HomeMy WebLinkAbout02.26.01 Special Planning Packet
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CITY OF FARMINGTON
PLAi."lNING COMMISSION AGENDA
Special Meeting
February 26, 2001 a~ 7:00 P.M.
1.
CALL TO ORDER
ELECTION OF OFFICERS
APPROVAL OF MINUTES
January 23, 2001
February 13, 2001
PUBLIC HEARINGS
Charleswood PUD Amendment/Rezone
Applicant: Newland Communities
Charleswood 5th Addition Preliminary and Final Plat
Applicant: Newland Communities
DISCUSSION
Middle Creek 2nd Addition Final Plat Amendment
Applicant: DR Horton/Arcon Development
2005 MUSA Review Committee - Executive Summary
ADJOURN
Planning Chair:
Planning Commissioners:
Dirk Rotty
Todd Larson, Chaz Johnson, Ben Barker, Dan Privette
David L. Olson, Community Development Director
Lee Smick. Planning Coordinator
Michael Schultz, Associate Planner
City Staff:
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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
Michael Schultz /J d
Associate Planne~
FROM:
SUBJECT:
Charleswood PUD Amendment/Rezone
DATE:
February 26, 2001
INTRODUCTION
Newland Communities is seeking a PUD Amendment/Rezone to the Charleswood Planned Unit
Development to incorporate 15.42 acres of property located directly east of the easterly property line
and extending to the right-of-way line for Pilot Knob Road (CSAH 31). The property is currently
zoned R-l (Low Density) and would be rezoned to R-3 PUD.
DISCUSSION
The subject parcels are remnant pieces of property that were split from the larger tracts of land during
the construction of Pilot Knob Road. During the construction of CSAH 31, south of 190th Street, the
roadway was swung to the east to avoid several wetlands, this alignment created several smaller
parcels from the larger tracts located east of the existing alignment. The County currently owns the
property with an agreement to sell the property to Newland for the platting of the 5th Addition and
future platting to the north.
These remnant parcels are currently zoned R-l, forming a sliver between the Charleswood
development zoned R-3 PUD and the Vermillion Grove and Middle Creek developments which are
also zoned R-3 PUD. The developer proposes to amend the Charleswood PUD to incorporate these
parcels into the R-3 Planned Unit Development. The developer proposes townhome development to
occur in this portion of the Charleswood development, following the approved original Planned Unit
Development.
A Comprehensive Plan amendment is not required for this action; all of the appropriate land uses
have already been designated in the 2020 Comprehensive Plan.
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ACTION REQUESTED
Forward a recommendation of approval to the City Council approving the amendment to the
Charleswood Planned Unit Development, rezoning the subject property from R-l (Low Density) to
R-3 PUD.
cc: Steve Juetten, Newland Communities
SENT BY:GENSTAR MIDWEST
2- 6- 1 ;10:24AM
GENSTAR M1DWEST~
651 463 1611;# 51 6
LEGAL DESCRIPTION
Parcel I;
Aat part of the Northwest Quarter of Sec;tion 25, Township 114 North, Range 20 West, Dakota County,
~ilU1esota, lying Northerly of the South 140 acres of said Northwest Quarter, and lying Westerly of a
line 75.00 feet Westerly of and parallel with "Une 1" and lying Southerly of "Line 2". Said "Line 1 II
and "Line 2" are described as follows:
"Line 1"
Commencing at the Southwest corner of said Northwest Quarterj thence on an assumed beating of
North 89 degrees 33 minutes 05 seconds East, along the South line of said Northwest Quarter,
150.01 feet to the poine of beginning of the line to be described; (hence North 0 degrees 16 minutes
27 second East 139.67 feet; thence Northerly 792.52 feet along a tangetUial curve concave to the
East having a radius of 7639.44 feet and a central angle of 5 degrees 56 minutes 38 seconds; thence
North 6 degrees 13 minutes 05 seconds East, tangent to said curve, 413.88 feet; thence Northerly
792.52 feet along a tangential curve concave to the West having a radius of 7639.44 feet and a
central angle of 5 degrees 56 minutes 38 seconds; thence North 0 degrees 16 minutes 27 seconds
East, tungent to the la~t described curve, 533.48 feet and said line there terminating.
"Y.ine 2"
Commencing at the Northwest corner of said Northwest Quarter thence on an assumed bearing of
South 0 degrees 16 minutes 27 seconds Wc~t, along the West line of said Northwest Quarter, 329.01
feet to a found judicial landmark as called for in Certificate of Title No. 108101 on file in Registrar
. of Titles office in Dakota County. Minnesota, and the point of beginning of the line to be described;
thence South 88 degrees 29 minutes 37 seconds East 250.00 feet toward a found judicial landmark
as called for in said Certificate of Title No. 108101, and said line there terminating.
