HomeMy WebLinkAbout04.24.01 Planning Packet
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CITY OF FARMINGTON
PLANNING COMMISSION AGENDA
Special Meeting _
. April 24, 2001 at 7:00 P.M.
1. CALL TO ORDER
2. PUBLIC HEARINGS
a) Variance to Exceed 1,000 Square Foot Maximum Floor Area of Existing Garage
Applicant: Brian & Sue Miller, 19962 Akin Road
b) Variance for 33-Foot Encroachment of Pylon Sign/Approval of Multi-tenant
Signage Plan
Applicant: Panlund Properties
Application for Plat Review - Charleswood 5th Addition Final Plat
Applicant: Steve luetten, Newland Communities
Application for Plat Review - Autumn Glen 3rd Addition
Applicant: Larry Frank,Arcon Development, Inc.
DISCUSSION
Zoning Code Update - Performance Standards - Hoisington Koegler Group, Inc.
ADJOURN
Planning Chair:
Planning Commissioners:
Dirk Rotty
Todd Larson, Chaz Johnson, Ben Barker, Dan Privette
City Staff:
David L. Olson, Community Development Director
Lee Smick, Planning Coordinator
Michael Schultz, Associate Planner
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: Michael Schultz ptJ"v
Associate Planner
SUBJECT: Variance Permit Application - Exceed Maximum Garage Floor Area by 140
square feet
DATE: April 24, 2001
INTRODUCTION
The applicant, Brian & Sue Miller, are seeking approval of a variance to exceed the maximum
garage floor area by 140 square feet, maximum limit for attached or detached garages is 1,000
square feet.
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Planninl! Division Review
Applicant:
Brian & Sue Miller
19962 Akin Road
Farmington, MN 55024
Attachments:
1. Application
2. Site Plan
3. Building Diagram
4. Site Photos
Property Location:
19962 Akin Road
Existing Garage Size:
526 square feet
Proposed Garage Size:
1,140 square feet
Surrounding Land Uses:
Single-family residential to the north, south and west, City
park property to the east
Existing Zoning:
R -1 (Low Density)
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Comprehensive Plan:
Low Density Residential
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DISCUSSION
The applicants, Brian & Sue Miller, are seek variance approval to exceed the maximum floor
area for an attached garage by 140 square feet, 1000 square feet is the permitted maxium.
The original application submitted requested a variance of 280 square feet (the garage
dimensions are 40' x 32'), which included a 140 square foot mud room, but in calculating the
floor area of the garage, staff does not include areas separated by walls.
Section 10-1-4: Definitions
GARAGE, PRIV ATE: An accessory building or accessory portion of a principal building not
more than one thousand (1,000) square feet in area which is intended for and used to store the
private passenger vehicles and trucks not exceeding twelve thousand (12,000) pounds gross
weight, of the family or families resident upon the premises, and in which no business service or
industry is carried on.
The following requirements need to be justified to allow the 33-foot variance:
1) Literal enforcement of this Title would result in undue hardship with respect to the property.
The property owners are restricted to the placement of any additional accessory structures
because of the topography of their property.
2) Such unnecessary hardship results because of circumstances unique to the property.
The property owner's lot drops off from the house on the north side and also begins to slope
away from the back of the house toward the rear property line. A detached garage would be
difficult to place on the property.
3) The hardship is caused by provisions of this Title and is not the result of actions of persons
presently having an interest in the property.
Section 10-1-4 of the City Code restricts attached or detached garages to 1,000 square feet.
4) The variance observes the spirit and intent of this Title, produces substantial justice and is not
contrary to the public interest.
The variance request observes the spirit and intent of the City Code in that the property
owner would be permitted additional garage floor space where they likely would be
restricted to build a detached garage due to the topography of their property.
5) The variance does not permit a lower degree of flood protection than the flood protection
elevation for the particular area or permit standards lower than required by State law.
The site does not contain any flood plain.
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ACTION REQUESTED
Staff recommends the Planning Commission approve the variance to exceed the maximum floor
area for the attached garage structure by 140 square feet.
Michael Schultz
Associate Planner
cc: Brian & Sue Miller
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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 ~"$
Associate Planner
FROM:
SUBJECT:
Variance Permit Application - Encroach Thirty-three (33) feet into required front yard
setback with pylon sign and to approve multi-tenant signage plan
DATE:
April 24, 2001
INTRODUCTION
The applicant, Panlund Properties, is seeking approval of a variance to encroach thirty-three (33) feet into
the required fifty (50) foot front yard setback with a 150 square foot pylon sign at the location of 18400
Pilot Knob Road. The applicant is also requesting Commission approval for the multi-tenant signage plan
for the commercial property that involves three (3) tenants.
Plannine: Division Review
Applicant:
Panlund Properties
421 Elm Street
Farmington, MN 55024
Attachments:
1. Applicant's Site Plan
2. Sign Diagrams
3. Section 4-3-3 (B): Signs
4. Site Photos
Legal Description of Property:
Lot 2, Block 1 Dakota County Estates 9th Addition
Proposed Setback Encroachment:
33 feet
Required Setback:
50 feet
Surrounding Land Uses:
Vacant commercial to the north and south, multi-family
townhomes to the east, single-family across Pilot Knob Rd. to
the west
Existing Zoning:
R-4 (PUD) (because commercial uses were not specified under
the PUD agreement, staff has been adhering to B-1 land uses).
Comprehensive Plan:
Commercial
Number of Tenants in Building:
3 tenants
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Building Size (floor area):
125.66' x 60' = 7,540 square feet (excluding vestibules)
Building Face Area
(Facing Pilot Knob Rd): 9.5' x 125.66' = 1,194 sq. ft. (10% for wall signage)
Total Proposed Wall Signage Area: 108 sq. ft.
Total Proposed Pylon Signage Area: 108 or 150 sq. ft. (Applicant has not decided sign size, 150 sq. ft.
is maximum for 50 mph speed zone)
DISCUSSION
The applicant, Panlund Properties, is seeking variance approval to encroach thirty-three (33) feet into the
required fifty (50) foot front yard setback to erect a twenty-six (26) foot high pylon sign for the businesses
located at 18400 Pilot Knob Road. The applicant is also seeking Commission approval for the proposed
multi-tenant signage plan for the three tenant commercial building.
Pvlon Sif!fl variance
The City's Sign Ordinance considers a sign as a structure for the purpose of applying yard and height
regulations and as stated within Section 4-3-3 (B) 3 a.
No pylon sign shall be located in a required yard, except freestanding signs under six feet (6') in height
may be located ten feet (J 0') from a street right of way.
Due to this language within the ordinance, the applicant is required to seek variance approval to encroach
within the required fifty (50) foot front yard setback. The pylon sign is proposed to be placed seventeen
(17) feet from the property line as measured to the vertical edge of the cabinet.
Due to the widening of Pilot Knob Road, an additional fifteen (15) feet of right-of-way easement was
acquired from the property owners along both sides of the road. With the additional fifteen (15) feet of
easement along with the sign setback of seventeen (17) feet, a total of thirty-two (32) feet of space will
exist between the actual road right-of-way and the location of the sign.
The applicant has not made a decision on the size of the pylon sign, currently the two options are an 108
square foot sign and the other total is 150 square feet (see Section 4-3-3 (B) 3 c: Signs for permitted pylon
height/area).
The following requirements need to be justified to allow the 33-foot variance:
1) Literal enforcement of this Title would result in undue hardship with respect to the property.
Even though the commercial building is setback seventy-nine (79) feet from the right-of-way
easement, setting the sign back fifty (50) feet would place the sign in the middle of the drive lane,
making the overall layout of the property difficult in order to meet setback requirements for the sign.
2) Such unnecessary hardship results because of circumstances unique to the property.
The property owner was required to convey fifteen (J 5) feet of property that is now deemed easement
for the right-of-way of Pilot Knob Road
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3) The hardship is caused by provisions of this Title and is not the result of actions of persons presently
having an interest in the property.
Section 10-4-1 (J) of the City Code requires a fifty (50) foot setback from minor arterial right-of-
ways, no additional right-of-way will be neededfor Pilot Knob Road.
4) The variance observes the spirit and intent of this Title, produces substantial justice and is not
contrary to the public interest.
The variance request observes the spirit and intent of the City Code in that the pylon sign will still be
at least thirty-two (32) feet from the right-of-way line.
5) The variance does not permit a lower degree of flood protection than the flood protection elevation
for the particular area or permit standards lower than required by State law.
The site does not contain any flood plain.
Multi-tenant Siflnafle Plan
The applicant is proposing both wall and pylon signage for the 7,500 + square foot multi-tenant
commercial building. The current tenants are scheduled to be Akin Hills Pet Hospital and Anchor Bank;
an additional tenant space is available for lease.
The applicant's signage plan includes two (2) 3' x 8' (24 sq. ft.) and one (1) 3' x 6' (18 sq. ft.) back lit
cabinet signs along the front face of the building fronting Pilot Knob Road (see wall sign diagram).
Additional wall signage is proposed along the rear of the building, which fronts English Ave. Proposed is
one (1) 3' x 8' (24 sq. ft.) sign (for Anchor Bank) to be placed on the face of the canopy fronting English
Ave. and one (1) 3' x 6' (18 sq. ft.) sign for the future tenant. A total of 108 square feet of wall signage is
proposed along with the proposed pylon signage. Each of the cabinet signs is proposed to a dark face
with the lettering/symbols being white or containing color (a color version of the signage plan will be
presented at the meeting).
ACTION REOUESTED
Staff recommends the Planning Commission approve the variance to encroach thirty-three (33) feet into
the required 50-foot front yard setback along a minor arterial roadway to allow the placement of a pylon
SIgn.
Staff also recommends approval of the applicant's multi-tenant signage plan.
cc:
Lori Ecklund
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TENANT
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60"
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3M TRANSLUCENT FILM
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REVERSED COPY
WHITE FACE wi
3M TRANSLUCENT FILM
#3630-156 VIVID GREEN
REVERSED COPY
3" RETAINER &
DIVIDER BARS
CABINET. RETAINER,
DIVIDER BAS & SHROUD
PAINTED BLACK
11' -0"
24" SHROU D
PROJECT
PYLON I TENANTS
CUSTOMER
AKIN HILLS PET HOSPITAL
1Y STATE
MINGTON MN
DRAWING I REVISION
1/a
I FONTS USED: ZAPF CALLIGRAPHY BT -- HONDO -- MAIANDRA GD
ORIG. DATE I DRAWN BY FILE NAME
oal07101 DARRIN RB-oooem.CDR
REv. DATE
04/0a101 CUSTOMER APPROVAL
SALES REP.
RICK B.
SCALE
1/4" = 1'-0" DATE
THIS DRAWING IS THE PROPERlY OF
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II WORK ORDER #:
1610 E. CLIFF RD.
BURNSVlll.E, MN '""'
PHONE I 972-894-2421
FAX I ~2-894-2748
10" RADIUS CORNERS
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INGTON MN
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CABINET, RETAINER,
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24" SHROUD
ORIC. DATE DRAWN BY FILE NAME
0'3/07/01 DARRIN RB-OOOem.CDR
REv. DATE
04/10/01
SALES REP.
RICK B.
SCAlE
114" = 1'-0"
CUSTOMER APPROVAL
DRAWlNC I REVISION
1/'3
I FONTS USED: ZAPF CALLIGRAPHY BT -- HONDO -- MAIANDRA GD
DATE
THIS DRAWING IS THE PROPERTY OF
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PHONE / "i07-"67 ,2101
FAX / "i07-"67,267J
II WORK ORDER #:
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PHONE / ~2-894,2421
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-1.-3-1
.
SECTION:
4-3- 1:
4-3- 2:
4-3- 3:
4-3- 4:
4-3- 5:
4-3- 6:
4-3- 7:
4-3- 8:
4-3- 9:
4-3-10:
4-3-11:
4-3-12:
.
4-3-1:
4-3-1
CHAPTER 3
SIGNS; BILLBOARDS
,.---,
Definitions
Permitted and Prohibited Signs
Signs in any District
Nonconforming Signs
Permit Requirements
Cancellation
Removal of Signs
Fines
Appeals
Severance Clause
Revoke Permit
Maintenance
DEFINITIONS:
SIGNS: Any written announcement. declaration. demonstration. display. illustration.
insignia or illumination used to advertise or promote the interest of any person or per-
sons when the same is displayed or placed out of doors in the view of the general
public. or a pylon exterior wall or building surface. A sign shall be considered as a struc-
ture or part of a structure for the purpose of applying yard and height regulations ex-
cept as herein stipulated.
ADVERTISING SIGN: A billboard. posterpanel board. painted bulletin board. or other
communicative device which is used to advertise products. goods and/or services. any
part of which is not sold. produced. assembled. manufactured or furnished or other-
wise related to activities conducted on the premises on which such sign is located.
AWNING: A nonrigid hood or cover projecting from a building. which may be folded.
collapsed or retracted against the building.
BEACONS: Any light with one or more beams. capable of being directed in any direc-
tion or directions or capable of being revolved automatically.
.
This Chapter previously suoplemented: 272;772;784
:86
4-3-3
.
(B)
.
.
4-3-3
shall not extend beyond the drainage and utility easements on those
lots adjoining the principal entrances. (Ord. 090-228, 2-5-90)
Signs in the B and I Districts:
1. Option A - Wall Signs: Under Option A only wall signs shall be
allowed.
(a) The maximum number of signs on any principal building shall
be two (2) and, in all cases, each sign shall be placed on a separate
wall frontage. The maximum size of wall signs under Option A shall
be as specified below.
(b) When a building faces two (2) or more streets, the total
allowed sign area shall be based upon the gross silhouetted area of
the two (2) smaller building sides facing streets.
(c) For multiple occupancy buildings, each tenant may have one
business sign, however, the design, color and typeface shall be
regulated by a plan developed by the property owner and as
approved by the Planning Commission. The following standards shall
apply to said signs:
(1) Multiple occupancy buildings shall submit a sign plan
which will coordinate signage for the entire project.
