limiting the
size of sheds.
ACTION REQUESTED
Provide comments regarding potential amendments to the accessory structure
standards. If the Commission believes changes to the Code are appropriate, it may
direct staff to draft an ordinance to be reviewed at the next Planning Commission
meeting.
Respectfully submitted,
~}~ ~
Jim Atkinson
Assistant City Planner
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463.7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Planning Commission
FROM:
Lee Smick, AICP
City Planner
SUBJECT:
"Murphy 350 Acres" Sketch Plan - Giles Properties
DATE:
November 9, 2004
INTRODUCTION/DISCUSSION
John Anderson of Giles Properties will be in attendance at the November 9, 2004 Planning
Commission meeting to present his company's sketch plan for the 350 acres south of ' It he
future 195th Street connection, east of Akin Road, and north of 20Sth Street. Mr. Anderson
has submitted a Summary of the proposed project along with the sketch plan that is
included in this packet for the Planning Commissioner's review.
ACTION REQUESTED
Review and comment on the "Murphy 350 Acres" Sketch Plan for Giles Properties at the
November 9, 2004 Planning Commission meeting.
Respectfully Submitted,
Lee Smick, AICP
City Planner
Cc: John Anderson, Giles Properties
File
.
...
GP I Giles Properties, Inc.
"Commitment to Excellence"
November 4, 2004
City of Farmington
325 Oak Street
Farmington, MN 55024
Attn: Lee Smick
Re: Concept Plan Summary for Murphy/Giles 350 acres
Giles Properties, Inc. has submitted a concept plan for review of 350 acres of property
located south of the future 195th Street connection, east of the Akin Road and north of
208th Street and the Riverside development. All of the property is currently within the
city boundary of Farmington with MUSA approved on the northern 185 acres. MUSA
for the southern 165 acres has been recommended for 2006 by the MUSA Advisory
committee.
.
According to the City of Farmington' s Comprehensive Plan, the property is guided for
restricted development in the southern 197 acres with the northern 153 acres not being
guided for anything at this time because the property was recently annexed into the City.
All the property is currently zoned agriculture.
Over the last 4 months I have been attending numerous city meetings regarding the
thoroughfare plan for this area that was recently approved on Monday, November 1,2004
by the City Council and for MUSA allocation discussions. We have also attended
numerous meetings with City staff regarding this concept plan to discuss road
alignments, land use, park configurations and other items. After approval of the
thoroughfare plan, MUSA allocation and reviewing the comprehensive plan we have put
together the concept plan before you.
The project consists of350 total acres and of the 350 acres, 37 acres has been delineated
as wetland and 14 acres is located within 4 easements. Those easements are 2 pipeline
easements located in the southern part of the site, a powerline easement that parallels on
the west side of the proposed Diamond Path alignment and a drainage easement along the
west boundary of the property. The Diamond Path alignment is proposed as a 120 right-
of-way (ROW) from the north property line to the south property line which contains
approximately 18 acres. A portion of the 195th Street ROW also runs through the
northwestern portion of the property and the proposed ROW is approximately 2 acres.
As part of this development we are also dedicating to the City a central park that is
approximately 24.5 acres in size. Eighteen acres ofthe park is useable and 6.5 acres is
wetland or open space. Once you subtract the wetlands, easements, useable park and
.
P.O.Box 51 · Elko, MN 55020 · Phone: (952) 461-3982 · Fax: (952) 461-3986
.
..
GPI Giles Properties, Inc.
"Commitment to Excellence"
Diamond Path and 195th ROW you have approximately 261 acres of use able land left for
development.
The development itself has approximately 860 total units, not counting the possible
senior condominiums. Approximately 510 of those units are single family and 350 units
are townhomes. There is approximately a 3 acre site in the southwest comer that is
proposed as possibly a senior condominium project or neighborhood commercial like a
gas station/convenience store andlor strip mall. The overall gross density ofthe site is
approximately 2.46 units per acre, which falls under the City's low density classification
which is 1-3.5 units per acre. Net density of the site is approximately 3.30 units per acre
which still falls under the low density classification.
The single family homes are broken into 3 size categories. Those categories and the
approxiamte number of lots in that category are 85 feet (60 lots), 75 feet (280 lots) and 60
feet (170 lots). The 60 foot lots are similar to the lots in the East Farmington area. We
are proposing to increase the front yard setback of the 75 and 85 foot lots from the city
standard of20 feet to 25 feet.