Parcel 2:
(Abstract)
That part of the Somh 140 acres of the Northwest Quarter of Section 25, Township 114 North, Range
20 West, Dakota County, Minnesota, lying Westerly of Pan.:el 1 as designated on Dakota County Road
Right of Way Map No. 195, record map and lying Westerly of a line 75.00 f~t Westerly of and parallel
with the following described line:
Commencing at the Southwest corner of said Northwest Quarter; thence on an assumed bearing of
North 89 degre'es 33 minutes 05 seconds East. along the South line of said Northwest Quarter,
150.01 feet to the point of begiJ1ning of the line to be described; thence North 0 degrees 16 minutes
27 second East 139.67 feet; thence Northerly 792.52 feet along a tangential curve concave to the
East having a radius of 7639.44 feet and a central angle of 5 degrees 56 minutes 38 seconds; thence
North 6 degrees 13 minutes 05 secol1d~ East, tangent to said curve, 413.88 feet; thence Northerly
792.52 feet along a tangential curve concave to the West having d radius of 7639,44 feet and a
central angle of 5 degrees 56 minutes 38 seconds; thence North 0 degrees 16 minutes 27 seconds'
East, tangent to the last described curve, 533.48 feet ami saiLlline there terminating.
-CONTINUED-
(Abstract)
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SENT BY:GENSTAR MIDWEST
; 2- 6- 1 ;10:24AM ; GENSTAR MIDWEST~
LEGAL DESCRIPTION (continuea)
651 463 1611;# 61 6
Parcel 3:
.lhat part of the Southwest Quarter of Section 24, and that part of the Northwest Quarter of Section 25,
.1 in Township 114 North, Range 20 West, Dakota County, Minnesota described as follows:
Commencing at the Northwest corner of the Southwest. Quarter of said Section 24; thence Southerly
on the West line of said Southwest Quarter and on the West line of the Northwest Quarter of said
Section 25, a distance of 2,937.5 feet to a found judicial land mark as called fur in Certificate of
Title No, 108101 on file in the Registrar of Titles office in Dakota County, Minnesota, and the
point of beginning of the land to be described; thence on an assumed bearing of South 88 degrees 29
minutes 37 seconds East 200.46 feet toward a fOURd judicial land mark as called for in Certificate of
Title No. 108101; thence North 0 degrees 16 minutes 27 second Eao;t 180.94 feet; thence North 89
degrees 43 minutes 33 seconds West 5.00 feet; the'uce North 0 degrees 16 minutes 27 seconds East
50.00 feet; thence South 89 degrees 43 minutes 33 seconds East 5.00 feet; thence North 0 degrees
16 minutes 27 seconds East 193.02 feet; thence Northerly 332.27 feet along a tangential curve
concave to the West having a radius of 1834.86 feet and a central angle of 10 degrees 22 minutes 32
seconds; thence North 10 degrees 06 minutes 05 seconds West, tangent to said curve, 896.77 feet [0
the South line of the North 1303.89 feet of the Southwest Quarter of said Section 24; thence North
89 degrees 48 minutes 07 seconds West 7.67 feet along the South line of said North 1303.89 feel, to
the West line of the Southwest Quarter of said SeCtion 24; thenL:e Southerly along the West line of
said Section 24 and along the West line of the Northwest Quarter of said Section 25 a distance of
1632.19 feel to the point of beginning.
(Torrens)
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Property Location Map
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Location Map
Original Charleswood PUD
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CONCEPT LAND
USE PLAN
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CHARLES WOOD
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City of Farmington
Zoning Districts
Location Map of Subject Rezone
F-3
Legend
/'/ City Boundary
'/" 'I MUSA Boundary
~oning Districts
E:J A-1 (Agriculture)
_ A-2 (Agriculture Preserve)
o B-1 (Limited Business)
_ B-2 (General Business)
_ B-3 (Heavy Business)
~ B-4 (Neighborhood Commercial)
_ C-1 (Conservation)
_ F-1 (Floodway)
D F-2 (Flood Fringe)
D F-3 (General Flood Plain)
_ 1-1 (Light Industrial)
_ PUD (Planned Unit Development)
D R-1 (Low Density)
D R-2 (Medium Density)
_ R-3 (High Density)
_ R-4 (Mixed Code)
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Last Amended Ap(l1 3, 2000
2020 Comprehensive land Use Plan
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. Environmentally Sensative- Flood Plain/Major Wetlands/Woodland
C Environmentally Sensitive within Developed Areas
Environmentally Sensitive in Undeveloped Areas
Comprehensive Land Uses
~ Urban Reserve
Business
Industrial
.. . Business Park
Legend
[:=J Low Density Residential
lL=:J Low/Medium Density
_ Medium Density
_ High Density
[:=J Public/Semi Public
_ City Park/Open Space
_ Restricted Development
C..J Natural Open Space
[:=J ROW
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CJ MUSA Swapped
CJ 2005 MUSA Expansion
Land Uses Designated
Low Density - 40.7 acres designated
Low/Medium Density - 23.7 acres designated
Medium Density - 16.5 acres designated + 6.5
acres swapped = 23 total acres
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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
r D j"
Michael Schultz .~ (~/
Associate Planner
FROM:
SUBJECT:
Charleswood 5th Addition - Preliminary Plat/Preliminary PUD Approval
DATE:
February 26, 2001
INTRODUCTION
Newland Communities is seeking Preliminary Plat approval for the 5th Addition of Charleswood.