(2) The plan shall address height, location, size, number type,
decorative theme, design, color and materials to be used on
the building.
(3) The plan shall be reviewed and approved by the City
Planner prior to the issuance of a sign permit for the building.
(4) The owner of the building is responsible to obtain the sign
permit, prescribe to the approved sign criteria and insure that
signs erected are in compliance with the approved sign plan.
(d) Signs may be placed on the side of a building not facing a
street, but the total sign area on the building shall not exceed that
allowed in Option A as follows:
495
City of Farmington
4-3-3
.
.
.
4-3-3
OPTION A - WALL SIGN ONLY
Basic Size
Size Based On BldQ. Face
Maximum
B-1
B-2
B-3
1-1
24 sq. ft.
50 sq. ft.
75 sq. ft.
100 sq. ft.
12%
16%
18%
20%
300 sq. ft.
400 sq. ft.
400 sq. ft.
500 sq. ft.
2. Option B - Wall And Pylon Signs:
(a) Under Option B, both wall and pylon signs may be used, but
only one pylon sign is permitted. The maximum allowable sign area
for any wall sign in this option shall be specified below.
(b) When a building faces two (2) or more streets, the total
allowed sign area shall be based upon the gross silhouetted area of
the two (2) smaller building sides facing the streets.
(c) For multiple occupancy buildings a sign plan shall be
prepared and approved with the same conditions as listed under
Option A above.
(d) Signs may be placed on the side of the building not facing
the street up to one sign per tenant, but the total sign area shall not
exceed that allowed in Option B as follows:
OPTION B - WALL AND PYLON SIGNS
Basic Size
Size Based On BldQ. Face
Maximum
B-1 24 sq. ft.
B-2 50 sq. ft.
B-3 75 sq. ft.
1-1 100 sq. ft.
(Ord. 095-347, 2-6-95)
10%
14%
16%
18%
200 sq. ft.
300 sq. ft.
300 sq. ft.
400 sq. ft.
3. Pylon Signs:
(a) No pylon sign shall be located in a required yard, except
freestanding signs under six feet (6') in height may be located ten
feet (10') from a street right of way.
(b) Pylon signs shall not be closer to a driveway or parking
space than five feet (5').
1095
City of Farmington
4-3-3
.
.
.
1095
4-3-3
(c) Areas and height of pylon signs are controlled by the speed
of automobile traffic along the frontage street as follows:
~,
Speed (mph) Area (SQ. ft.) HeiQht (feet)
30 50 18
35 75 20
40 100 22
45 125 24
50 150 26
55 175 28
(d) The area identification sign for a shopping center, stating the
name of the center and the major tenants, shall be allowed. The
maximum size and height shall conform with the requirements of
subsection (B)3(c) above.
4. Marquee Signs: Signs may be placed on the roof of a covered
walk or marquee in a building complex on the vertical face of a
marquee and may project from the lower edge of the marquee not
more than twenty four inches (24"), but the bottom of a sign placed
on a marquee shall be no less than eight feet (8') above the ground
at any point. No part of the sign shall extend above the top of the
roof line for a covered walk or above the top of the vertical face of
the marquee. (Ord. 090-228, 2-5-90)
5. Portable Signs:
(a) Sign Size And Placement: Established local businesses shall
be allowed to display on the sidewalk adjacent to their business, a
portable two (2) sided sign, up to two feet (2') wide and three feet
(3') high, during regular business hours. Such signs shall be placed
in front of the business they promote and shall not restrict pedestrian
traffic flow.
(b) Permit Required: It shall be unlawful for any business to
display a portable sign without first having obtained a permit from
the City. Application for a permit shall be made in writing to the City
Clerk, and applicants shall state the location of the proposed
portable sign and such other facts as may be required and
applicable to the granting of such permit. The permit shall be valid
for a period of up to one year and is not transferrable to another
business without authorization of the Council.
City of Farmington
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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 If) ()
Associate Planner yx
Charleswood sth Addition - Final Plat
FROM:
SUBJECT:
DATE:
April 24, 2001
INTRODUCTION
Newland Communities is seeking Final Plat approval for the 5th Addition of Charleswood. The plat
consists of96 townhome units on 2 1 acres ofland located south and east of the existing single-family lots.
Planninf: Division Review
Applicant:
Newland Communities
11000 W/78th Street
Eden Prairie, MN 55344
(612) 942-7844
Preliminary Plat
Application Received:
February 1,2001 (revised from December submittal)
Preliminary Plat
Approval, Planning Commission:
February 26, 2001
Preliminary Plat
Approval, City Council:
March 5, 2001
Referral Comments:
1. Lee Mann, Director of Public Works/City Engineer
Attachments:
1. Application
2. Location Map
3. Charleswood 5th Addition Final Plat
4. Landscaping Plan
5. February 26,2001 Planning Commission minutes
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.
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.
Wetlands:
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 approval the Charleswood 5th Addition Final Plat; the plat
consists of 96 townhome units. 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 ofthe Charleswood PUD.
The Preliminary Plat was approved at the Planning Commission on February 26, 2001 and approved at
the City Council on March 5, 2001 with the contingencies listed below; following each contingency is the
follow-up action taken by the developer.
1. Identify the required easement for the existing sanitary trunk line located south of 200th Street
West.
Action Taken: The developer identified the additional easement requested by the City.
11. 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.
Action Taken: The developer, along with the City, will continue coordination with the County (as
well as with Arcon/DR Horton developers) concerning turn lanes needed for the 20dh/203rd
Street intersection with Pilot Knob Road
111.
Additional off-street parking stalls be added along the private drive roadways, not to include any
additional tree removal.
Action Taken: The developer has identified three (3) off-street parking areas within the private
drives for a total of ten (10) off-street parking spaces.
.
.
.
IV.
Additional landscaping be considered within the common lot area and/or the wetland area to the
south.
Action Taken: A significant amount of landscaping has been added along the entry to the
development as well as within the common areas, around the future City well house sites and
around portions of the wetlands, Although there are some gaps in the spacing of the boulevard
trees along 200lh Street and concerns of site distance from the private drives onto 20(jh Street.
Staff would recommend that the developer and staff continue discussion to absolve these issues.
v. Make the necessary correction concerning Common Lot 17, Block 1.
Action Taken: The common area is now shown as Lot 18, Block 1.
VI. Any requested changes made by the Engineering Division, pursuant to clarification from the City
Engineer concerning comments made for additional easements as stated within the review memo.
Action Taken: The developer has addressed all of the comments forwarded by the City Engineer
during Preliminary Plat review.
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 lots shown on Lot 18, Block 1 and Lot 9, Block 2 will be controlled and maintained by the
homeowners association.
Off-street Parking
The developer has added ten (10) additional off-street parking stalls in each of the private driveways as
requested during the preliminary plat. Staff would encourage the developer to consider additional off-
street parking stalls (designed not to back out onto 200th Street) to serve the townhomes on the west-end
of the plat that are not served by private drives.
Each townhome unit will be capable of accommodating four (4) off-street parking spaces (two within the
garage and two directly behind the garage), some on-street parking is possible between the driveways of
the townhomes.
CSAH 31/Roadways
Currently Dakota County Highway Department currently controls a 120-foot right-of-way for CSAH 31;
the developer will be purchasing some excess right-of-way from the County. The County will be
retaining an additional (15) feet for future right-of way needs.
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.
Sidewalks/Trails
An 8-foot bike path is proposed along the north half of 200th Street W beginning at Pilot Knob Road and
will head west toward Charleswood 4th Addition. The trail will eventually connect with the future
trailway 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 except for several small
sections near the southern mitigated wetland and just entering 200th Street off of Pilot Knob Road. Staff
recommends additional boulevard trees within these areas meeting the City's criteria.
City staff proposed that additional trees be planted along the private driveways stemming off of 200th
Street in which the developer has. The developer is also proposing a significant amount landscaping
along the proposed entrance monuments and along both Pilot Knob Road and the entrance to the
development. The developer has also added additional landscaping along some areas of the wetlands and
around the future City well houses.
The areas of tree removal has been pointed out on the landscape plan showing the existing tree line and
the future tree line limit, indicating that there will be significant tree loss during construction of this
development.
ACTION REQUESTED
Staff recommends approval of the Charleswood 5th Addition Final Plat and forwarding it onto the City
Council contingent upon the following:
1) The developer and City staff continue discussion on the landscape plan, specifically the spacing of
boulevard trees and the plantings within the site distance of the private drives.
Michael Schultz
Associate Planner
cc: Steve Juetten, Newland Communities
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farminnon.mn.us
April 19,2001
Mr. Jason McCarty
Westwood Professional Services
7599 Anagram Drive
Eden Prairie, MN. 55344
RE: Charleswood 5th Final Plat Review
Dear Mr. McCarty,
Engineering staff has reviewed the final plat for the above referenced project. All comments
have been addressed at this time.
. If you have any questions, please contact me at (651) 463-1601.
Sincerely,
~)11~
Lee M. Mann, P.E.
Director of Public Works/City Engineer
cc: File
Steve Juetten, Newland Communities
David Olson, Community Development
Lee Smick, City Planner
Mike Schultz, Associate Planner
.
.
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Planning Commission
Minutes
Special Meeting
February 26,2001
1.
Chair Rotty called the meeting to order at 7:00 P,M.
Members Present: Rotty, Larson, Johnson, Barker
Members Absent: Privette
Also Present: David Olson, Community Development Director; Lee Smick, Planning Coordinator;
Michael Schultz, Associate Planner
2.
Chairman Rotty called the meeting to order at 7:00 P.M.
3.
Planning Coordinator Smick informed the Commission that an election of officers is necessary at
this time as required by the by-laws.
Smick requested a motion to nominate Commission Chairman. MOTION by Larson, second by
Johnson to nominate Dirk Rotty as Chairman. YES: Johnson, Barker, Larson; NO: None;
ABSTAIN: Rotty; ABSENT: Privette; MOTION CARRIED.
Smick requested a motion to nominate Commission Vice-Chairman. MOTION by Barker,
second by Johnson to nominate Todd Larson at Commission Vice-Chairman. YES: Barker, Rotty,
Johnson; NO: None; ABSTAIN: Larson; ABSENT: Privette; MOTION CARRIED.
4. Rotty requested comments on the January 23, 2001 Planning Commission meeting minutes. There
were none. MOTION by Johnson, second by Barker. APIF, MOTION CARRIED.
5.
Rotty requested comments on the February 13, 2001 Planning Commission meeting minutes.
There were none. MOTION by Barker, second by Johnson. APIF, MOTION CARRIED.
6. Planning Chair Rotty introduced the public hearing for the proposed rezoning from R-l to R-3
PUD and amending the Charleswood PUD to include this property; the applicant is Newland
Communities.
Associate Planner Schultz presented the staff report. Schultz explained that the property is a
remnant property do to the realignment of Pilot Knob Road that was severed from the property
owners located on the east side of the highway. Schultz explained that the property has remained
R-l with the surrounding developments gaining R-3 PUD zoning. Schultz stated that the proposed
rezoning would not require an amendment to the Comprehensive Plan because the proposed land
use conforms to the 2020 Comprehensive Plan.
Chairman Rotty requested if the applicant had any additional comments to add to the staff report.
The applicant stated that they concur with the staff report,
Chairman Rotty requested any questions or comments from the Commission. The Commission
agreed that the proposed rezone would "clean-up" the zoning map and that an amendment to the
Charleswood PUD made sense,
MOTION by Larson, second by Johnson to close the public hearing. APIF, MOTION
CARRIED. MOTION by Larson, second by Johnson to forward a recommendation of approval
to the City Council to rezone the subject property from R-1 (Low Density) to R-3 PUD and also
amending the Charleswood Planned Unit Development to include this area. APIF, MOTION
CARRIED.
7.
Planning Chair Rotty introduced the scheduled public hearing for the Charleswood 5th Addition
Preliminary Plat.
Planning Commission Minutes
Special Meeting
February 26, 2001
.
Associate Planner Schultz presented the staff report. Schultz described the proposed 96- unit
townhome development sitting on 21 acres of land. Schultz stated that staff is requesting
additional off-street parking stalls, even though each unit will contain a two stall garage with
additional parking within the driveway. Planner Schultz stated that the developer is exceeding the
wetland buffer requirements in relation to the wetlands located both to the north and south side of
the project. Schultz also explained that staff is also requesting that the developer add additional
landscaping along the private drives and around the wetlands and common areas to replace some
of the trees that are being lost.
Chair Rotty requested any additional comments from the applicant.
Steve Juetten, Newland Development, stated that they are looking at adding additional
landscaping at the entrance to the development and between the townhomes and single-family
portion and along the (mitigated) wetland to the south. Mr. Juetten stated that they are willing to
add some additional off-street parking within the private drive areas (pointing to appropriate areas
where they may be placed).
Mr. Juetten did request clarification from engineering staff concerning the additional requested
easements needed for utilities.
Commissioner Larson asked if there were any issues with the needed turn lanes off of Pilot Knob
Road. Mr. Juetten replied that they have discussed the issue with staff and understand they are
required.
Chairman Rotty commented to staff concerning the platting of private drives and remaining
consistent and if that could be incorporated into the new zoning code. Community Development
Director Olson concurred and added that staff will be discussing the issue with the consultants.
.
Planning Chair Rotty asked the developer if there would be any lose of trees, especially any
vegetation around the wetlands. Mr. Juetten replied that there would be some significant tree loss
on the south side but that there would not be any vegetation removed around the buffer area.
Chairman Rotty commented that tree replacement should be addressed within the scope of the new
zoning ordinance.
Mr. Juetten requested clarification from Mr. Mann concerning the requested easements and if they
are for the sanitary trunk line or if they are for the private utilities. Planner Schultz clarified that
the requested additional easement is for the sanitary trunk line.
Chairman Rotty asked if there were any questions or comments from the public. There were none.
Rotty asked for any questions or comments from the Commission.