. The townhomes are also broken down into three categories. Those categories and the
approximate number of units are a back to back unit that is slab on grade (190 units), a
row townhouse unit that is slab on grade (116 units) and a row townhouse unit that would
contain basements (44 units).
We are proposing to start construction next year in the northern portion of the site that
would contain approximately a 25 acre small lake that is centered in that area. The lots
around the pond would be the 85 foot lots with a proposed price range of homes in this
area of $400,000.00 and up. The lots on the outer edge ofthis area would be 75 foot lots
with a proposed price range of $325,000.00 to $500,000.00. The row townhouse units
with basements are located in the northeast comer of this area adjacent to a proposed
medium density area in the SeedlGenstar property according to the City's comprehensive
plan. The proposed price range of these units is approximately $300,000.00 to
$400,000.00. A portion of the central park would be located in the southwest comer of
this area. A small park will also be located on the south side of the pond with a trail
connecting it to the larger central park.
.
In the central area of the site I am proposing more single family. This would be a
mixture of75 and 60 foot lots. The 75 foot lots would be located north of the existing
drainage ditch and the 60 foot lots would be located south of the drainage ditch. The
drainage ditch is proposed to be widened into a ponding area to act as a buffer between
the different sized lots. The price range ofthe homes on the 75 foots lots once again
would be $325,000.00 to $500,000.00 and the price range of the homes on the 60 foot
P.O.Box 51 · Elko, MN 55020 · Phone: (952) 461-3982 · Fax: (952) 461-3986
.
...
GP I Giles Properties, Inc.
"Commitment to Excellence"
lots would be $250,000.00 to $325,000.00. The 203rd Street alignment also runs through
this area and would connect westward to Akin Road and the majority of the trees on the
entire site are located around a wetland in this area. The remainder of the central park
would be located in the northeast portion or this area.
The southern portion of the site is where the majority of the townhomes are proposed
along with the possible condominium or commercial site. I am also proposing five single
family lots in this area on a cul-de-sac at the end of Dallas Street to keep traffic out of
that neighborhood. At this time the tOwnhomes are all proposed to be slab on grade in
this area with back to back and row units. The exact configuration and pricing may vary
at the time of final design from what is shown on this concept. Two major pipelines also
run through this area which will be used as open space between the tOwnhome units.
Middle Creek and a large wetland area splits this townhome area in two and will also be
used as open space.
.
The recent approval of the thoroughfare plan by the City Council changed the way this
whole area will develop. The Diamond Path alignment will split the area in two and
generate a lot of traffic through this area which will call for more intense land uses along
the road. According to the comprehensive plan the City wanted to connect its northern
and southern sections of the City together by creating a Central Park in this area, which
we are proposing and to use a small lake as a focal point which we are also proposing.
By doing this we are still trying to accomplish the goals of the comprehensive plan while
adjusting the land uses to work with the recently approved thoroughfare plan.
The comprehensive plan also states that in the Central District, which is where this
property is located, that medium and high density residential projects, should take place
along the major transportation corridors of Pilot Knob Road and Akin Road. With the
new Diamond Path alignment the major corridor now moves from Akin Road to
Diamond Path and therefore medium and high density should be planned along this road
and this is what we are proposing in the southern portion of the site. The comprehensive
plan also states that Independent School District 192 has stated that they desire medium
to high density residential uses to be located within a reasonable walking distance to
nearby schools to reduce the need for busing students in close proximity to the school
location. We are also accommodating this request by proposing multi-family directly
across from the middle school on 208m Street which is proposed as a major collector.
.
The proposed townhomes will help offset the cost of the building the new Diamond Path
road which is proposed to be a major collector. This designation on the road will make
the construction costs much greater than normal city streets because of the extra width
and you get no benefit of fronting homes directly onto the street. By building townhomes
P.O.Box 51 · Elko, MN 55020 · Phone: (952) 461-3982 · Fax: (952) 461-3986
.
.
GP I Giles Properties, Inc.
"Commitment to Excellence"
in this area we can achieve greater density to help offset these costs because it is very
economically inefficient to build a road like this and only use low density.