The plat consists of 96 townhome units on 21acres of land located south and east of the existing
single-family lots.
Planning Division Review
Applicant:
Newland Communities
11000 WI 78th Street
Eden Prairie, MN 55344
(612) 942-7844
Plat Application Received:
February 1,2001
Referral Comments:
1. Lee Mann, Director of Public Works/City Engineer
2. Jay Riggs, Dakota County Soil & Water
Attachments:
1. Application
2. Location Map
3. Charleswood 5th Addition Prelimianry Plat
4. Elevation Drawings of Proposed Townhomes
5. Landscaping Plan
6. Wetland Buffer
Location of Property:
South of 195th Street and between the 4th Addition and
Pilot Knob Road (CSAH 31).
Area Bounded By:
Single-family residential to the west, future multi-family
to the north and south.
Existing Zoning:
R-3 PUD
Streets and Accesses:
The right-of-way shown on the plat for 200th Street
follows the general alignment shown on the PUD.
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Sidewalks:
A bike trail will be constructed along the north side of
200th Street and connect to the sidewalk located within the
4th Addition and eventually to the future trail along Pilot
Knob Road.
Topography:
Site topography is generally flat toward the east but begins
to slope up to Pilot Knob Road.
WetIands:
Wetlands are located both to the south and north of the
proposed development. Wetland mitigation also took
place to the south for the wetland impacted for the future
construction of 200th Street.
Flood Plain:
Flood plain exists south of the development, but does not
impact this plat.
Parkland and Trails:
A portion of the parkland has been dedicated to the north
of the main wetland and east of the single-family
development. Trails have been constructed leading into
the park.
Additional Comments
Newland Communities has submitted for review the Charleswood 5th Addition Preliminary Plat;
the plat consists of 96 townhome units and the future right-of-way for 200th Street W. The 200th
Street connection will serve as a minor collector and will connect the 4th Addition with Pilot Knob
Road (CSAH 31) serving as a southern ingress/egress for the entire single-family portion of the
Charleswood PUD. The road will have a 70-foot right-of-way and a 36-foot wide roadway.
During the preliminary platting of the 3rd and 4th phases, the Planning Commission made it a
contingency of approval, that at a minimum, a temporary gravel roadway be constructed for
construction and emergency response vehicle access. Now that the developer has come to terms
with a builder, the roadway will be entirely constructed to service the development.
Lot Layout/Building Setback
The developer is proposing a single lot for each 4-unit building footprint. The typical lot
dimension is 129 feet wide by 75 feet deep. The setback of the townhomes off of 200th Street will
vary from 20 to 25 feet, the varying setback is effect by the adjacent wetland buffer requirements.
The common lot shown on Lot 17, Block 1 and Lot 9, Block 2 will be controlled and maintained by
the homeowners association. Note that Common Lot 17 will need to be corrected, the plat
indicates 17 lots for the townhome units within Block 1, with Lot 1 being reserved for a future well
house site for the City.
Off-street Parking
The developer is not proposing any additional off-street parking within the proposed townhome
development. Staff suggests that additional off-street parking be added within the private drive
roadways for additional visitor parking without the removal of any additional trees.
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CSAH 31/Roadways
Currently Dakota County Highway Department controls a 120-foot right-of-way for CSAH 31; an
additional IS-feet of right-of-way (60-feet of half right-of-way currently exists) will be conveyed to
the County during the platting of the 5th Addition. The additional right-of-way will serve for the
future widening of the roadway to four lanes and the future construction of a bike trail along both
sides of the roadway.
The 5th Addition plat proposes a 70-foot right-of-way for the construction of200th Street along with
a trail along the north side; the street will serve as a minor collector running eventually from
Flagstaff Ave to Pilot Knob Road and through to Akin Road.
The drives stemming off of 200th Street will be private roadways and be maintained by the
homeowners association. Each of the private drives proposes a turnaround for emergency vehicles.
Private drive 'A' is measured to be 700 feet in length, but because it is a private roadway and not a
public local road, a variance is not required.
Sidewalks/Trails
An 8- foot bike path is proposed along the north half of 200th Street W beginning at Pilot Knob
Road and heading west toward Charleswood 4th Addition. The trail will eventually connect with
the future trail way to be constructed along Pilot Knob Road.
Wetlands
Wetlands are located to the north and south of the plat with a small portion of a wetland being
effected during the construction of 200th Street. A small "appendage" of a wetland extends
southward and will be crossed by 200th Street W. That portion of the effected wetland was
calculated and mitigated for during the platting and wetland review for Charleswood 3rd Addition.
The mitigated area is located south of 200th Street and is shown in Outlot C.
Engineering Comments
See attached Engineering comments.
Landscaping Plan
The developer is proposing boulevard trees at 40- foot spacing along 200th Street, meeting the
requirements outlined in Section 10-6-14: Landscaping of the City Code. The developer also
proposes additional landscaping around each of the buildings (see attached diagram).