Commissioner Larson asked what type of additional landscaping is being considered at the
entrance. Mr. Juetten stated that it would likely be a combination of both trees and shrubs with
additional landscaping around each of the buildings.
Commissioner Larson commented that he would prefer to have a trail on the south side and a
sidewalk on the north side of 200th Street. Larson also commented on the accesibility of garbage
pick-up within the private drives. Mr. Juetten stated that each of the private drives would have a
turnaround large enough to accommodate a fire truck. Mr. Juetten stated that a trail on the south
side of 200th Street would be difficult without encroaching into the wetland and with the single-
family lots being "cramped" on the south side a trail along that side could be difficult.
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Planning Commission Minutes
Special Meeting
February 26,2001
Commissioner Barker commented that he would request to see the additional landscaping within
the final landscaping plan when the final plat is submitted.
Commissioner Johnson questioned the right-of-way need for Pilot Knob Road and later
construction of a bike trail. Mr. Juetten replied that the additional 15 feet of ROW is already
shown and has been arranged with the County.
Chairman Rotty asked about the style and cost of the proposed townhomes. Dan Blake, Centex
Homes, stated that this product would be different from the current product that they are currently
constructing in town in that it would be geared for empty nesters or young professionals; finished
prices will range from $160,000 to $200,000.
Chair Rotty asked if the developer was in agreement with the staffs contingencies as stated within
the report, with clarification needed for the easements. Mr. Juetten responded that he was in
agreement.
MOTION by Johnson, second by Barker to close the public hearing. APIF, MOTION
CARRIED. MOTION by Larson, second by Johnson to approve the preliminary plat contingent
upon the following:
i.
Identify the required easement for the existing sanitary trunk line located south of 200th
Street West;
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;
Additional off-street parking stalls be added along the private drive roadways, not to
include any additional tree removal;
Additional landscaping be considered within the common lot area and/or the wetland area
to the south;
Make the necessary correction concerning Common Lot 17, Block I;
Any requested changes made by the Engineering Division, pursuant to clarification from
the City Engineer concerning comments made for additional easements as stated within
the review memo.
11.
iii.
IV.
.
v.
vi.
APIF, MOTION CARRIED.
8. Chairman Rotty introduced from discussion the Middle Creek 2nd Addition final Plat amendment
for DR Horton and Arcon Development.
Planning Coordinator Smick presented the staff report. Smick stated that the developers are
seeking to amend the plat in order to conform to the standards of a Common Interest Community
(CIC) development. Smick stated that the plat would be modified to identify single lots in which
the footprint of the building would be located instead of individual lots for each unit. Smick stated
that this involves ownership issues between the developer and buyer and association. Planner
Smick stated that the staff is requesting a labeling change identifying the outlot as a platted lot.
Commissioner Johnson asked what the advantage is with platting it as a CIC. Mike Sewell, DR
Horton Homes, explained that there was a mix-up between the developer and the engineers when
platting the property; but the CIC would allow the association to control the party walls and the
buyer to control the space.
MOTION by Barker, second by to Johnson to forward a recommendation of approval to the City
Council amending the Middle Creek 2nd Addition final Plat contingent upon the following:
I. Revision to Outlot A and execution of a Development Contract.
.
APIF, MOTION CARRIED.
.
.
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TO:
FROM:
SUBJECT:
DATE:
INTRODUCTION
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
City Planning commiprSSion.
Lee Smick, AICP
Planning Coordinator
Autumn Glen 3rd Addition Final Plat
April 24, 2001
Arcon Development, Inc. has submitted the Final Plat for Autumn Glen 3rd Addition. The plat contains 59
single-family lots on approximately 48.28 acres of land south of the existing Autumn Glen 2nd Addition, east
of Limerock Ridge and north of the proposed 195th Street right-of-way.
Planninl! Division Review
Applicant:
Referral Comments:
Attachments:
Location of Property:
Area Bounded By:
Existing Zoning:
Arcon Development, Inc.
7625 Metro Blvd. Suite 140
Edina, MN 55439
(952) 835-4981
1. Engineering Comments
2. Dakota County Plat Commission
1. Final Plat Application
2. Location Map
3. Autumn Glen Preliminary Plat
4. Autumn Glen 3rd Addition Final Plat
5. 195th Street Feasibility Report
6. Resolution for 195th Street
Located to the east of Limerock Ridge subdivision, south of Autumn
Glen 2nd Addition, west of the City's parkland and north of the
proposed 195th Street right-of-way.
Tree-lined slope immediately to the west, single-family residential
development to the west and proposed single-family to the north,
parkland to the east and the proposed 195th Street right-of-way to the
south. .
R-l Low Density - Single Family Residential
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.
Existing Conditions:
This portion of the development was part of the Conditional Use
Permit that was approved in August of last year to begin grading
work for not only the I st Addition, but to prep the land for the 2nd
Addition and to begin construction of future storm water ponds.
Proposed Development:
The proposed overall development will consist of 153 single-family
lots on 102.96 acres yielding a density of 1.5 units/acre.
Approximately 35.6 acres on the east side of the development will be
dedicated alongside the existing 52 acre City parkland, creating an 88
acre park and open space.
Lot Coverage and Sizes:
The maximum lot coverage for an R-l Single-family zone is 25%.
The minimum lot size for the development is 10,000 sq. ft. The
minimum lot width is 75 feet measured at the front yard setback. All
lots within the 3rd Addition meet the minimum width and lot size.
Streets and Accesses:
The 3rd Addition follows the road layout that was approved as part of
the overall preliminary plat. Embers Avenue will extend to the
proposed 195th Street and Elkridge Trail will intersect with Embers
Avenue.
Sidewalks/Trails:
A sidewalk/trail will be required along the east side of Embers
Avenue and is proposed along the north side of the future 195th Street.
Trails are also proposed throughout the City's parkland property east
of Outlot A.
Topography:
The western portion of the plat consists of a steep forested slope that
will remain intact through an outlot dedicated to the City. The central
portion of the property is generally flat while the eastern portion of
the property will be excavated to create a large pond and the fill
material will be utilized for increasing the elevation of the house pads
in the 3rd Addition.
Wetland:
A wetland edge exists on the northwest tip of Outlot A in the 3rd
Addition Final Plat. The wetland is designated as a "utilize"
classification under the Wetland Protection Ordinance.
Parkland and Trails:
The Parkland adjacent to the Autumn Glen development and Outlot A
is currently owned by the City and was dedicated by John Malinski to
meet parkland fee requirements for this development. The Developer
proposes to dedicate the entire 16.72 acres of Outlot A to the City for
additional parkland acreage.
DISCUSSION
The Developer is seeking Final Plat approval of the Autumn Glen 3rd Addition which consists of 59 single-
family lots on approximately 48.28 acres of land. This is the final phase of the Autumn Glen subdivision.
.
.
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Transportation
Embers Avenue consists of an 80-foot right-of-way and a street width of 38 feet face to face and is the north-
south collector through the subdivision once the connection to future 19Sth Street is made in Autumn Glen.
Elkridge Trail contains a 60-foot right-of-way and a street width of 32 feet face to face and is classified as a
local street. The future 19Sth Street is shown as a minor arterial on the 2020 Thoroughfare Plan.
The 19Sth Street Feasibility Report has been completed and was presented to the City Council at their March
19, 2001 meeting (see attached). The report proposes that 19Sth Street would be extended to the east from
Akin Road to a point approximately 2S00 feet. Participation in the cost of 195th Street is a condition of the
Autumn Glen development. The City Council approved the ordering of the project, approval of the plans and
specifications and authorization of advertisement for bids at the public hearing on April 16, 2001 (see
attached). The Farmington Independent School District 192 has offered their full support of the 19Sth Street
project.
Wetland Requirements
The Developer will remain outside of the utilize wetland that exists on the northeast comer of the 3rd Addition
plat. Ponds will be excavated around the wetland, however no encroachment into the wetland will occur.
Topography
The topography on the property is relatively flat in the central and eastern portions of the site, while the
western edge of the site consists of slopes over 20% in grade. Section 11-4-8 of the City Code requires that no
construction or significant alterations to the natural drainage system are allowed on slopes over 20%. City
staff determined that the ridge line should be designated as an outlot on the plat and dedicated to the City in
order to protect the slope and vegetation in this area. This will allow for better control of the area rather than
providing an easement to the conservation area. Signs for each lot along the ridge will be posted stating that
the land is a City-owned conservation area and no cutting or damage to trees or plants shall be allowed.
To reflect the value of this Conservation area being dedicated to the City as parkland/open space, the
Developer would receive a credit in an amount equal to all area development charges that would be calculated
on this portion of the Autumn Glen development.
Engineering
Engineering has completed their review of the construction plans for the 3rd Addition and has forwarded the
comments to the Developer's engineer. The engineering division requires that a 20-foot wide easement
between Lots 14 and IS, Block 1, with 10 feet on each side of the centerline of the storm pipe should be
provided.
ACTION REOUESTED
Consider approval of Autumn Glen 3rd Addition Final Plat and forward the recommendation to the City
Council contingent on the following:
1. Provide a 20-foot wide easement between Lots 14 and 15, Block 1, with 10 feet on each side of the
centerline of the storm pipe.
. Respectfully submitted,
~.~
Lee Smick, AlCP
Planning Coordinator
cc: Larry Frank, Arcon Development, Inc.
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Ida-
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO: Mayor, Councilmembers, City Administrator~
FROM: Lee M. Mann, P.E., Director of Public Works/City Engineer
SUBJECT: 195th Street Feasibility Report
DATE: March 19,2001
INTRODUCTION
Transmitted herewith is.the feasibility report for the proposed 195th Street extension.
DISCUSSION
The report discusses the feasibility of constructing 195th Street east of Akin Road along with the
appropriate utilities. The proposed project would extend 19Sth Street from Akin Road to a point
approximately 2500 feet east. The Autumn Glenn development and future development to the south
of Autumn Glen will be served by the project; participation in the cost of 19Sth Street is a condition of
the Autumn Glen Development.
This proposed design of this roadway has been coordinated with Dakota County. This extension of
195th Street will become County Road 64 in the future when it is extended farther to the east to Trunk
Highway 3. The road and storm sewer design allows for the future transition to a County road.
As part of the report, the intersection at Akin Road was reviewed for traffic control, taking into
account the proposed east leg and the on-going development in the area. Volume warrants were not
met for all-way stop control, however, sight distance constraints at the proposed east leg do indicate
the need for all-way stop control. All way stop control would be introduced at the completion of
project construction.
BUDGET IMPACT
The following table outlines an estimate of the project costs involved with the proposed
improvements. There are three benefiting property owners that will be participating in the cost of the
improvements, the City, the developer of Autumn Glen and Tax: Free Exchanges, Inc. (former
Reisinger property). The other properties abutting the proposed roadway have been previously
assessed for CSAH 31. Cost allocations are based on property front footage. Water main costs are
allocated lOO% to the City as the water main proposed is trunk water main.
The project needs to be initiated pursuant to MS. 429 in order to allocate costs to the property owned
by Tax Free Exchanges Inc., however, their costs would be deferred until such time that the property
develops. The developer of Autumn Glen has waived their rights to object to assessments through
the development contract process. The Finance Director has reviewed the City's cost allocation and
potential deferred assessments and has verified that the City has the funds to finance the project.
.
Estimated Proiect Costs
Item Project Cost
Street Improvements $820,000
Trail Improvements $32,700
Wetland Mitigation $35,800
Water Main $158,500
Storm Sewer $210,200
Miscellaneous Costs $18,300
Total $1,275,500
Project Cost Allocations
Citv Autumn Glen Tax Free Exchanges
Inc.
Street Improvements $475,600 $246,000 $98,400
Trail Improvements $19,000 $9,800 $3,900
Wetland Mitigation $20,800 $10,700 $4,300
Water Main $158,500 $0 $0
Storm Sewer $121,900 $63,100 $25,200
Miscellaneous costs $10,600 $5.500 $2.200
Totals $806,400 $335,100 $134,000
.
ACTION REOUESTED
Adopt the attached resolution accepting the feasibility report, calling for a public hearing and
authorizing preparation of plans and specifications. As per the City's project process, staff will be
scheduling a neighborhood meeting to discuss the project with affected property owners.
Respectfully submitted,
~Yt1~
Lee M. Mann, P.E.,
Director of Public Works/City Engineer
.
cc: file
Arcon Development
Proposed RESOLUTION NO. R -01
.
ACCEPTING FEASIBILITY REPORT, CALLING FOR PUBLIC HEARING AND
AUTHORIZING THE PREPARATION OF PLANS AND SPECIFICATIONS,
PROJECT 01-07, 19STH STREET EXTENSION
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 19th day of March at
7:00 p.m.
Members present:
Members absent:
Mernber
introduced and Member
seconded the following resolution:
WHEREAS, pursuant to a resolution of the City Council adopted the 4th day of December 2000 a
report has been made by the City's Consulting Engineer with reference to the following
improvement:
Proi. No.
01-07
Description
195th Street Extension
Location
from Akin Road 2500-feet easterly to the east
property line of the Autumn Glen 3rd Addition
;and,
WHEREAS, this report was received by the City Council on March 19th, 2001; and,
.
WHEREAS, the report provides information regarding whether the proposed project is necessary,
cost effective, and feasible.
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Farmington,
Minnesota,
1. Such improvement is necessary, cost-effective, and feasible as detailed in the feasibility
report and should best be made as proposed.
2. Council accepts said report.
3. A public hearing shall be held on such proposed improvement on the 16th day of April, 2001,
in the Council Chambers at City Hall at 7:00 p.m. and the clerk shall give mailed and
published notice of such hearing and improvements as required by law.
4. Glenn Cook is hereby designated as the engineer for this improvement. The engineer shall
prepare plans and specifications for the making of such improvement.
This resolution adopted by recorded vote of the Farmington City Council in open session on the 19th
day of March, 2001.
Mayor
Attested to the .19th day of March, 2001.