A major benefit to the City will be the added population base that will have direct access
to the new Diamond Path alignment that will allow for quick and easy access to the
Spruce Street commercial area the City is pursuing only a half mile to the south.
Diamond Path will also allow for areas farther north that are to be developed such as the
Seed/Genstar property and Manley property and developments that are already built such
as Autumn Glen to have easy access to a developing commercial area in Farmington,
rather than driving north to areas such as Apple Valley or Rosemount.
Overall this site accomplishes many of the items the comprehensive plan calls for and we
believe that it will be an important area for connecting the north and south sections of
Farmington together into one community.
If you need to contact me or have any questions regarding this concept plan my phone
number is 952-461-3982.
. Sincerely,
Jo Anderson
Giles Properties, Inc.
.
P.O.Box 51 · Elko, MN 55020 · Phone: (952) 461-3982 . Fax: (952) 461-3986
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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:
City Planning Commission
FROM:
Kevin Carroll, Community Development Director
SUBJECT:
MUSA Review Committee Recommendation
DATE:
November 9, 2004
INTRODUCTION
The MUSA Review Committee has crafted a proposed phasing plan for the eventual
incorporation of additional properties into Farmington's portion of the Metropolitan Urban
Service Area [MUSA]. The Planning Commission's input on this proposed phasing plan is
desired.
DISCUSSION
Land cannot be developed within the City of Farmington unless it lies within the Metropolitan
Urban Service Area [MUSA]. Municipal sewer services cannot be extended to any area that is
outside of the MUSA.
Subject to subsequent approval by the Metropolitan Council, the Farmington City Council
decides which parcels of land in Farmington will or will not be included within Farmington's
portion of the Metropolitan Urban Service Area. To assist the City Council in making such
decisions, initial research and screening has (in Farmington) traditionally been conducted by a
Council-appointed MUSA Review Committee.
Late last year, the City Council implemented some modifications regarding the composition of
the MUSA Review Committee. The Council then appointed 10 individuals to serve on the
Committee. The Committee began meeting in December of2003. The Committee conducted its
tenth meeting on October 20, 2004. At that time, the Committee discussed various City staff
recommendations that had been summarized in a Memo dated October 15,2004 (attached hereto
as Exhibit A). The Committee conducted its eleventh meeting on October 27, 2004, at which
time the Committee discussed a chart (attached hereto as Exhibit B) that summarized an updated
set of City staff recommendations. At the conclusion of that meeting, the Committee
unanimously agreed to recommend that the City Council approve and adopt a specified MUSA
phasing plan, which was subsequently incorporated into a "MUSA Allocation" map (attached
hereto as Exhibit C). Exact acreages and other relevant details related to the proposed phasing
plan appear in the summary that has been attached hereto as Exhibit D.
. The MUSA Review Committee's phasing recommendation was based, in part, on projections
regarding the pace or timing of future residential construction. Assumptions (by City staff
and/or developers) regarding future building permit activity generated by the proposed MUSA
phasing plan are reflected in the attached table captioned "Projected Building Permits per year"
(Exhibit E). This building permit activity is graphically depicted on the chart attached hereto as
Exhibit F.
On November 3, 2004, the MUSA Review Committee's recommended phasing plan was
explained and discussed at a joint City Council!Planning Commission workshop meeting. All of
the City Council and Planning Commission members who attended seemed to support the
Committee's recommendation(s).
The next step in the review process is to determine whether the Planning Commission is willing
to (a) officially approve the proposed MUSA phasing plan and (b) recommend that the City
Council do the same. Attached hereto as Exhibit G, for informational purposes, is a draft of the
type of Resolution that the City Council would use to adopt the proposed MUSA phasing plan.
If the Council approves such a Resolution, City staff would then prepare and submit to the
Metropolitan Council a Comprehensive Plan Amendment designed to effectuate the MUSA
phasing plan.
ACTION REQUESTED
. Review the recommendation(s) ofthe MUSA Review Committee regarding the phasing of future
MUSA, and then recommend to the City Council that the proposed MUSA phasing plan be
adopte , rejected or modified by the City Council.
.
2
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
FROM:
SUBJECT:
DATE:
MUSA Review Committee
Kevin Carroll, Community Development Director
2004 MUSA Phasing Plan
October 15, 2004
Recent City staff discussions regarding the status of the MUSA review process have led to the following
"regional" conclusions or recommendations for the Co~ittee's consideration:
1.