The developer is also proposing entry monuments with landscaping and also additional landscaping
along Pilot Knob Road. The monuments will be located on both sides of the roadway and is not
proposed to be constructed within the right-of-way, similar to the monument located on Everest
Path/I 95th Street.
City staff proposes that additional trees be planted along the private driveways stemming off of
200th Street. Staff also suggests that additional trees be planted within the common areas and/or
along the wetland area to the south, replacing trees that are being removed as part of the proposed
project.
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ACTION REQUESTED
Staff recommends approval of the Charleswood 5th Addition Preliminary Plat and forwarding it
onto the City Council contingent upon the following:
1) Identify the required easement for the existing sanitary trunk line located south of 200th Street
West;
2) Continued coordination with City Staff and Dakota County on the implementation of turn lanes
at the intersection of CSAH 31 (Pilot Knob Road) and 200th/203rd Streets;
3) Additional off-street parking stalls be added along the private drive roadways, not to include
any additional tree removal;
4) Additional landscaping be considered within the common lot area and/or the wetland area to
the south;
5) Make the necessary correction concerning Common Lot 17, Block 1;
6) Any requested changes made by the Engineering Division.
Michael Schultz
Associate Planner
cc: Steve Juetten, Newland Communities
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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:
Lee Smick, City Planner
FROM:
Lee Mann, Director of Public Works/City Engineer
SUBJECT:
Charles wood 5th Addition (Preliminary Plat Review)
DATE:
February 22, 2001
Engineering staff has reviewed the revised preliminary plat for the above referenced project. The
following comment will need to be addressed prior to the next submittal:
1. The existing trunk sanitary sewer will require a thirty-foot easement. The sanitary pipe must
be centered within the easement (fifteen feet on each side of pipe centerline).
2. There are two areas currently labeled as Outlot C (clarify).
3. Common lots (lot 17 block 1, lot 9 block 2) need to be clearly defined as a drainage and utility
easement over the entire lot.
4. The two areas for future well sites must be platted with a separate easement description or as
an outlot. Approval of the final plat will be contingent on reaching an agreement on the well
site transactions.
5. Private Drives A through C can be platted in one of three ways: 1) as individual outlots 2)
with separate easements 3) as part of the common lots and clearly defmed as a drainage and
utility easement.
6. Lot footprints must be clearly positioned, including all areas for future expansion (decks,etc),
to allow for access to utilities. A clear area of thirty feet should be maintained (15' on each
side of centerline of utility pipe) to allow for future maintenance access. Landscaping should
be positioned to avoid these thirty-foot clear areas.
Since~ m ~~
Lee M. Mann
Director of Public Works/City Engineer
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cc:
File
Dave Olson, Community Development Director
Mike Schultz, Associate Planner
Steve luetten, Newland Community
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FEB-22-2001 17:10
DAKOTA SWCD
P.02
4t>AKOTA COUNTY SOIL A~ WATER
CONSERVATION DISTRICT
Dakota County Extension and Conservation Center
4100 220th Street West, Suite 102
Farmington, MN 55024
Phone: (651) 480-7777 FAX: (651) 480-7775
www.dakotaswcd.org
February 22, 2001
Mr. Michael Schultz
Associate Planner
City ofFannint,rton
325 Oak Street
Fannington, MN 554-1358
Ref: 97FRM055
RE: REVIEW OF THE REVISED PRELIMINARY AND FINAL PLAT FOR
CHARLESWOOD 5TH
Dear Michael:
The Dakota County Soil and Water Conservation District (District) has reviewed the revised Preliminary
Grading Plan for the above-mentioned site. This phase of the Charleswood PUD entails 96 multi-family
units (17 buildings) on approximately 21.1 acres; the entire PUD encompasses approximately 396.8 acres.
This letter is a revised version of the previous Charlsewood Slla comments (submitted on January 4,2001
by the SWCD) and summarizes the proposed erosion controls and submits erosio.n and sediment control
recommendations.
Please note: Contact Jason Moeckel at the Minnesota Department of Natural Resources
. regarding salvaging trees thar will be removedfrom this site. Many ofrhe larger trees are
needed for stream restorarion projects scheduled for the spring and early summer of 200 J. His
phone number is 651-772-7965.
Wc observed the following erosion and sediment controls on the plans:
1. Heavy-duty silt fence at the construction limits.
2. Design specifications for rock construction entrance, silt fence, and inlet sediment filter.
3. A multi-cell stonnwater pond.
4. Notencgarding silt fence installation/maintenance, street cleaning, and stabilization.
We have the fonowing comments and recommendations regarding erosion and sedimentation control:
1. Construct the multi-cell stormwater pond immediately upon initiating grading to act as temporary
sediment basin. Direct runoff from the roadway to this basin via diversion channels. Temporary
sediment basins must be constructed properly to be effective. A stabilized emergency spillway must
be installed. Further, instal! a temporary riser at the sediment pond outlet to optimize sediment
trapping efficiency. The Dakota SWCD has a (ree floating skimmer/riser available to test its
effectiveness in the field. Contact our office if the developer is willing to install this device.
2. Install rock check dams or other approved devices at appropriate intenra1s in all diversion channels
and Oth1..7 areas of concentrated flow at design intervals.