. SEAL
City Administrator
\\FARM]Sl\CITYWIDE\resolutions\2001\195th st accept feas ph ps 031901.rtf
.
Farmington, Minnesota
March 2001
File No. 141-00-137
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Bond Sale Report
ATTACHMENT I
TERMS AND CONDITIONS OF ISSUE
$875,000 G.O. Permanent Improvement Revolving Fund Bonds, Series 200lC
DATE: March 19. 2001
ISSUER: City of Farmington, Minnesota
BOND NAME: $875,000 G.O. Permanent Improvement Revolving Fund Bonds,
Series 2001C
BOND ATTORNEY: Dorsey & Whitney (Lynn Endorf)
PURPOSE: Finance public improvements undertaken by the City in 2001,
including the Akin Road Project.
Sale Date: April 16, 2001
Est. Closing Date:
May 1,2001
Proposal Award:
7:00 p.m., City offices
Negotiated with Dain Rauscher
Type of Sale:
Bonds Dated:
May 1,2001
February 1 in the years 2003-2012
February 1,2002. Interest will be computed on the basis
ofa 360-day year of twelve 30-day months and will be
rounded pursuant to rules of the MSRB.
Bonds maturing in the years 2007 through 2012 will be
subject to redemption prior to final maturity on February
1, 2006 and on any date thereafter. Notice of such call
shall be given by mailing a notice thereof by registered or
certified mail at least thirty (30) days prior to the date
fixed for redemption to the registered owner of each
bond to be redeemed at the address shown on the
registration books.
Close of business on the 15th day (whether or not a
business day) of the immediately preceding month.
The Issuer will assume no obligation for the assignment
or printing of CUSIP numbers on the Bonds or for the
Maturity:
First Interest:
Call Feature:
Record Date:
CUSIP Numbers:
Bond Sale Report
Paying Agent:
Book Entry:
correctness of any numbers printed thereon, but will
permit such numbers to be printed at the expense of the
purchaser, if the purchaser waives any delay in delivery
occasioned thereby.
To be named by the Issuer.
This offering will be issued as fully registered Bonds
and, when issued, will be registered in the name of Cede
& Co., as nominee of The Depository Trust Company,
New York, New York.
These Bonds WILL be designated as qualified tax-
exempt obligations.
Full Undertaking.
Qualified Tax-Exempt
Obligations:
Continuing Disclosure:
DOCUMENT8
.
.
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.
. fl. Bonestroo
~ Rosene
U Anderlik &
1 \J ~ Associates
Engineers & Architects
March 15,2001
Honorable Mayor and City Council
City of Farmington
325 Oak Street
Farmington, MN 55024-1358
Re: Feasibility Report
195th Street Extension
Our File No. 141-00-137
Dear Mayor and Council:
Bonestroo, Rosene. Anderlik and Associates. Inc. is an Affirmative Action/Equal Opportunity
Employer and Employee Owned
Principals: Otto G. Bonestroo. P.E. . Marvin L Sorvala. P.E. . Glenn R. Cook, P.E. O.
Robert G. Schunicht. PE. . Jerry A. Bourdon. PE.
Senior Consultants: Robert W. Rosene, P.E. 0 Joseph C. Anderlik. P.E. 0 Richard E. Turner, PE. .
Susan M. Eberlin. C.PA.
Associate Principals: Howard A. Sanford, P.E. . Keith A. Gordon. PE. . Robert R. Pfefferle. P.E. .
Richard W. Foster. PE. . David O. Loskota. PE. . Robert C. Russek, A.I.A. . Mark A. Hanson. P.E. 0
Michael T. Rautmann, P.E. . Ted K.Field. P.E. . Kenneth P Anderson, PE. 0 Mark R. Rolfs, P.E. 0
David A. Bonestroo, M.B.A. . Sidney P Williamson. PE., L.S. 0 Agnes M. Ring, M.B.A. . Allan Rick Schmidt. P.E.
Offices: St Paul, St. Cloud, Rochester and Willmar, MN . Milwaukee, WI
Website: www.bonestroo.com
Enclosed, for your review is our feasibility report for the above referenced project in
Farmington. The proposed street is located east of Akin Road, south of the Limerock
Ridge and Autumn Glen developments.
This report describes the improvements necessary to construct the street to serve this
area. The proposed improvements are necessary to provide access to ongoing and future
development east of Akin Road. The improvements are cost-effective relative to general
construction practices. Cost estimates for the proposed improvements are presented in
the Appendices.
We would be pleased to discuss this report further with the City Council or City staff at
any mutually convenient time.
Respectfully submitted,
BONESTROO, ROSENE, ANDERLIK AND ASSOCIATES, INC.
G~ fC ~
Darren T. Amundsen, P .E.
I hereby certify that this plan, specification or report
was prepared by me or under my direct supervision
and that I am a duly Registered Professional
Engineer under the laws of the State of Minnesota.
4~ !Z e.oL
Glenn R. Cook, P .E.
Date:
March 15.2001
Reg. No. 9451
2335 West Highway 36. St. Paul, MN 55113. 651-636-4600 · Fax: 651-636-1311
.
Table of Contents
Letter of Transmittal
Table of Contents
Introduction
Discussion
Cost Estimates
Project Financing
Conclusions and Recommendations
Figure 1 - Location Plan
Figure 2 - Typical Sections
Figure 3 - 19Sth Street Extension
Figure 4 - Right-of-way and easements
Appendix - Cost Estimates
Project Cost Tracking Sheet
Traffic Control review memo - Sheldon Johnson
.
195m Street Extension
2
.
.
.
Introduction
This report discusses the feasibility of constructing 19Sth Street east of Akin Road along
with the appropriate utilities. The proposed project would extend 19Sth Street from Akin
Road to a point approximately 2500 feet east. The project location is shown in Figure I.
The Autumn Glenn development and future development to the south of Autumn Glen
will be served by the project.
The utilities installed for the project will follow Farmington's comprehensive utility
plans. The road is on a district drainage boundary for the sanitary and storm sewer plan.
Therefore, there is no sanitary sewer is proposed as part of this project. The storm sewer
will serve only the road surface and immediate areas. Approximately 1660 feet of trunk
water main will be installed on the eastern portion of the project in accordance with the
Water Supply and Distribution Plan.
This proposed design of this roadway has been coordinated with Dakota County. This
extension of 19Sth Street will become County Road 64 in the future when it is extended
farther to the east to Trunk Highway 3. The road and storm sewer design allows for the
future transition to a County road.
195m Street Extension
3
Discussion
.
Background
The project is being constructed in conjunction with the Autumn Glen Third Addition.
195th Street is identified as a minor arterial in the Farmington Comprehensive plan and as
indicated previously, it will become County Road 64 in the future. The proposed design
incorporates future County road requirements.
Dakota County Road 64 Design Considerations
The Farmington Comprehensive Plan identifies 195th Street as a future County road and a
minor arterial. As devel<?pment progresses easterly, 195th Street will need to be extended
to Trunk Highway 3 to provide access to the new developments. As the roadway is
extended to Trunk Highway 3, 195th Street will be turned over to the County and become
Dakota County Road 64.
The 195th Street design criteria meet future County road standards. Figure 2 shows the
195th Street and future County Road 64 typical sections. The current two-lane design
essentially builds the north half, or westbound lanes, of the future County road. When
the road is turned over to the County, they will build the south half of the road, or
eastbound lanes. Figure 2 shows that the current road design will not have the center .
crown as is typical on Farmington streets. The pavement will slope all to the north side
of the road to accommodate the future centerline crown of the County road. Because the
road slopes all to the north side concrete curb and gutter will only' be installed on that
side. A ditch will convey the runoff on the south side of road until it is turned over to the
County .
The vertical alignment design requirements for the road require a large amount of fill to
construct the road. The design of the road will meet County requirements as well as
minimize fill, easements, and wetland impacts.
Utilities
The storm sewer is designed with the capacity and provisions to serve the future County
road. The trunk storm line will be constructed along the north curb line of 195th Street.
Catch basin leads will be extended under the road for future connections. The storm
sewer will discharge into proposed storm water ponds east of the Autumn Glenn as
shown on Figure 3. The runoff from a large area between the Limerock Ridge and
Autumn Glen developments will be bypassed to a wetland south of the proposed 195th
Street, where the runoff currently discharges.
As according to the City's comprehensive plan, 20-inch and 16-inch water main will be
installed as shown on Figure 3. A 20-inch trunk water main will serve as a future loop
for 16-inch water mains installed through the Limerock Ridge and Autumn Glenn
developments.
.
195m Street Extension
4
.
.
.
The sanitary sewer comprehensive plan indicates that 19Sth Street as a district boundary
with no proposed trunk lines. The existing and proposed developments do not necessitate
sanitary sewer construction along 195th Street at this time.
Wetland Impacts
A portion of 195th Street will be built through an existing wetland. Approximately one
acre of wetland will be impacted by construction. The City is required to mitigate
wetlands at a 2: 1 ratio. The City will need to create 2 acres of wetlands as result of this
project. The mitigation cost is considered as part of this project. The City owns land at
the east end of the project that may be used for wetland mitigation. A 24-inch culvert
will channel runoff from the conservation area between the Limerock Ridge and Autumn
Glen developments to the wetland. This water should not need treatment and currently
drains to the wetland. The culvert will provide for the least disruption in water supply for
the wetland, reduce storm sewer pipe sizes, and increase the effectiveness of the storm
water treatment ponds.
Right-of-way and Easements
The project requires the City to obtain additional right-of-way and grading and drainage
easements. To meet the vertical design criteria for the future County road, a relatively
large amount of grading will need to be completed. The right-of-way requirement for the
future County road is 120 feet. The City will need to acquire the south 60 feet of the 120-
foot right-of-way. Currently, there is only 55 feet of right of way north of the section line
through the Limerock Ridge Development. The City will need to acquire the additional
five feet from this area. The easements and right-of-ways are shown in Figure 4. Right-
of-way and easement expenses are not presented in this feasibility report in order to avoid
influencing negotiations with property owners.
Intersection Analysis
Traffic control for the intersection of 195th and Akin Road was reviewed as part of this
report. An analysis of the intersection including the new east leg was performed, taking
in to consideration the future development in the area. Based on the projected traffic
volumes, warrants would not be met for four-way stop control. However, the sight
distance at the new east leg of the intersection does not meet MnDOT guidelines and
therefore, it is recommended that four-way stop control be installed when the extension
of 195th Street is constructed. The traffic engineer's analysis is included in the appendix.
195m Street Extension
5
Cost Estimates and Project Financing
.
The project costs for these improvements are outlined in this section. The itemized cost
estimates are provided in the appendix. Cost estimates for this report are based on 2001
construction costs and can be related to the March, 2001 ENR Construction Cost Index of
6280. A summary of the estimated costs for the proposed improvements is presented
below. The costs presented include 10% for contingencies and 27% for engineering,
legal and administration.
Estimated Project Costs
Item Project Cost
Street Improvements $820,000
Trail Improvements $32,700
Wetland Mitigation $35,800
Water Main $158,500
Storm Sewer $210,200
Miscellaneous Costs $18,300
Total $1,275,500
The following table identifies the project cost allocations between the City, Autumn Glen
and the property owned by Tax Free Exchanges Inc. The other properties abutting the
proposed roadway have been previously assessed for CSAH 31. Cost allocations are
based on property front footage. Water main costs are allocated 100% to the City as the
water main proposed is trunk water main.
.
Project Cost Allocations
City Autumn Glen Tax Free Exchanges
Inc.
Street Improvements $475,600 $246,000 $98,400
Trail Improvements $19,000 $9,800 $3,900
Wetland Mitigation $20,800 $10,700 $4,300
Water Main $158,500 $0 $0
Storm Sewer $121,900 $63,100 $25,200
Miscellaneous costs $10,600 $5,500 $2,200
Totals $806,400 $335,100 $134,000
.
195m Street Extension
6
. Conclusions and Recommendations
The proposed improvements in this report are feasible and cost-effective as they relate to
general engineering principals and construction procedures. The feasibility of this project
as a whole is subject to a financial review. The proposed improvements are necessary to
provide access to ongoing and future development east of Akin Road in the project area.
19Sth Street has been identified as a future Dakota County alignment. Based on
information contained in this report, it is recommended that:
1. That this report be adopted as the guide for the street extension and described
utilities.
2. That the City conduct a legal and fiscal review of the proposed project.
3. The following tentative schedule is implemented for the project*:
.
Receive Feasibility Report, Schedule March 19,2001
Public Hearing, Authorize preparation of
Plans and Specifications
Hold Public Hearing, Order Project, April 16, 2001
Approve Plans and Specifications and
Authorize advertisement for Bids
*Bid Date May 2001
* Accept Bids - A ward Contract June 2001
*Begin Construction July 2001
*Complete Construction October 2001
*The construction scheduling of the project is dependent on the timing of the right-of-
way acquisition.
.
195m Street Extension
7
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Appendix
195th Street Extension
A-1
APPENDIX
CITY OF FARMINGTON
195th Street and Utility Improvements .
PRELIMINARY COST ESTIMATE
FILE NO. 141-00-137
Street Improvements
ESTIMATED UNIT ESTIMATED
ITEM UNIT QUANTITY PRICE COST
Mobilization LS 1 $ 15,000.00 $ 15,000.00
Utility relocation LS 1 $ 10,000.00 $ 10,000.00
Clear and grub LS 1 $ 15,000.00 $ 15,000.00
Strip and stockpile topsoil LS 1 $ 5,000.00 $ 5,000.00
Common excavation CY 7000 $ 4.00 $ 28,000.00
Common borrow CY 32000 $ 6.00 $ 192,000,00
Subgrade prep SY 10700 $ 1.00 $ 10,700.00
4" draintile LF 2500 $ 8,00 $ 20,000.00
Select granular borrow CY 7200 $ 14.00 $ 100,800.00
Class 5 aggregate base, 100% crushed CY 3600 $ 20,00 $ 72,000.00
B418 concrete curb and gutter LF 2500 $ 8.00 $ 20,000.00
Type 31 bituminous base TN 950 $ 33,00 $ 31,350.00
Type 41 bituminous wear TN 950 $ 35.00 $ 33,250.00
Bituminous material for tack coat GAL 400 $ 2.00 $ 800.00
4" solid line, white paint LF 2500 $ 1.00 $ 2,500.00
4" solid line, yellow paint LF 5000 $ 1.00 $ 5,000.00 .