Western Properties (E. J. K. L. M. N. O. P): The initial staff recommendation to the
MUSA Review Committee was that a specific phasing plan be adopted that addressed every
property that was involved in the MUSA review process. However, as this process has moved
forward it has become apparent that some properties will be much easier to phase into the
Metropolitan Urban Service Area than others.
.
For example, the properties located along or near the City's western border present special
timing challenges. Five ofthe eight properties in question (J, L, N, 0, P) are Ag Preserve
properties that cannot be developed until 2012 or 2013. They could be designated for MUSA
in 2012 or 2013 as part of a multi-year MUSA phasing plan, but at this point no one can
accurately predict whether the residential development ofthose specific properties in those
particular years will make more sense than developing other properties elsewhere in the City at
that stage.
In addition, six ofthese eight properties (all ofthem except E and J) are designated as "Urban
Reserve" in the City's Comprehensive Plan. The Comprehensive Plan did not anticipate
development in the Urban Reserve area prior to 2020. Approving a MUSA phasing plan that
designates MUSA for these properties in 2012 or 2013 would arguably be inconsistent with
the Comprehensive Plan. If development of the properties in question is now expected or
desired before 2020, it might make more sense to discuss a Comprehensive Plan amendment
before including the properties in a MUSA phasing plan.
Ofthe eight "Western Properties," Property E is the only one that is not an Ag Preserve
property and that is designated for residential development in the Comprehensive Plan. It
would therefore ordinarily be more eligible than the other seven properties for inclusion in a
MUSA phasing plan. However, my recollection is that sewer and/or water service for Property
E would have to be extended through Property J, which is an Ag Preserve property. Ifthat is
correct, Property E could therefore probably not be developed until Property 1's Ag Preserve
status ends in 2013.
In summary, the City staff recommendations for the Western Properties are as follows:
.
a. Do not include (in the 2004 MUSA Phasing Plan) a specific MUSA year for Properties J,
L, N, 0 or P, but identifY (for general informational purposes) the year in which each such
property is scheduled to come out of the Ag Preserve program.
G><J/II3// 1/-/
.
.
.
b. Do not include (in the 2004 MUSA Phasing Plan) a specific MUSA year for Properties E,
K, or M, but identifY them as properties for which MUSA was sought in the 2004 MUSA
review process.
c. Reconsider Property E for inclusion in the 2004 MUSA Phasing Plan if it is determined
that sewer and water services can be provided without extending them through any Ag
Preserve property.
2.
Seed/Genstar Property (R): The land that is locally referred to as the "Seed/Genstar"
property is not in the Ag Preserve program and is already designated for residential and
commercial development in the Comprehensive Plan. The development of this property will
help create important regional transportation corridors, provide a potential site for necessary
ISD 192 facilities, and significantly improve the City's park and trail system. The
owner/developer has prepared and submitted a reasonable phasing plan for the long-term
development ofthe property. The City staff recommendation for the Seed/Genstar Property is
as follows:
Include in the 2004 MUSA Phasing Plan a three-stage extension ofMUSAfrom south to north,
consisting of 250 acres in 2006, 250 acres in 2009, and 117 acres in 2012, contingent upon
annexation.
3.
Central Properties (1.2.6.02): We have been advised that the prospective purchaser of
Property 1 recently signed an agreement to purchase Property 2. Previously, these two small
properties had two separate developers. It now appears more likely that the two parcels can be
jointly developed in a coordinated and efficient manner. Progress has also been made on some
unresolved storm water handling issues. It does not appear that Empire Township will oppose
the annexation ofthe parcels.
With regard to Property Q2 and Property 6, a greater number of unanswered questions remain.
Residential development in the area will begin to the north, on Properties H, Q1 and 8. It is
not yet clear how quickly development will move south to Properties Q2 and 6, but it may take
several years. Property 6 is in Empire Township, and the Township's position with regard to
the annexation of the property is not yet clear. The potential financial impact of the proposed
20Sth Street Extension from the Farmington Middle Schools to Trunk Highway 3 has not yet
been determined. For these reasons, and others, designating specific years for a phasing plan
will be challenging, although Property Q2 would seem to present fewer challenges than
Property 6.