3. Modify the Gl..-neral Grading Note regarding ''positive site drainage" to include the following:
AN EQUAL OPPORTUNITY EMPLOYER
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FEB-22-2001 17:10
Cbar1eswood 5th Addition
97FRM055
DAkOTA SWCD
P.03
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· Water pumped from a depressional area must be discharged to a sediment pond or filtered prior to
discharge to a wetland, waterbody, or stann sewer.
· Trenches cut to convey water from a ponded area must lead to a sediment pond or other sediment
control prior to discharge to a wetland, waterbody, or stonn sewer.
· All sediment basins, including temporary ponds, must have a controlled and stabilized overflow.
· Energy dissipation devices must be installed where the trenches and pump hoses discharge to
areas with exposed soils. This may not be necessary ifpurnp hoses are discharged to a stable,
vegetated area. Silt fence alone is not adequate for this purpose.
4. Show the location of the proposed rock construction entrance on the plan. Limit egress to this one
location.
S. Seed pond edges with a native wet prairie:: seed mix, such as MnlDOT spec 25A.
6. Show type of energy dissipation devices at all storm sewer outlets, including outlets from temporary
sediment basins.
7. Include temporary and permanent seeding, mulching, and fertilization specifications on the plan.
8. The current note regarding stabilization timing should be amended to include the following NPDES
General Stonnwater Permit requirement: the applicant must stabilize all exposed soil areas 'Within
100 feet of a water of the state or any stormwatcr conveyance system which is connected to a warer. of
the srale must be stabilized within 7 days (steeper than 3: 1 slopes), 14 days (10: 1 to 3: 1 slopes), Or 21
days (flatter than 10: I). This includes areas within lOO feet from all stann sewer inlets. Also add
notes regarding specific NPDES pennit requirements on the plan, including inspection, stabilization,
and maintenance timing.
9. lnstall silt fence, a double row of sod, or alternative device behind curbs and the downslope gradient
between lots to minimize runoff from lots during building construction.
Thank you for the opportunity to review this plan. Good implementation, consist~nt monitoring, and
maintenance of all erosion control measures are important to minimize erosion on this construction site.
Becausr: the projecr dLflurbs more than 5 acres, the applicant musr apply for a MPCA General
Storm water Pennie at least two days prior to initiating constroction. If you have any questions please
contact me at (651) 480-7779.
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Urban Conservationist
cc: Lee Mann, City of Farmington
Jason Moeckel, MDNR
Steve Juenen, ASlra-Genstar Part., 11 000 West 78th Street, Suite 201, Eden Prairie, MN 55344
TOTAL P.03
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APPLICATION FOR PLAT REVIEW
DATE: November 14,2000
PLAT NAME:
CHARLES WOOD 5th ADDITION
LOCATION:
East of Charles wood 4th Addition (see attached plans)
AREA BOUNDED BY: Charleswood 4th Addition to the west, wetlands to the north, created wetland to
the south and Pilot Knob Road to the East.
TOTAL GROSS AREA: 21.10 acres
ZONING DISTRICT: R-3 Planned Unit Development
NAMES AND ADDRESS OF ALL OWNERS: Astra Genstar Partnership, L.L.P., 11000 West 78th
Street, Suite 201, Eden Prairie, Minnesota 55344.
PHONE:
(952) 942-7844
NAME & ADDRESS OF LAND SURVEYOR/ENGINEER:
7599 Anagram Drive, Eden Prairie, Minnesota 55344.
Westwood Professional Services,
NAMES & ADDRESS OF ALL ADJOINING PROPERTY OWNERS AVAILABLE FROM:
See attached list.
PLAT REVIEW OPTION:
Preliminary and Final Plat
PRELIMINARY & FINAL TOGETHER: Yes
IN SEQUENCE:
PRE AND FINAL PLAT ADMIN. FEE:
PRE PLAT SURETY:
I HEREBY CERTIFY THAT I AM (WE ARE) THE FEE OWNER(S) OF THE ABOVE LAND,
THAT THE PERSON PERPARING THE PLAT HAS RECEIVED A COpy OF TITLE 11,
CHAPTERS 1 THRU 5, ENTITLED "SUBDIVISIONS" AND TITLE 10, CHAPTERS 1 THRU 12
ENTITLED "ZONING" OF THE FARMINGTON CITY CODE AND WILL PREPARE THE PLAT
IN ACCORDANCE WITH THE PROVISIONS CONTAINED THEREIN.
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SIGNA. REi 0 NER
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DATE
ADVISORY MEETING:
1. SKETCH PLAN
2.
STAFF AND DEVELOPER CONSENSUS
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Property Location Map
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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 commDfl" ssio
Lee Smick, AICP
Planning Coordinator
FROM:
SUBJECT:
Middle Creek 2nd Addition Final Plat Amendment
DATE:
February 26,2001
INTRODUCTION
D R Horton and Arcon Development Inc. recently received final plat approval from the City Council on
February 5, 2001 for 66 townhome units on one block and platted one outlot within the Middle Creek 2nd
Addition (see attached). The plat is located directly east of Pilot Knob Road and west of the 87 singleoiofamily
lots recently approved in the first phase of Middle Creek.