Sign panel, Type C SF 25 $ 25.00 $ 625.00
Temporay 8' barricades LF 16 $ 50,00 $ 800.00
Heavy duty silt fence LF 5000 $ 2.50 $ 12,500.00
Wood fiber blanket SY 1400 $ 4.00 $ 5,600.00
Sod SY 1000 $ 3.00 $ 3,000.00
Seed w/mulch AC 3 $ 1,000.00 $ 3,000.00
Total Construction Cost $ 586,925.00
10% Contingency $ 58,692.50
Subtotal $ 645,617.50
27% Engineering, Legal, Administration $ 174,316.73
Total Estimated Cost $ 819,934.23
.
195th Street Extension
A-2
.w
-
1\]1
Bonestroo
Rosene
Anderlik &
Associates
Bonestroo, Rosene, Andel1ik and Associates, Inc. is an Affirmative Action/Equal Opportunity Employer
and Employee Owned
Principals: Otto Bonestroo, P.E.. Marvin L. Sorvala, P.E.. Glenn R. Cook, P.E..
Robert G. Schunicht, P.E. . Jerry A Bourdon, P.E.
Senior Consultants: Robert W. Rosene, P.E,. Joseph C. Anderlik, P.E. . Richard E. Turner, P.E..
Susan M. Eberlin, C.P.A.
Associate Principals: Howard A Sanford, P.E. . Keith A. Gordon, P.E. . Robert R. Pfefferle, P.E. .
Richard W. Foster, P.E.. David O. Loskota, P.E.. Robert C. Russek, AlA. Mark A Hanson, P.E,.
Michael T. Rautmann, P.E.. Ted K. Field, P.E.. Kenneth P. Anderson, P.E.. Mark R. Rolfs, P.E..
David A Bonestroo, M.BA . Sidney P. Williamson, P.E., L.S. . Agnes M. Ring, M.B.A., .
Allan Rick Schmidt, P.E.
Offices: SI. Paul, Rochester, Willmar and SI. Cloud, MN . Milwaukee, WI
Website: www.bonestroo.com
.
Engineers & Architects
Memorandum
TO:
Lee Mann
FROM:
Sheldon Johnson
'Date:
March 13,2001
RE:
Akin Road /19Sth Street - Traffic Control
Previously analyses of existing traffic volumes have indicated that the volumes at the intersection of
Akin Road and 19Sth Street do not warrant the installation of all-way stop sign control. These
analyses were based upon 24-hour counts conducted on Akin Road in the year 2000 and on peak .
period turning movement counts conducted at the intersection.
In order that an intersection can be considered for all way stop control, the Minnesota Manual on
Uniform Traffic Control Devices (MMUTCD) states the following minimum volumes must be
present at the intersection:
· The total vehicular volume entering the intersection from all approaches must average at
least SOD vehicles per hour for any 8 hours of an average day, and
· The combined vehicle and pedestrian volume from the minor street or highway must average
at least 200 units per hour for the same 8 hours, with an average delay to minor street
vehicular traffic of at least 30 seconds per vehicle during the maximum hour, but
· When the 8Sth percentile approach speed of the major street traffic exceeds 40 miles per hour,
the minimum vehicular volume warrant is 70 percent of the above requirements.
It has been requested that an analysis of the 19Sth Street intersection be conducted with the extension
of 19Sth Street to the east to serve the Autumn Glen development. Additionally, the Vermillion
Grove and Murphy Farm developments, which are located west of Akin Road, are to be assumed as
in-place developments. Therefore, we have estimated the trips generated by the above referenced
developments and assumed that 19Sth Street is extended east beyond Embers Avenue. The Akin
Road/19Sth Street intersection would then be a four-legged intersection.
.
2335 West Highway 36. St. Paul, MN 55113. 651-636-4600. Fax: 651-636-1311
1
Preliminary
Project Cost Tracking
Projeet. 1951h Stre.t Ext.nsion
Description of Projeet - Exlend 1951h Street easterly from Akin Road to Aulumn Glen
.
Projeet No.- 01-07
.
Items Oat. Name of Comp8ny Cost
1. Construction Costs $ 899,850.00
Tolal ConsllUction Costs $ 899,850.00
2. Contingencies (10 %) $ 89,985.00
(Contingences and Total Construc1ion Costs) Subtotal = $ 989,835.00
3. Engineering, Legal, Administration (27%) $ 267,255.45
(Total of It.ms 1-3) Subtotal = $ 1,257,090.45
4. Soil Borings $ 5,000.00
Subtotal = $ 5,000.00
5. Survey WorX Estimate $ 5,000.00
Subtotal = $ 5,000.00
6. Wetland aelineation Estimate $ 1,500.00
Subtotal = $ 1,500.00
7. P.rmits (list)
MPCA $ 250.00
Departm.nt of H.allh $ 500.00
Subtotal = $ 750.00
8. Change Orders $ .
Subtotal = $
9. Environmental Studies, testing and monitoring ~ EAW $
Subtotal = $
10. Testing Services Estimate $ 5,000.00
Subtotal = $ 5,000.00
11. EasemenVRight of Way Acquisition Estimated Right of Way acquisition
"TO BE NEGOTIATED.
Subtotal = $
12. Demolition/moving
Subtotal = $
13. Outside Consultants $
Subtotal = $ -
14. SWCO - plats mainly. d.vetopment cost NA
Subtotal = $
15. SIre.t & Utility crew costs 20 Hours @ $50 per hour $ 1,000.00
$ .
$
Subtotal . $ 1,000.00
.
ITotal Estimated Project Cost =
$ 1,275,340.45 I
195'h Street - Traffic Control memo
March 13,2001
.
Using the year 2000 data as base and adding the estimates of traffic generated by the three above
referenced developments, and assuming those at buildout, volume estimates for the Akin Road/195th
intersection have been prepared. The estimates are shown in the following tabulation:
Akin Road 195m Approach Intersection
Approach Totals Totals Approach Totals
Time Period (Estimated Volumes) (Estimated Volumes) (Estimated Volumes)
6:00 - 7:00 AM 330 90 420
7:00 - 8:00 755 760 915
8:00 - 9:00 370 120 490
9:00 - 10:00 285 90 375
10:00 - 11 :00 265 50 315
11:00 - Noon 320 60 380
Noon - 1 :00 PM 375 50 435
1 :00 - 2:00 305 60 365
2:00 - 3:00 440 90 530
3:00 - 4:00 560 145 705
4:00 - 5 :00 710 150 860
5:00 - 6:00 730 130 860
6:00 -7:00 530 100 630
7:00 - 8:00 390 70 460
8:00 - 9:00 PM 360 40 400
.
The volume estimates between 9:00 PM and 6:00 AM are minimal and not estimated because of the
low expectation on 195th Street during that time period. Applying the 70% factor from the
MMUTCD, the volumes above indicate that all way stop warrants for the minor street of 195th would
be met for 3 hours; 3 other hours exceed 100 vehicles on 195th, but do not meet the 140 vehicle
minimum. Volume levels on Akin Road meet minimum requirement of 350 vehicles (70 percent of
500) during 14 hours ofa day.
With the development of the three residential projects referenced above, the volumes become much
closer to warranting all way stop control at the Akin/195th intersection. The intersection is also the
intersection of an arterial with a collector street.
Sight distance at the intersection was also reviewed. The sight distance at the intersection, from a
stopped condition on the assumed new east leg (1 95th Street), will not be adequate to accommodate a
west to south left turn with vehicles approaching from the left and right concurrently. That sight
distance requirement is approximately 1,000 feet. Other site distance needs (crossing maneuver)
will be sufficient. The curvature of the Akin Road south leg creates this sight distance constraint.
We are assuming 50 mile per hour speeds on Akin Road. The sight distance restriction would
suggest that an all-way stop at this arterial/collector intersection can be justified when the east leg is
built. The stopping sight distance from northbound and southbound Akin Road will be sufficient for
stop signs on Akin Road.
.
2335 West Highway 36 n St. Paul. MN 55113 n 651-636-4600 n Fax: 651-636-1311
2
195th Street - Traffic Control memo
March 13,2001
This analysis concludes the following:
· All-way stop control minimum volume warrants will probably be met in the future as
development continues to occur.
· The provision of the new 19Sth east leg will require all way stop control due to sight distance.
restraints.
Recommendations are as follows:
· The construction of the east leg of the intersection should include the installation of all way
stop control at the time of the roadway construction.
· The volumes at the intersection should be counted at least on an annual basis to see when/if
signal warrants are met. When volumes meet established warrants, signal consideration will
need to be given.
· Accident data should be monitored on an annual basis to see if accident warrants are met.
2335 West Highway 36 I1 St. Paul, MN 55113 I1 651-636-4600 I1 Fax: 651-636-1311
3
.
.
.
. Traillmprovements
ITEM
Class 5 aggregate base, 100% crushed
Type 41 Bituminous wear course
Total Construction Cost
ESTIMATED
QUANTITY
450
270
UNIT
CY
TN
$
$
UNIT
PRICE
25,00 $
45,00 $
$
$
$
$
$
10% Contingency
Subtotal
27% Engineering, Legal, Administration
Total Estimated Cost
Wetland Mitigation
ESTIMATED
COST
11,250.00
12,150.00
23,400.00
2,340.00
25,740.00
6,949.80
32,689.80
ITEM
Mitigation excavation
Seeding, MnDOT mix 25A
Heavy duty silt fence
Total Construction Cost
ESTIMATED
QUANTITY
3500
1
850
UNIT
CY
AC
LF
UNIT
PRICE
$ 6.00 $
$ 2,500,00 $
$ 2.50 $
$
$
$
$
$
.
10% Contingency
Subtotal
27% Engineering, Legal, Administration
Total Estimated Cost
ESTIMATED
COST
21,000.00
2,500.00
2,125,00
25,625.00
2,562.50
28,187.50
7,610.63
35,798.13
Water Main
ESTIMATED UNIT ESTIMATED
ITEM UNIT QUANTITY PRICE COST
6" DIP LF 50 $ 17.00 $ 850.00
16" DIP LF 1050 $ 50,00 $ 52,500.00
20" DIP LF 550 $ 65.00 $ 35,750.00
Fittings LB 3070 $ 2.50 $ 7,675,00
6" megalugs EA 4 $ 60,00 $ 240.00
16" megalugs EA 8 $ 180.00 $ 1,440.00
20" mega/ugs EA 7 $ 200.00 $ 1,400.00
6" gate valve EA 1 $ 600.00 $ 600.00
16" butterfly valve EA 2 $ 2,000.00 $ 4,000.00
20" butterfly valve EA 1 $ 3,000,00 $ 3,000.00
Hydrant EA 1 $ 2,000.00 $ 2,000.00
Connect to existing watermain EA 2 $ 2,000.00 $ 4,000,00
Total $ 113,455.00
. 10% Contingency $ 11,345.50
Subtotal $ 124,800.50
27% Engineering, Legal, Administration $ 33,696.14
Total Estimated Cost $ 158,496.64
195th Street Extension A-3
Storm Sewer .
ESTIMATED UNIT ESTIMATED
ITEM UNIT QUANTITY PRICE COST
12" RCP LF 400 $ 21.00 $ 8,400.00
15" RCP LF 975 $ 25.00 $ 24,375.00
18" RCP LF 400 $ 29.00 $ 11,600,00
21" RCP LF 78 $ 33.00 $ 2,574.00
24" RCP LF 408 $ 37.00 $ 15,096.00
30" RCP LF 650 $ 45.00 $ 29,250.00
36" RCP LF 200 $ 60.00 $ 12,000.00
4' Dia. CBMH EA 10 $ 1,500.00 $ 15,000.00
6' Dia. CBMH EA 1 $ 3,000.00 $ 3,000.00
Temporary 12" RCP plug EA 7 $ 1,200,00 $ 8,400.00
12" RCP FES w/trashguard EA 2 $ 800,00 $ 1,600.00
15" RCP FES w/trashguard EA 3 $ 1,000.00 $ 3,000.00
18" RCP FES w/trashguard EA 1 $ 1,250.00 $ 1,250,00
21" RCP FES w/trashguard EA 1 $ 1,500.00 $ 1,500.00
24" RCP FES w/trashguard EA 2 $ 2,000.00 $ 4,000.00
36" RCP FES w/trashguard EA 1 $ 2,500.00 $ 2,500.00
Rip Rap CY 115 $ 60.00 $ 6,900.00
Total $ 150,445.00
10% Contingency $ 15,044.50
Subtotal $ 165,489.50 .
27% Engineering, Legal, Administration $ 44,682.17
Total Estimated Cost $ 210,171.67
.
195th Street Extension
A-4
.
.
.
<geL,
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Mayor, Councilmembers, City Administrator ~
FROM:
Lee M. Mann, P.E., Director of Public Works/City Engineer
SUBJECT:
Consider Resolution - 195th Street Project
DATE:
April 16, 2001
INTRODUCTION
At the March 19, 2001 City Council meeting, the Council accepted the feasibility report and
scheduled a public hearing for April 16, 2001, on the 195th Street Extension project.
DISCUSSION
The 195th Street project would extend 195th Street from Akin Road to a point approximately 2500
feet east. The Autumn Glenn development and future development to the south of Autumn Glen will
be served by the project; participation in the cost of 195th Street is a condition of the Autumn Glen
Dev~lopment.
This proposed design of this roadway has been coordinated with Dakota County. This extension of
195th Street will become County Road 64 in the future when it is extended farther to the east to Trunk
Highway 3. The road and storm sewer design allows for the future transition to a County road.