The City staff recommendations for the Central Properties are as follows:
a. Include Properties 1 and 2 in the 2004 MUSA Phasing Plan, with MUSA to be designated
for 2005, contingent upon annexation.
b. Do not include (in the 2004 MUSA Phasing Plan) a specific MUSA year for Property 6,
but identifY it as a property that was involved in the 2004 MUSA review process and that
will have to be further discussed with representatives of Empire Township.
c. Give further consideration to whether Property Q2 should be included in the 2004 MUSA
Phasing Plan, and if so, the year in which MUSA should be granted.
4.
South-Central Properties (B. C. S): Properties B and C are important to the commercial
and retail development that is desired in the Spruce Street Corridor Area. It is anticipated that
residential development will gradually progress from the east (Property A, which already has
MUSA) to Property C and then to Property B. Property S also seems suitable for residential
11-2-
.
.
.
development in the near term; sewer and water are readily available, and the property can be
accessed from an improved road.
The City staff recommendations for the South-Central Properties are as follows:
a. Include Properties Band C in the 2004 MUSA Phasing Plan, with MUSA to be designated
for 2008 and 2006, respectively.
b. Include Property S in the 2004 MUSA Phasing Plan, with MUSA to be designated for
2006.
5.
Eastern Properties (F. G. 3. 4. 5. 11. 12. 13. 14): Properties 12, 13 and 14 are new to
the MUSA Review Process. All of the remaining properties have been previously discussed
by the MUSA Review Committee. The approval and phasing of MUSA for the Eastern
Properties will be largely contingent upon the availability of City sewer service, which will be
affected by ISD 192's decision regarding the site of the future high school. The City's sewer
system does not have sufficient capacity to serve all ofthe Eastern Properties and a high
school site and Properties I, 10 and 7 (which were recently granted MUSA). The October 14
issue ofthe Farmington Independent indicated that "there may be a site identified for a new
high school" at the next ISD 192 School Board meeting on October 25. Whether or not that
occurs, the MUSA Review Committee should proceed very carefully with the prioritization of
MUSA approvals in this vicinity. Highest priority should probably be given to Properties F
and G, for the following reasons:
--They are within the City limits.
-- They have been involved in this year's MUSA review process from the beginning.
--They are adjacent to existing City residential development(s).
--Providing City sewer and water services to the western portions of these properties would
probably be easier, faster and less expensive than providing it to most ofthe other Eastern
Properties.
--Properties F and G have many similarities, so they can (and probably should) be developed
at or around the same time in order to increase the likelihood that they'll develop in a sensible,
efficient and well-coordinated manner.
If the Committee is inclined to recommend MUSA for [City] Properties F and G, [Township]
Properties 3 and 4 should probably also be included. Properties F and 3 have common
ownership. Properties G and 4 have common ownership. It doesn't make much sense to split
commonly owned, adjacent parcels between different MUSA phasing years and/or different
political jurisdictions.
The City staff recommendation for the Eastern Properties is as follows:
Defer any MUSA approval and/or phasing recommendations until it is known whether ISD
192 intends to build a high school in the vicinity of the Eastern Properties
OR, alternatively,
Consider including Properties F and G in the 2004 MUSA Phasing Plan, with MUSA to be
designatedfor 2006 or 2007, and also designate MUSAfor Properties 3 and 4 in 2006 or
2007 contingent upon annexation.