DISCUSSION
The Developers have determined that they would like to amend the plat from the Common OCnterest
Community (C.Le.) format to platting each building as a lot. In the C.I.C. type format, each unit is! platted
separately, thereby requiring each unit to have separate utility hookups to each unit. In a standard plat (see
plat dated February 16,2001), the entire building is platted as one lot and one common service for each utility
is stubbed to the building.
Other developments in the City that have done C.LC. type formats include Glenview and Bristol Square
Townhomes. Standard platting has been performed in Tamarack Ridge in the Centex Development and
Vermillion Grove in the Villa product.
The City does not require a particular platting style at this time, however, staff may raise this issue during the
Zoning and Subdivision Code Update process.
The amended plat currently shows the common area surrounding the lots as Outlot A. The City has requested
that the Developer revise the common area to be shown as a separate lot to be consistent with current platting
practices in the City. Staff recommends that this requirement be a contingency of the plat approval.
ACTION REQUESTED
Recommend approval of the amended Middle Creek 2nd Addition Final Plat contingent on the reivision to
Outlot A and the execution of a Development Contract and forward the recommendation to the City Council.
. ~;ezz
Lee Smick, AICP
Planning Coordinator
cc: DR Horton, Don Patton
Arcon Development, Larry Frank
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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:
Lee Smick, AICP
Planning Coordinator
SUBJECT:
2005 MUSA Review Committee - Executive Summary
DATE:
February 26,2001
INTRODUCTION
The following information describes the proposed function, process and schedule for the 2005 MUSA Review
Committee. The City Council recently accepted the format on February 20, 2001 and requests the Platming
Commission to review the Executive Summary and offer any suggestions to the proposed process.
BACKGROUND
The City Council approved the Metropolitan Urban Service Area (MUSA) Expansion Criteria on October 2,
2000 upon approval of the 2005 MUSA Designation Postponement Period. The 2005 MUSA RCllview
Committee is proposed to be formed to act as a canvassing board performing within a legislative process to
recommend to the Planning Commission and ultimately the City Council the designation of MUSA actes to
properties petitioned by the owner.
Committee Membership
The voting portion of the Committee would comprise the Mayor, Planning Commission Chair, Panks &
Recreation Chair, ISD #192 School Board member along with the City's Community Development Director.
This Committee will recommend whether to grant 2005 MUSA designation to requesting properties.
City staff will serve as ex-officio non-voting members and include the City Administrator, Director of ~ublic
Works/City Engineer, Chief of Police, Parks & Recreation Director and Planning staff in providing teclimical
resources to the Committee during the review and evaluation process. Staffs role in the initial Committe~ was
limited to determining the relative importance of Council approved 2005 MUSA Expansion Criteria and
preparing a Calculation Spreadsheet for the voting Committee.
The voting Committee is charged with the task of evaluating 12 properties within the City limits and
potentially 4 other properties currently being considered for annexation to determine the feasibililty of
designating MUSA to these properties. The Committee will work within the boundaries of the legis~ative
process evaluating and recommending to the Planning Commission and City Council which propertie~ best
meet the requirements for MUSA designation. The Committee is limited to allocating 610 acres (le$s the
acreage utilized for the approved exceptions) of MUSA identified as the 2005 MUSA Expansion in Table 4.1
of the 2020 Comprehensive Plan.
DISCUSSION
. 2005 MUSA Expansion Criteria
The voting Committee would utilize the following criteria to evaluate the properties for possible designation of
MUSA:
I. Proximity of property to transportation corridors (i.e. 195th Street between Akin Road and TH 3,'. 20Sth
Street between CSAH 31 and TH 3, etc.) to promote construction of transportation corridors as
identified in the City's 2020 Comprehensive Plan.
2. Proximity to existing infrastructure and whether it is economically feasible to connect to existing
and/or planned infrastructure identified in the 2020 Comprehensive Plan.
3. Proximity to the central area of City to promote the connection of the northern and southern portions
of the City.
4. Feasibility of providing municipal services (police, fire, public works, or parks) to the proposed
property.
5. Other criteria that may be determined by the Planning Commission and City Council. Staff
suggestion: Development must occur within 5-year time frame.
6. Variety of land uses proposed by developer (i.e. Low, Low/Medium, Medium and High Density
Residential, Business, Industrial, etc.) that supports the City's 2020 Comprehensive Plan.
.
7.
MUSA expansion areas should generally follow section lines, natural drainage ways and sanitary
sewer districts.
Methodology for Assigning Weights to the Criteria
As previously discussed, City staff is recommending relative weights to be assigned to each criteria and
preparing a Calculation Spreadsheet for the voting members of the Committee.
The final score that will determine if a property will receive MUSA will be a composite of the fixed weight
percentage multiplied by a points variable. In preparing the 2005 MUSA Review Committee Calculation
Spreadsheet, the Committee determined that the list of criteria should be weighted in order of priority. on a
percentage scale. The variable points assigned to each property would be in the range of 1 to 5; th@reby
creating a composite score that takes into account the Committee's perception ofthe property's importanqe for
MUSA designation and multiplied by the assigned weight for each criteria.