Staff is in the process of coordinating with the adjacent property owners regarding easement
acquisition and impacts to individual properties. Staff will update the Council on these issues at the
next meeting.
BUDGET IMPACT
The following table outlines an estimate of the project costs involved with the proposed
improvements. There are three benefiting property owners that will be participating in the cost of the
improvements, the City, the developer of Autumn Glen and Tax Free Exchanges, Inc. (former
Reisinger property). The other properties abutting the proposed roadway have been previously
assessed for CSAH 31. Cost allocations are based on property front footage. Water main costs are
allocated 100% to the City as the water main proposed is trunk water main.
1
The project process is following the requirements stipulated pursuant to MS. 429 in order to allocate .
costs to the property owned by Tax Free Exchanges Inc., however, their costs would be deferred until
such time that the property develops. The developer of Autumn Glen has waived their rights to
object to assessments through the development contract process. The Finance Director has reviewed
the City's cost allocation and potential deferred assessments and has verified that the City has the
funds to finance the project.
Estimated Proiect Costs
Item Project Cost
Street Improvements $820,000
Trail Improvements $32,700
Wetland Mitigation $35,800
Water Main $158,500
Storm Sewer $210,200
Miscellaneous Costs $18,300
Total $1,275,500
Project Cost Allocations
City Autumn Glen Tax Free Exchanges
Inc.
Street Improvements $475,600 $246,000 $98,400
Trail Improvements $19,000 $9,800 $3,900
Wetland Mitigation $20,800 $10,700 $4,300
Water Main $158,500 $0 $0
Storm Sewer $121,900 $63,100 $25,200
Miscellaneous costs $10.600 $5500 $2.200
Totals $806,400 $335,100 $134,000
.
.
2
.
.
.
ACTION REQUESTED
Adopt the attached resolution ordering the project, approving the plans and specifications and
authorizing the advertisement for bids. Also attached for Council's information is a memo from ISD
192 supporting the project.
Respectfully Submitted,
~YJ1~
Lee M. Mann, P.E.,
Director of Public Works/City Engineer
cc: file
3
RESOLUTION NO. R -01
ORDERING PROJECT, APPROVING PLANS AND SPECIFICATIONS AND
AUTHORIZING ADVERTISEMENT FOR BIDS
PROJECT 01-07, 19Sth Street Extension
.
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 16th day of April 2001 at 7:00 p.m.
Members present:
Members absent:
Member
introduced and Member
seconded the following resolution:
WHEREAS, a resolution of the City Council adopted the 19th day of March 2001, fixed a date for a
Council hearing on the proposed 195th Street Improvements; and
WHEREAS, ten days' mailed notice and two publications of the notice of the hearing was given, and the
hearing was held thereon on the 16th day of April, 2001, at which all persons desiring to be heard were
given an opportunity to be heard thereon.
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Farmington, Minnesota,
1. Such improvement is necessary, cost-effective, and feasible as detailed in the feasibility report, and
the improvement should be made as proposed and not in connection with any other improvement.
2. Such improvement is hereby ordered as proposed in the Council resolution adopted the 16th day of
April 2001. .
3. Plans and specifications prepared by Darren Amundsen, P.E., engineer for such improvement, are
hereby approved and shall be filed with the City Clerk. -
4. The City Clerk shall prepare and cause to be inserted in the Farmington Independent and the
Construction Bulletin an advertisement for bids for the construction of such improvement under the
approved plans and specifications. The advertisement shall be published no less than three weeks
before the last day for submission of bids in the Farmington Independent and at least once in the
Construction Bulletin. The advertisement shall specify the work to be done, shall state that the bids
will be opened for consideration publicly at 2:00 p.m. on the 17th day of May, 2001 in the Council
Chambers of the City Hall by two or more designated officers or agents of the municipality and
tabulated in advance of the meeting at which they are to be considered by the Council, and that no
bids will be considered unless sealed and filed with the Clerk and accompanied by a cash deposit,
cashier's check, bid bond, or certified check payable to the Clerk for 5% of the amount of each bid.
This resolution adopted by recorded vote of the Farmington City Council in open session on the 16th day
of April 2001.
Mayor
day of
, 2001.
Attested to the
City Administrator
SEAL
.
Farmington Independent School District 192
/WARD OF EDUCATION
JEROME WACKER
Chair
CARL GROSSE
Vicc~chair
RODERT HEMAN
Oerk
CAROL MALDURG
Treasurer
JOHN KAMPF
Tru'lee
JULIE MCKNIGIff
Trustee
ADMINISTRATION
GREGORY OHL
.superinlendenl of Schools
NICA KITrOCK.SARGENT
gh School Principal
STEVEN DlDD
....... High School Principal
STEVEN GElS
Middle School Principal
JOSEPH LIDDY
....... Middle School Princip1ll
LOWELL MILLER
Middle School Pri...;pal
PETER BOELTER
....... Middle School Principal
DEN JANUSCHKA
ElemenWy Principal
MARGARET MCKERNAN
ElemenWy Principal
JONATHAN REID
EIe.....1ary Principal
DANA MILLER
Dakota Prairie ALe Princlp1ll
CARLA NOHR SCHULZ
Special Services Director
KAREN DERGMAN
Die. of Curriculum & Instruction
PERRY THINESEN
Community Educ;:ation Direc;l.Of
LISA RIDER
Business Manager
eAL YN PAUTZKE
ational Technology Director
MICHAEL DURINGA
Activities Director
DOUGLAS L BONAR
Building. & Grounds Director
Excellence, Integrity, Innovation
OFFICE OF THE SUPERINTENDENT
510 WALNUT STREET
FARMINGTON, MINNESOTA 55024-1389
PHONE: (651) 463-5011
FAX: (651) 463-5010
e-mail: www.farmington.k12.mn.us
March 26, 200 I
Mr. David Olson
Community Development Director
City of Farmington
325 Oak St.
Farmington, MN 55024
Re: Proposed Extension of 19Sth St. West
Dear Mr. Olson:
As you know, the Farmington School District assembled a Growth Planning Task
Force approximately 18 months ago to study and make recommendations to the
School Board on strategies to accommodate the projected growth in the school
district. The task force issued its report in January 2000. One of the findings of
the task force was that the lack of east-west arterial highways in the school district
creates a transportation problem for the school district. The lack of east-west
corridors increases both the cost and travel time required for bussing the students
in our district.
The task force recommended in its report that the school board endorse Dakota
County's tentative plans for new east-west highways to serve the county and thus
ease the district's transportation problem. Please consider this letter as support.
for the city's plans to extend 19Sth Street West as proposed by the city.
Extension of 195th Street to Highway 3 would be beneficial to the school district.
As our school district continues to grow, we show 19Sth Street as a major
transportation route for our busses to access current and future school sites. It
would provide another route for our busses to access the current and future
schools from the bus terminal on Highway 3. This additional route will alleviate
the need for the busses to drive through town and thus help relieve traffic
congestion during this busy time of day. The shortened drive time will save the
school district's busses both time and cost.
" ..., r:,.u I .. I I'U'M'V"\.Q"" '1l.nTV Ca..lDI nvcu"
~t-
.
Page 2 - Mr. Olson -March 26,2001
I would also like to take this opportunity to again thank you and your staff for
your continued assistance to the school district in its planning and development.
It is very much appreciated that we continue to partner and work together on so
many projects.
, 9-~
./. .'
. Mr. Ore 0 Ohl
Superintendent of Schools
cc: Board of Education
Mark Beltz, Consultant
.
.
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning commisspion
Lee Smick, AICP
Planning Coordinator
FROM:
SUBJECT:
Zoning Code Update -Performance Standards
DATE:
April 24, 2001
INTRODUCTIONIDISCUSSION
Hoisington Koegler Group Inc. will discuss performance standards related to the Zoning Code Update.
Discussions will deal with the performance standards for swimming pools, manufactured homes, home
occupations, off-street parking, off-street loading, temporary structures, exterior lighting, landscaping, fences,
display of vehicles, towers, recycling facilities, adult uses and standards in the Industrial Overlay Zone.
The Planning Commission should be prepared for an open discussion with the consultant concerning the
proposed performance standards for each category.
ACTION REQUESTED
Review the proposed performance standards for the Zoning Code Update presented by Hoisington Koegler
Group, Inc.
Respectfully Submitted,
~$~
Lee Smick, AICP
Planning Coordinator
cc: Hoisington Koegler Group, Inc.
.
.
.
Memorandum
Hoisington Koegler Group Inc.
11111
liD
TO: Farmington Planning Commission and Staff
FROM: Mark Koegler and Loren Gordon
DATE: April 18, 2001
SUBJECT: Performance Standards Discussion
We have been working with Staff since the last Commission meeting on updating Performance
Standards. The revised code will have Performance Standards that fall into 2 general categories:
1) broad standards by district and, 2) specific standards for certain uses. In identifying standards
that need updating, Staff identified several areas where policy direction from the Planning
Commission is needed. They are listed below.
Policy issues for the Planning Commission to provide direction:
. Fences - There are two areas that need to be addressed - comer lots and through lots.
Comer lots The issue area is how to address fences on comer and through lots. This area
of the code was relaxed a few years ago. Previously, on comer lots, a fence taller that 4
feet was not allowed to extend into a yard adjacent to a street. Today the code allows a 6
feet fence to extend to the property line in the "side" yard of a comer lot. We have
identified some options for the Commission to consider:
1. Keep the existing language to allow a 6 feet fence at the "side" yard property
line.
2. Allow a 6 feet fence to be not more than ~ of the zoning district front yard
setback.
3. Allow a 6 feet fence at the building setback.
Another provision in this section is to provide visibility triangles at driveways. Visibility
triangles are currently required at street comers but do not address driveway situations. A
30 feet triangle is probably too much and 10 feet may be more appropriate.
Through lots On major road corridors it seems reasonable to allow a 6 feet fence up to
the rear property line when adjacent to its right-of-way. The residential developments
along Pilot Knob are good illustrations of where it seems appropriate.
123 North Third Street, Suite 100, Minneapolis, Minnesota 55401
(612) 338-0800 Fax (612) 338-6838
.
.
.
p.2
Farmington Planning Commission and Staff
April 18, 2000
. Tree Preservation - Should the City have guidelines outside of general and negotiated
standards in the Subdivision review process?
. Industrial Park Overlay (Industrial Park District) - The Industrial Overlay standards
stipulates that loading docks shall not be located adjacent to a street. There have been
businesses that have limited locations for loading docks, especially on corner lots.
Should loading docks be allowed adjacent to a roadway? If so how should be screened?
. Industrial Park Overlay (Industrial Park District) - Code currently requires a high
building material standard of brick, concrete block or masonry. The policy question is
how to address the expansion existing corrugated steel buildings. Should they be
required to meet the material standards? Is there another way to evaluate when material
standards should be triggered? Suggestions may be to keep in line with a non-
conforming use provision that would trigger @ 50% of value or building area. A lesser
standard may also be considered such as 25% or some specific square footage.
We have worked through the parking standards and have provided a new chart comparing
existing and proposed standards. The update is generally aimed at adjusting the standards when
staff is aware of parking standards that aren't working and where the minimum requirement
provides too many spaces. It is important to keep in mind that the code prescribes a minimum
standard. Many of the bigger corporate names have their own parking numbers which are almost
always up and above the City minimums. Additional language is provided to address other area
of the parking code such as joint use of parking when it can be accommodated.
We would anticipate that with direction from the Commission, a full set of performance
standards would be presented at the next meeting. Look forward to seeing you on Tuesday!
123 North Third Street, Suite 100, Minneapolis, Minnesota 55401
(612) 338-0800 Fax (612) 338-6838
.
10-6-8
OFF-STREET PARKING (additional standards)
6. Location of Parking Facilities. Required off-street parking shall be on
the same lot as the principal building.
7. Joint Parking Facilities. Required parking facilities serving two or more
uses may be located on the same lot or in the same structure. Conditions required
for joint use are:
i. The proposed joint parking space is within 400 feet of the use it
will serve.
ii. The applicant(s) shall show that there is no substantial conflict in
the principal operating hours of the two or more buildings or uses for
which joint use of off-street parking facilities is proposed; and
111. A properly drawn legal instrument approved by the City
Attorney, executed by the parties concerned for joint use of off-street
parking facilities shall be filed with the Clerk. Said instrument may be a
three or more party agreement including the City.
.
8. Land Banking of Parking Spaces. Parking spaces intended for future
building expansion or anticipated needs may be required by the City for land
banking if required by the City. Areas to be land banked should be designed to
integrate with existing parking area for space and aisle design, access points,
landscaping provisions, and necessary storm water control. The approved site
plan shall designate land banked parking areas and shall not be used for
computing required open space standards.
9. Control of Off-Street Parking Facilities. When required accessory off-
street parking facilities are provided elsewhere than on the lot on which the
principal use served is located, written authority for using such property for off-
street parking shall be filed with the City so as to maintain the required number
of off-street parking spaces during the existence of said principal use. No such
parking facility at its closest point shall be located more than 100 feet from the
property nor more than 400 feet from the principal use or building served.
10. Use of Parking Area. Required off-street parking space in all districts
shall not be utilized for open storage of goods or for the storage of vehicles
which are inoperable, for lease, rent or sale.
II. Recreational Vehicle Parking. Recreational vehicles parked on
residential property for more than 14 days shall be I) parked in rear or side yard,
and 2) registered to the owner or leaser of the property and display a current
license.
12. Parking in Residential Areas. All vehicles shall be parked on a
hardsurface driveway or parking apron.
.
13. Calculating Space. When the determination of the number of required
off-street parking spaces results in a fraction, each fraction of one-half or more
shall constitute another space.
City of Farmington
Additional Parking Provisions - April J 7, 200 J
J
.
.
.
14. Signs. Signs located in any parking area necessary for orderly operation
of traffic movement shall be in addition to accessory signs permitted in other
sections of this subsection.
15. Floor Area Determination. Floor area is based on 90% of gross floor
area, or actual useable area.