4-3
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MUSA Granted to Date
Year Owner/Developer
Acres
City Township
2004 A - Allen 50
2004 o - Murphy 19
2004 H - Manley 87.5
2004 , - Tollefson 14
2004 Q1 - Murphy 90
2004 7 - Empey/Garvey 37.5
2004 8 - Murphy 95
2004 9 - Rother 51
2004 10 - Garvey 40
2004 B - Peterson 34
2004 C - Adelmann 10
304.5 223.5
=
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MUSA Review Committee Recommendation
Year Owner/Developer Acres
City Township
2006 B - Peterson 63
2006 C - Adelmann 37
2006 Q2 - Murphy/Giles 155
P1 - Christensen (1)
2006 R - Seed/Genstar 250
2009 R - Seed/Genstar 250
2012 R - Seed/Genstar 117
2006 T - Herzfeld (2) 10
2006 U - Payne (2) 3
2004 1 - American Legion (3) 5
2004 2 - Frandrup (3) 3
2004 14 - Mock (3) 2.5
885 10.5
= 895.51
Total MUSA
=
1423.5~
234
1189.5
(1) MUSA Granted upon removal from Ag Preserve Program if developed as public school facility
(2) MUSA granted upon plat approval
(3) MUSA granted contingent upon annexation
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RESOLUTION NO. R_- 04
APPROVING THE ADDITION OF CERTAIN PROPERTIES TO FARMINGTON'S
METROPOLITAN URBAN SERVICE AREA
Pursuant to due call and notice thereof, a regular meeting of the City Council of the City of
Farmington, Minnesota, was held in the Council Chambers of said City on the 15th day of
November, 2004 at 7:00 p.m.
Members present:
Members absent:
Member
introduced and Member
seconded the following:
WHEREAS, the City of Farmington's MUSA Review Committee [hereinafter "the
Committee"] has been meeting on a regular basis since December of 2003 to develop
recommendations regarding which undeveloped parcels within the City should be added to the
City's portion of the Metropolitan Council's Metropolitan Urban Service Area [MUSA]; and
WHEREAS, as interim steps in the MUSA review process referred to above, the Farmington
City Council approved MUSA for an 87.5-acre property on July 19, 2004 and later approved
MUSA for an additional 440.5 acres on August 16,2004, for a total of 528 acres to date (305.50
acres of which are currently in the City and 223.5 acres of which represent township properties
that would be included within the Metropolitan Urban Service Area upon annexation); and
WHEREAS, at a meeting that was held on October 27, 2004, the members of the Committee
unanimously recommended a phasing plan under which:
(a) certain properties located within the City would be scheduled to be included within the
MUSA during specified future years, subject to final City Council approval at those
times, and (in some situations) subject to specific contingencies (for example, removal of
the property from the Agricultural Preserves program or approval of a preliminary plat
for the property); and
(b) certain properties located in townships adjacent to the City would be immediately
included within the Metropolitan Urban Service Area [MUSA] if and when the properties
in question are annexed by the City of Farmington at the request of the property owners.
WHEREAS, the properties referred to above are depicted on the MUSA Allocation Map
attached hereto as Exhibit A and the MUSA phasing chart attached hereto as Exhibit B;
and
WHEREAS, the MUSA Review Committee recommended that MUSA be approved for the
properties in question because each property satisfies a sufficient number of the criteria that were
previously adopted for the MUSA review process; and
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WHEREAS, at a meeting that was held on November 9, 2004, the members of the Planning
Commission unanimously adopted a motion recommending that the City Council accept and .
approve the MUSA Review Committee's recommendation that the properties in question be
approved for immediate or eventual inclusion within the City of Farmington's portion of the
Metropolitan Council's Metropolitan Urban Service Area [MUSA];
NOW, THEREFORE, BE IT RESOLVED that the City Council hereby accepts and approves
the MUSA Review Committee's recommendation that Council approve and adopt the MUSA
phasing plan depicted on the attached Exhibit A and summarized on the attached Exhibit B,
subject to fmal review and approval by the Metropolitan Council.
This resolution adopted by recorded vote of the Farmington City Council in open session on the
15th day of November, 2004.
Mayor
Attested to the
day of November, 2004.
City Administrator
SEAL
.
.
.
.
.
WHEREAS, at a meeting that was held on November 9, 2004, the members of the Planning
Commission unanimously adopted a motion recommending that the City Council accept and
approve the MUSA Review Committee's recommendation that the properties in question be
approved for immediate or eventual inclusion within the City of Farmington's portion of the
Metropolitan Council's Metropolitan Urban Service Area [MUSA];
NOW, THEREFORE, BE IT RESOLVED that the City Council hereby accepts and approves
the MUSA Review Committee's recommendation that Council approve and adopt the. MUSA
phasing -plan depicted on the attached Exhibit A and summarized on the attached Exhibit B,
subject to final review and approval by the Metropolitan Council.
This resolution adopted by recorded vote of the Farmington City Council in open session on the
15th day of November, 2004.
Mayor
Attested to the
day of November, 2004.
City Administrator
SEAL
G-Z-