The attached table shows a sampling of the MUSA Property Rating System for two fictional properties. In the
table, Property A was assigned points depending on the criteria calculating to 29.5. Property B acquire\.f the
same number of total points (29.5) but were scored differently because of the weights assigned to the p<i>ints.
In the case of Property A, the final score totaled to 4.1 and the score for Property B was 4.325 thereby raI1king
Property B at a higher level of importance for receiving MUSA designation. This sampling shows that points
assigned may calculate to the same number, however because of the assigned weights and how they scored for
each weight assists the review committee in achieving a qualitatively distinct, but statistically valid outcome to
the final scores.
.
2
.
.
.
The following discusses each criteria and the rationale for weighting the criteria as shown in the calculation
spreadsheet.
1. Proximity of property to transportation corridors (i.e. 195th Street between Akin Road and TH 3,' 20Sth
Street between CSAH 31 and TH 3, etc.) to promote construction of transportation corridors as
identified in the City's 2020 Comprehensive Plan.
The Committee determined a weight of 0.20 of a total of 1.0 for this criteria because the pr~perty
under consideration should have immediate or future access to the City's transportation system. The
property owner should also illustrate the ability to connect to the City's transportation system via
proposed transportation corridors and the willingness to participate in the cost of constructing these
corridors.
2. Proximity to existing infrastructure and whether it is economically feasible to connect to existing
and/or planned infrastructure identified in the 2020 Comprehensive Plan.
The Committee determined a weight of 0.20 noting that to make the property developable, access to
existing and/or planned infrastructure was crucial to the viability of the development.
3.
Proximity to the central area of City to promote the connection of the northern and southern portions of
the City.
The Committee determined a weight of 0.15 because the central area of the City, even though some
parts lie outside of the City limit line, should be considered a valuable location transportation
corridors, commerce and open space. The connection of transportation routes (195th Street, 151 Street,
20Sth, etc.) could increase traffic flows throughout the City and the region. Areas for commerce could
be expanded north of the Downtown Business District. Housing and open space areas could be more
centrally localized to the City. Finally, the accumulation of properties to the west of Trunk Highway 3
could assist in formalizing the City's boundaries.
4.
Feasibility of providing municipal services (police, fire, public works, or parks) to the proposed
property.
The Committee weighted the criteria at 0.15 because the property under consideration will need to be
provided with police, fire, public works services and park facilities.
5 Other criteria that may be determined by the Planning Commission and City Council. Staff
suggestion: Development occurs within 5-year time frame.
The Committee weighted the criteria at 0.15 because of the importance of developing the prope~ in a
timely manner. This eliminates the possibility of wasting valuable MUSA acreage to properties that
are not prepared to be developed and/or avoid land speculation that would unnecessarily drive housing
costs to higher levels.
6.
Variety of land uses proposed by developer (Le. Low, Low/Medium, Medium and High Density
Residential, Business, Industrial, etc.) that supports the City's 2020 Comprehensive Plan.
The Committee weighted the criteria at 0.10 identifying the need to vary the types of land uses on a
property to provide for lifecycle housing while supporting the City's 2020 Comprehensive Plan. The
3
.
.
.
criteria was weighted at a lesser degree because the properties seeking MUSA designation should
comply with the 2020 Comprehensive Plan.
7.
MUSA expansion areas should generally follow section lines, natural drainage ways and sanitary
sewer districts.
The Committee weighted the criteria at 0.05 noting that this was given the least priority due to fact
that not all properties can follow section lines, natural drainage ways or sanitary sewer districts.
However, the criteria still remains important to formalizing the City's boundaries and utilizing existing
or proposed infrastructure in the sanitary sewer districts.
Methodology for Revisions to the 2005 MUSA Expansion Criteria
At the October 2, 2000 City Council meeting, the Council approved various criteria for determining if a
property met the requirements of receiving MUSA. Given the importance of ensuring appropriate criteria in
the MUSA evaluation process, the 2005 MUSA Review Committee reviewed the criteria in greater detail and
determined that revisions were needed. The following illustrates revisions made to the original list and the
justification in removing or adding criteria.
Removal of Criteria from the 2005 MUSA Exoansion Criteria List
Criteria #3: Property within the Industrial/Business Park or other industrial/commercial areas to promote tax
base as identified in the City's 2020 Comprehensive Plan.
The criteria was removed from the original list because Industrial Park expansion has been identified as an
exception to the 2005 MUSA Postponement Period. The exception was approved by the City Council on
October 2, 2000. There are two lots remaining in the Industrial Park. The HRA has authorized negotiations to
begin with the property owner of the next planned phase of the Industrial Park and the HRA will need
assurance that MUSA will be available if an agreement is reached to purchase the property and the financing
for the expansion is approved.