City of Farmington
Additional Parking Provisions - April J 7, 200 J
2
City of Farmington
Proposed Parking Standards
~ (J,.. Existing Proposed
cessory Apartment 1 per dwelling unit Same
Animal Clinics 5 per doctor, plus one per additional Same
employee
Auto Repair, Maior 3 Der bav Dlus 2 Der service station.
Auto Repair, Minor 2 per bay plus 2 per service station
Bowling Allev 5 for each alley Same
Churches, Funeral Homes and Theatres 1 per 4 seats in principal assembly Same. Defme seat as 22"
room
Clinics 5 per doctor or dentist plus one per Same
addnionalernployee
Clubs 1 per 4 members 1 per 3 customers to maximum
seatinl! caDacitv
Convenience Stores, with and without gas 4 for each service stall or 1 per 200 square feet or retail plus
4 for each principal structure plus 3 1 per employee.
for each service stall
Commercial Recreation Uses 1 for every 50 square feet 1 per 2 customers to maximum
caDacitv
Dwellinl!s, Multi-familv 2 oer dwelline: unit 2.5 Der dwellinl! unit
Dwellings, Quad; Townhouse and Two- 2 per dwelling unit 2 per dwelling unit plus 0.25 per
Familv unit in common Darkine: SDace
Dwellings, Single family 2 per dwelling unit Same
Group Day Care Facility, 13 to16 persons 1 per employee plus 1 per every 5
clients
Group Homes, (6 or less persons; 7 to 16 1 per dwelling unit 1 per employee plus 1 per every 5
rsons; commercial) and Nursine: Homes clients
alth Clubs 1 oer 200 square feet
Home Occupations Two spaces in addition to the
requirement for dwelline:
Hospitals 1 per 3 beds plus 1 for each 3 Same
emDloyees on maximum work shift
HotelslMotels I per rental unit plus one per employee Same
Kennels, commercial 1 per employee plus 1 per every
1000 square feet
Manufacturinl!llndustrial Facilities 1 for each employee on max. shift 1 Der 600 square feet
Offices, Personal & Prof. Services 1 oer 250 square feet Same
Personal Health & Beautv Services 1 for every 75 square feet 2 Der ODerator station
Public and Parochial Schools - Elementary and 1 per classroom plus 1 for every 30 Same
Junior High children
Public and Parochial Schools -Senior High 1 per classroom plus 1 for every II
children
Public Buildings 1 per employee plus 1 per ~
square feet
Public Parks and Plavl!rounds 1 % of total land area?
Restaurants, Class I, III, IV and Coffee 1 for every 75 square feet 1 per 3 customers to maximum
shops 1 for every 15 square feet seating capacity ..... ~7
Class II " "
Retail Facilities 1 for every 75 square feet 1 per 200 square feet plus 1 per
em Dloyee.
Warehousine: Facilities 1 for each emplovee on max. shift 1 per 2000 square feet
Wholesale Businesses 1 for each employee on max. shift 1 Der . """ square feet
olded text indicates new or revised uses/standards
City of Farmington
Parking Standards - Apri/17. 2001
1
Hoisington Koegler Group Inc.
11113
(gn
.
.
.
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 t\/ 0
Associate Planner tf?
FROM:
Petition for Comp Plan Amendment from Restricted Development to Low Density Residential
and to Rezone property from
C-l (Conservation) to R-l (Low Density) - Applicant: Bernard Murphy
SUBJECT:
DATE:
April 1 0, 2001
INTRODUCTION
Bernard Murphy, property owner, is seeking to approval to amend the 2020 Comprehensive Plan from
Restricted Development to Low Density Residential on approximately 182 acres of property located east of
Akin Road bounded by the easterly city limits (see attached map)
Plannin!! Division Review
Applicant:
Attachments:
Location:
Acres:
Current Zoning:
Current Land Use:
2020 Comprehensive Land
Use Designation (Units Per Acre):
Bernard Murphy
6730 Lakeville Blvd
Lakeville, MN 55044-8595
1. 10-3-2 (C): Permitted and Conditional Uses
2. 10-4-2: Table 1
3. Location Map
4. Legal Description of Property/Areas to be Rezoned
5. Aerial Photo of property
6. City Zoning Map (see subject area)
7. 2020 Comprehensive Land Use Plan (see subject area)
8. Existing Land Use Map - 1998
9. Pages 10-13, 18 of2020 Comprehensive Land Use Plan
The subject property is located east of Akin Road and north
of the Riverside Estates neighborhood (see attached map)
Approximately 182 acres
C-l (Conservation) and A-I (Agriculture)
Agriculture
Restricted Development (1 unit per 80,000 s. f.)
.
.
.
Surrounding Land Uses:
Agriculture to the North, South and East; Residential to the
West and future public/semi-public.
MUSA Designation:
MUSA is currently not designated on this property, but is
seeking 2005 designation.
DISCUSSION
The applicant, Bernard Murphy, is seeking approval to amend the 2020 Comprehensive Land Use Plan from
Restricted Development to Low Density Residential for 189 acres of property located east of Akin Road and
north of the Riverside Estates development (see attached comp plan map).
The applicant is also seeking to rezone the property from C-l (Conservation) and A-I (Agriculture) to R-l
(Low Density) for the same described property (see attached zoning map).
The Comprehensive Plan initially had shown the property as "Restricted Development", relating to the vision
of preserving natural areas, while creating passive and active recreational areas and utilizing its location as a
central gathering point between northern and southern sections of the City. The Comprehensive Plan proposed
the area as a residential golf course community, a multi-user trail system, a small lake or a community center
to provide recreational, social and residential opportunities for the City.
The Comprehensive Plan also addresses this area as the "Farmington Community Green" connecting the
northern and southern sections of the City thereby reflecting "conservation of the City's natural assets, while
providing sensitive design of residential uses and opportunities for recreational uses of all ages and lifestyles."
Policy #5 of the Comprehensive Plan (see attached) provides greater detail of the strategies of the "community
green" concept.
The property owner is also seeking to rezone the property from C-I (Conservation District) and A-I
(Agriculture) to R-l (Single-Family Residential). A majority of the property is currently used for agriculture
with manmade irrigation canals bisecting the property and leading to Middle Creek. The property does
contain some natural features (i.e. wood stands and wetlands) in the center and western portion of the
conglomerate property.
A-I (Agriculture District) is intended to protect existing agricultural investments until such time as public
utilities may be extended and there is need for additional urban development land.
The C-I (Conservation District) is provided to recognize vital environmental resources of the community
including steep slopes, wetlands and unstable soil conditions and to allow development only after careful
analysis. The C-l zone was originally established to protect steep topography, wetlands, floodplains and
areas with high water tables.
The R-I (Low Density Residential District) is established to provide extensive areas within the community for
low density development with full public utilities in a sequence which will prevent the occurrence of premature
scattered urban development.
Because this area has the potential for a high water table, the potential developer of the property will be
encouraged to develop environmentally sensitive areas within the housing project to protect the natural assets
of the property while increasing the house elevations on the site.
.
.
.
The R-l (Low Density Residential District) is established to provide extensive areas within the
community for low density development with full public utilities in a sequence which will prevent
the occurrence of premature scattered urban development.
Because this area has the potential for a high water table, the potential developer of the property
will be encouraged to develop environmentally sensitive areas within the housing project to
protect the natural assets of the property while increasing the house elevations on the site.
Additionally, the potential developer will be encouraged to work with the City to incorporate
walking trails that interconnect with the City's trails to provide a linkage throughout the City.
Finally, the potential developer may be encouraged to develop small interconnecting lakes or
ponds to assist in the City's overall plan for a chain of lakes and central park project.
If approved, the number of housing units possible on the property would range from 182 (1 unit
per acre) to 637 (3,5 units per acre); this is highly dependent on the overall design when
developed (i.e. wetlands, ponding areas, parks, etc).
City staff feels this Comprehensive Plan Amendment and Rezoning request meets the criteria
within the Comprehensive Plan based on the following:
1. The property links the northern and southern sections of the City together.
2. The property provides adequate housing opportunities to meet existing and projected local
and regional housing needs.
The property meets the requirements of the Comprehensive Plan as long as the property owner
agrees to develop a sensitive environmental design on the site that pertains to the requirements of
Policy #5 in the Comprehensive Plan.
ACTION REQUESTED
If the Commission wishes to recommend approval of the Amendment to the Comprehensive Plan
from Restricted Development to Low Density Residential for the Finnegan property and Rezone
the property from C-l (Conservation) and A-I (Agriculture) to R-l (Low Density-Residential)
and forward this recommendation to the City Council, it should be contingent upon the following:
1. Staff evaluation and amendment to other chapters of the Comprehensive Plan, i.e.
transportation, sewer and water, housing, parks and trails, etc. in order to properly plan
connection to necessary services.
2. Approval by the Metropolitan Council to amend the 2020 Comprehensive Land Use Plan.
Michael Schultz
Associate Planner
cc: Bernard Murphy
Bernard Murphy Properties
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ADD1J;NDUM. "A" .
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PErITION FOR REZONING
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The Wesdt Half of the Northwest Quarter of Section 30, Township 114, Range 19;
an
The North Half of the Southwest Quarter of Section 30 Township 114 Range 19
EXCEPTING the North 870 feet of the West 150 feet the;eof; AND ALSO'EXCEPTING'
the South 264 feet thereofj
and
That p~rt of the Northeast Quarter of the Southeast Quarter of Section 25,
Townshl~ 114, Range 20, lying easterly of the following described line:
Commenclng at the northeast corner of said Northeast Quarter of the Southeast
Quarter; thence West (assumed bearing) along the north line of said Northeast
Qua~te~ of the.Southeast Quarter a distance of 1034.70 feet to the point of
beglnnlng of llne to be described; thence South 34 degrees 58 mL1nutes 00 seconds
East 890.65 feetj thence South 25 degrees 31 minutes 00 seconds East to the
south line of said Northeast Quarter of the Southeast Quarter and there termi-
natlngj EXCEPTING THEREFROM, Commencing at the Northeast corner of said North-
east Quarter of the Southeast Quarter; thence South 89 degrees 33 minutes 09
seconds West an assumed bearing along the North line of said Northeast Quarter
of the Southeast Quarter a distance of 1034.70 feet to the point of beginning
of sald ~lne to be described; thence South 35 degrees 24 minutes 51 seconds
East a d:stance of 890.65 feet; thence South 25 degrees 57 minutes 51 seconds
East a dlstance of 199.72 feetj thence North 64 degrees 07 minutes 09 seconds
East a distance of 53.49 feet; thence Northeasterly and Easterly a distance
of 92.09 feet along a tangential curve concave to the South having a radius of
200.00 feet and a central angle of 26 degrees 22 minutes 56 seconds' thence
South 89 degrees 29 minutes 55 seconds East tangent to last descri~d curve a
dlstance of 295.16 feet to the point of intersection of the East line of said
Northeast Quarter of the Southeast Quarter and a line drawn parallel with and
distant 870.00 feet South of the North line of the Northwest Quarter of the
Southwest Quarter of Section 30, Township 114, Range 19, and said line there
termnatlngj
and
ThOt port of the Northeast Quarter (NE 1/4) of Section Twenty-five (25). Township One
'"iundred Fourteen (114), Range Twenty (20), Dakota County, Minnesoto, described os
follows:
.
Commencing at the intersection of the north line of said Northeast Quarter (NE 1/4) with
the centerline of CS.AH. No. 31, thence Southeasterly along said centerline, a distance
of 230.55 feet, along 0 non-tangential curve concave to the West, having a radius of
5729 74 feet, thence South 17 degrees 21 minutes 5 seconds East assumed bearing,
tangent to said curve. a distance of 1506.67 feet. thence Southeasterly. aiong said
centerline, along 0 tangential curve. concave to the East having 0 radius of 2864.85 feet, 0
central angle of 5 degrees 56 minutes 7 secands a distance of 296.77 feet, thence
continue Southeasterl y along said curve, concave to the East, having a radius of 2864.85
feet. 0 central angle of 5 degrees 56 minutes 23 seconds a distance of 297.00 feet. thence
continue southeasterly along said curve, concave to the East. hoving 0 radius of 2864.85
feet. 0 central angle of 4 degrees 48 minutes 36 seconds a distance of 240.49 feet to the
poi~glr1ning of the land to be described; thence Northwesterly along the lost
described curve:-COncove to the East. having a radIus of 2864.85 feet, 0 central angle of 4
degrees 48 minutes 36 seconds a distance of 240.49 feet, thence North 72 degrees 42
minutes 19 seconds East a distance of 384.68 feet. thence North 13 degrees 51 minutes
3.7- seconds West 0 distance of 732,55 feet. thence South 81 degrees 32 minutes 16
s~conds West 0 distance of 496.57 feet to 0 point on the centerline of C.S.A.H. No. 31.
distont 1519.22 feet southeosterl y of the north line of said Northeast Quarter (NE 1/4),
thence North 17 degrees 21 minutes 5 seconds West. along said centerline, 0 distance of
304.60 feet. thence North 72 degrees .8.& minutes 55 seconds East at right angles to said
centerline, 0 distance of 508.33 feet. thence South 17 degrees 21 minutes 5 seconds East
o distance of 30.00 feet to a point hereinafter referred to os 'Point A'; thence continue
South 17 degrees 21 minutes 5 seconds East 0 distance of 30.00 feet; thence North 72
degrees 38 minutes 55 seconds East 0 distance of 390.00 feet. thence North 17 degrees 21
minutes 5 seconds West 0 distance of 992.18 feet ta a point on the North line of said
t'<ortheost Quarter (NE 1/4) distant 1164.70 feet Westerly of the northeast corner of said
Northeast Quarter (NE 1/4), thence South 89 de9rees 58 minutes 57 seconds East along
the north line of said Northeast Quarter (NE 1/4) a distance of .1164.70 feet to the
Northeast corner of said Northeost Quorter (NE 1/4); thence South 1 degree 13 minutes
i 4 seconds West olong the East line of said Nartheost Quarter (NE 1/4) 0 distance of
2615.43 feet to the southeast corner of said Northeast Quarter (NE 1/4); thence North 89
degrees 19 minutes 31 seconds West along the south line of said Northeast Quarter (NE
1/4) 0 distance of 514.00 feet, thence North 0 degrees 40 minutes 29 seconds East a
distance of 478.00 feet. thence South 67 degrees 31 minutes 57 seconds West 0 distance
(,f 718.18 feet to the poin t of beginning.; EXCEPTING THEREFROM
.