Secondly, the criteria was removed because the proposed Business Park currently has 125.65 acres within the
MUSA. This provides for an adequate surplus of acreage in this category to 2005. Additionally, the southern
portion of the proposed Business Park outside of the current MUSA is landlocked until development occurs
along CSAH 50 or CSAH 31 is extended to CR 72. Plans for an extension of CSAH 31 have not been
discussed by the County and would most likely be beyond the 2005 timeframe.
Finally, Table 4.1 shows that business park acres have not been allocated for MUSA Expansion until after
2015. This allocation may change to 2010 by either shifting the allocation or utilizing unanticipated gn1>wth
acreages as the need for business park acres increases, however, this will not occur before 2005 because of the
adequate supply of business park acreage.
Criteria #5: Property that provides location for necessary public facilities - public, quasi-public and other
institutional uses.
The criteria was removed from the original list because the public facilities were included as exceptions to the
MUSA Expansion. The exceptions include non-profit and other governmental uses. In this case, the new
elementary school for the Farmington School District needed assurance that MUSA would be available for
construction to commence in a timely manner on their site. Additionally, Farmington Lutheran Church is a
part of this exception category because of its institutional use status.
4
.
.
.
Criteria #9: Property cannot be considered for MUSA designation until an annexation petition has been filed
and approved by the Council and filed with the State Planning Agency.
The criteria was removed because the Committee determined a property must be within the City limits at the
time of MUSA designation.
Additions to 2005 MUSA Expansion Criteria
Criteria #5 Development must occur within 5-year timeframe.
The Planning Commission and City Council determined that it was important that any property owner
receiving MUSA be prepared to develop the property within a 5-year timeframe. This eliminates the
possibility of wasting valuable MUSA acreage to properties that are not prepared to be developed and/or avoid
land speculation that would unnecessarily drive housing costs to higher levels.
Additionally, the 5-year development timeframe allows the City to track the number of housing units through
proposed development plans, giving the City a better perspective on future growth trends in 5-year increments.
Methodology for Revisions to the Property Owners List
In reviewing the properties on the original list of petitioners, the following were added for MUSA designation
consideration for the various reasons.
Additions to the Propertv Owners List
Additions to the list include property owners that have recently petitioned for MUSA designation include the
following:
H - Dave Finnegan (East of Akin Road and south of Autumn Glen) - This property was added after the
property owner filed a request to receive MUSA on the property. A petition to amend the Comprehensive Plan
and Rezone the property is required before the property may be considered for MUSA designation.
I - Molly Murphy (North of the Farmington Middle School Campus) - This property was added after the
property owner filed a request to receive MUSA on the property. A petition to amend the Comprehensive Plan
and Rezone the property is required before the property may be considered for MUSA designation.
J - Babe Murphy (Within City limits, north of Molly Murphy Property) - This property was added after the
property owner filed a request to receive MUSA on the property. A petition to amend the Comprehensive Plan
and Rezone the property is required before the property may be considered for MUSA designation.
L - Dakota County Highway Shop (South of CSAH 50) - This property was part of the MUSA swap with
Bristol Square and Glenview Townhomes. Approximately 5 acres was removed from the Dakota County
property for the MUSA swap. Therefore, the property has been included in the list of properties to be
considered for MUSA designation.
P - Michael Devney (East ofthe Prairie Waterway along CR 72) This property was added after the property
owner filed an annexation petition for the property. A petition to amend the Comprehensive Plan and Rezone
the property is required before the property may be considered for MUSA designation.
5
Scheduling
. The following is a tentative schedule for the MUSA Review Process:
Presentation and acceptance of2005 MUSA
Review Committee methodology at City Council
February 20, 2001
Presentation and acceptance of 2005 MUSA Review
Committee methodology at Planning Commission
February 26,2001
Presentation of 2005 MUSA Review Committee methodology
at Parks & Recreation Commission
March 7, 2001
Meeting of 2005 MUSA Review Committee to Designate MUSA
April 30 - May 4,2001
The week long meeting of the 2005 MUSA Review Committee that may take place between April 30 and May
4,2001 or some other time as determined by the committee. During this time the committee will review the
petitioned properties and utilize the MUSA Calculation Spreadsheet to determine the final score for each
property. Each committee member will score the property separately and final tabulations will be averaged for
a final score.
ACTION REQUESTED
Consider acceptance of the Executive Summary, methodology and schedule for the 2005 MUSA Review
Committee and forward any recommendations to the City Council.
. Respectfully submitted,
~~
Lee Smick, AICP
Planning Coordinator
.
6
.
,
,
SAMPLE MUSA PROPERTY RATING SYSTEM
Property A Property B
Points Score Points Score
3 0.6 5 1
4 0.8 5 1
5 0.75 3 0.45
4 0.6 3.5 0.525
5 0.75 5 0.75
3.5 0.35 4 0.4
5 0.25 4 0.2
29.5 4.1 29.5 4.325
Criteria
1. Proximity to Transportation Corridor
2. Proximity to Existing Infrastructure
3. Proximity to Central Area
4. Feasibility of Providing Municipal Service
5. Development Occurs within 5 Years
6. Variety of Land Uses
7. Section Lines
Total
Weight
0.20
0.20
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0.15
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