Tnot port of the Northeo:Jt Quorter (NE 1/4) of Section Twenty-five (25). Town:Jhip One
Hundred Fourteen (114). Range Twenty (20), Dakota County. Minnesota. described os
follows'
-~
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Page 1 of 2
(CONTINUATION OF ADDENDUM "A" TO
PETITION FOR REZONING)
.
Commencing at the intersection of the North line of said Northeost Quorter (NE 1/4) with
the centerline of C.S.A.H. No. 31, thence Southeasterly along sold centerline, 0 distonce
of 230.55 feet, along 0 non-tongentlol curve. concove to the West, with 0 rodlus of
5729.74 feet, thence South 17 degrees 21 minutes 5 seconds East,'bssumed beoring,
tonge."t to sold curve, 0 distance of 1288,67 feet to the po!nt of begln~ of the land to be
deSCribed; thence North 17 degrees 21 minutes 5 secondsWest 01009 soid centerline 0
distance of 244.60 feet to 0 point hereinafter referred to os 'Point B; thence North 72
degrees 38 minutes 55 seconds East a distance of 898.33 feet, thence South 17 degrees 21
minutes 5 seconds East 0 distance of 385.10 feet to Its intersection with a line that bears
North 81 degrees 32 minutes 16 seconds Eost from the point of beginning, thence South
81 degrees 32 minutes 16 seconds West a distance of 909,24 feet to the point of
beginning.; ALSO EXCEPTING THEREFROM
Commencing at the Intersection of the north \Ine of said Northeast Quarter (NE 1/4) with
the center \Ine of County State Aid Highway No. 31; thence southeasterly. on sold center
line, a distonce af 230.55 feel. on 0 non-tangential curve. concave to the west. having 0
radius of 5729,74 feet; thence South 17 degrees 21 minutes 5 seconds East, assumed
bearing. tongent to soid curve. on sold center line, 0 dlstonce of 1506.67 feet: thence
southeasterly. on sold center line, on 0 tangential curve, concave to the east. having 0
radius of 2864.85 feet, a central angle of 12 degrees 53 minutes 58 seconds. a distance of
'I' 644 98 feet to the polnt_~f_b.!!9.!!'nlna of the la~~,J>.~,(j.!~crlbed: thence northwesterly,
. on SOld center line ond on the lost escrlbed curve. concave to the east. hovlng 0 radIus of
286485 feet. a central angle of 1 degree 1 minute 28 seconds. a distonce of 51.21 feet;
thence North 72 degrees 42 minutes 19 seconds Eost a distance of 384.68 feet; thence
Nc'th 13 degrees 51 minutes :'7 seconds West. a distance of 73255 feet: thence North
8i degrees 32 minutes 16 seconds East. 0 dlstonce of 412.68 feet: thence North, 17
degrees 21 minutes :. seconds West, 0 distance of 385.10 feet. thence continue North 17
degrees 21 minutes 5 seconds West, a distance 992.' 8 feet to a point on the north line of
sod Northeast Quarler (NE 1/4), distant 1164.70 feet westerl y of the northeast corner of
said Northeast Quarter (NE 1/4); thence South 89 degrees 58 minutes 57 seconds Eost on
the north line of said Northeast Quarter (NE 1/4) 0 distonce of 52.39 feet; thence South
, 7 degrees 21 minutes 5 seconds East. 0 dlstonce of 1363.89 feet; thence South '2
degrees 11 minutes 32 seconds Eost. 0 distance of 67861 feet; thence South 67 degrees
31 minutes 57 seconds West, 0 distance of 440.86 feet; thence South 72 degrees 42
minutes 19 seconds West. 0 distance of 375.89 feet to the point of beginning. /---
.___-- C.
.
Page 2 of 2
.
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Farmington 2020 Comprehensive Plan Update
.
separates the industrial district along CSAH 50 from other residential sections of the City.
With this natural buffer, the City wants to expand this industrial district westward to
include an area west of Pilot Knob Road. Although the City wants to diversify its tax
base by expanding its industrial areas, it also wants to upgrade these areas. A good
percentage of the new industrial uses will be developed within a business park setting.
Of the total 506 industrial acres provided by the year 2020 to meet the projected demand,
176 acres will be developed as business park uses along the south side of CSAH 50. The
business park uses should exemplify high quality design, landscaping and site plan
development standards and permit a mix of complementary hi-tech business, office, light
industrial and recreational uses.
The Industrial uses will continue in their existing downtown locations, but they should
not be expanded. New industrial uses should be directed to the CSAH 50 industrial
district. Downtown industrial uses should also continue to be buffered from adjacent
residential uses.
Maintain Working Farms
.
2,395 acres within the existing city limits are currently devoted to agriculture.
Farmington wants to preserve and maintain its working farms along the western and
southwestern sections of the City. This policy will reinforce Farmington's small town
character and these agricultural areas will act as a natural boundary between Lakeville
and Farmington. The City will designate 2,072 acres, of these agricultural areas as urban
reserve areas, which will protect farms until at least 2020 and allows for very limited
residential development of one unit per 40 acres. A total of 323 agricultural acres will be
redeveloped for light industrial and residential uses by the year 2020.
Protect and Conserve Natural Resources
The City currently has 1,311 acres of natural resources conserved in their natural state:
wetlands, floodplain areas, steep slopes, river and creek corridors. Farmington has
decided to designate 1,713 acres divided between environmentally sensitive areas and
natural areas restricted in terms of development. These areas will form a green network
of multi-user trails, and a community preserve of natural open spaces to naturally weave
the City together. This community preserve of natural resources will also buffer
incompatible land uses, and enhance residential, commercial and business park
developments.
.
The City has decided to connect its northern and southern sections of the City together by
creating a Central Park--a natural showpiece--a "community green". This "community
green" will be a nature-influenced, activity node where natural, residential and
recreational land uses dramatically combine to provide distinctive residential
opportunities, a focal point of a lake/ golf course/ open space, passive and active
recreational opportunities, the hub of the city-wide trail system and a unique community
gathering place.
10
Land Use Element
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Farmington 2020 Comprehensive Plan Update
The City currently has 135 acres of neighborhood and community parkland. A City
standard has been established to provide 20 acres of parkland per 1,000 population,
which by the year 2020 would mean a total of 542 acres are needed to support a
population of 27,090.
11
Land Use Element
..; {-
Farmington 2020 Comprehensive Plan Update
.
LAND USE POLICIES AND STRATEGIES
General
1. It is the policy of the City of Farmington to providefor quality controlled growth in
stages.
.
Strategies
* Manage and guide the direction of growth to accommodate the projected total
population of 27,090 by the year 2020, while maintaining the small town
character of Farmington.
* Prioritize growth according to the staged growth plan.
* Guide quality growth on the existing vacant parcels within the current boundaries
of the City in a way that is compatible with the character and density of
surrounding neighborhood districts.
* Proceed with the annexation of the 989 gross acres of Seed/Genstar property in
Empire Township when it is removed from the Agricultural Preserve District in
2002.
* Concentrate and maintain the existing agricultural uses in the southwestern and
western sections of the City.
* Preserve the City's existing agricultural uses and character as a natural edge
between Farmington and Lakeville and as a distinctive feature of Farmington's
small town character.
* Promote high-quality architecture and design development standards in new
housing subdivisions.
* Promote conservation subdivision design by requiring developers to protect a
parcel's natural features by conserving a certain percentage of the development
parcel for open space preservation. These open space areas should be connected
to the City's trail system.
2. It is the policy of the City of Farmington to plan new neighborhoods and to
enhance existing viable neighborhoods to maintain a small town character.
Strategies
* . Develop design standards for existing and new neighborhoods that are pedestrian
friendly, compatible with the existing neighborhood context and which promote a
sense of community.
* Maintain the following density levels for existing and new neighborhoods:
a) Low-Density - 1 to 3.5 units per acre
b) Low/Medium - Density - 2.5 to 5.5 units per acre
c) Medium-Density - 5.5 to 14.0 units per acre
d) High-Density - 12+ units per acre.
Ie
12
Land Use Element
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Farmington 2020 Comprehensive Plan Update
. Develop the following strategies for new traditional neighborhoods:
1. Require one tree per forty linear feet of right-of-way, preferably between the curb and
sidewalk.
2. Promote traffic calming in residential areas; reduce traffic speeds on local streets to
state standards.
3. Establish neighborhood centers focused on a park, open space or a public facility as
community gathering places.
4. Promote streets scaled for typical uses not worse case scenarios.
5. Promote neighborhood commercial centers that are pedestrian in character and whose
uses meet everyday needs (drugstore, bookstore, grocery, hardware, personal
services, and cafes.)
6. Promote the preservation of open space and the conservation of the land's natural
features in all new residential developments.
. Develop the following strategies for all existing neighborhoods:
1. Enhance the public center of the neighborhood, i.e. the park or school.
2. Preserve and promote old historic homes for their contribution to neighborhood
character.
3. Promote historic rehabilitation.
4. Promote infill housing of high quality design that is compatible with the surrounding
context and also preserves and contributes to the existing neighborhood character.
S. Maintain edges between the residential areas, -connector streets, and other uses
through landscaping buffers and clear separation of uses.
6. Connect all neighborhoods to downtown by expanding the existing bike and walking
trail system through the Vennilion River corridor and the environmentally sensitive
areas. As a result, the natural and built environments of the City will be woven
together to create a organized whole and to merge at the Fannington central
"community green."(Refer to policy statement 5).
7. Preserve existing mature shade trees and green spaces.
13
Land Use Element
--
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Farmington 2020 Comprehensive Plan Update
!
'.
Strategies
* Provide for the development of a City Arts and Cultural center downtown.
* Promote and provide for the location of art, entertainment and cultural activities
in downtown.
* The downtown streetscape plan should artistically express a cultural, or historic
theme that is integrated into Third Street's design standards and articulated
through its building facades, signage, street lighting, street furniture, landscaping,
public art and other public improvements. Create an aesthetically pleasing
downtown environment.
* Provide for the establishment of a variety of art and cultural organizations in
downtown.
* Promote and support public art throughout downtown and along the riverfront.
Hold community contests and sponsor commissions.
* Promote and support downtown arts and cultural festivals/events.
* Require public art as part of new downtown commercial developments.
5. It is the policy of the City of Farmington to create new parks: a 'Farmington
Community Green" connecting the northern and southern sections of the City, new
mini- and neighborhood parks.
.
Strategies
* Create a Farmington "community green" in the central district of the City where
the City's natural assets can beautifully converge and connect the northern,
western and greater downtown areas of the City. The community green will be a
nature-influenced, activity node where natural, residential and recreational uses
dramatically combine to provide distinctive residential opportunities, a variety of
active and passive recreational opportunities and a unique community gathering
place. This "community green" is predominantly natural. It will reflect
conservation of the City's natural assets, while providing sensitive design of
residential uses and opportunities for recreational uses by residents of all ages and
lifestyles.
oil Create this community green to be an exciting convergence of complementary
land uses consisting of the following:
1. a high quality, market rate and high end, golf course/open space residential
community where nature and housing are harmoniously woven through:
2. the hub of an extensive multi-user, "green" trail system linking all parts of the
City through the environmentally sensitive areas and the river corridor;
3. a focal point of either a small lake with a community center, or a golf
course/open space conservation area with a community center; surrounded by
well-designed, high amenity housing;
4. active recreation opportunities-soccer, play fields and passive open spaces.
*
Establish new mini-parks and neighborhood parks in the Northeast, North Central
and Central Districts that will support all new residential developments.
.
18
Land Use Element
.
.
.
10-3-1: PERMITTED USES:
The permitted uses for each district are listed below. Accessory uses and essential services are
also permitted. (Ord. 086-177, 3-17-1986; amd. Ord. 088-205, 8-15-1988)
10-3-2: CONDITIONAL USES:
The Planning Commission may authorize conditional uses as specified below, which will not be
detrimental to the integrity of the districts if all the conditions and provisions of Chapter 8 ofthis
Title are met. (Ord. 086-177,3-17-1986; amd. Ord. 088-205,8-15-1988)
Permitted Uses
Conditional Uses
(A) A-I Agricultural District
1. Agriculture
1. Two-family dwellings
2. Single-family dwellings
3. Public parks and playgrounds
2. Agricultural service
3. Commercial recreation uses
4. Golf courses
4. Water recreation and
storage
5. Stables and riding academies
5. Public buildings
6. Drainage and irrigation
systems
6. Public utility buildings
7. Kennels
7. Specialized animal raising
8. Solar energy systems
8. Greenhouses and nurseries
9. Cemeteries
9. Travel trailer and boat storage
10. Mineral extraction
10. Truck gardening
11. Equipment and mainte-
nance storage
.
.
.
11. Seasonal produce stands
12. Feedlot
12. Day care center
13. Accessory apartments
14. Public and parochial
schools
15. Churches
16. Towers
(Ord. 086-177, 3-17-1986; amd. Ord. 088-205, 8-15-1988; Ord. 093-298,2-16-1993; Ord.
096-383,11-18-1996)
.
.
.
(C) R-l Low Density District
1. Agriculture
1. Cemeteries
2. Single-family dwelling
2. Nursing homes
3. Public parks and playgrounds
3. Nonprofit recreational uses
4. Golf courses
4. Day care facility serving
more than 14 persons
5. Accessory storage buildings
5. Hospitals and clinics
6. Residential care facility
serving 6 or fewer persons
6. Public utility buildings
7. Public buildings
7. Day care facility
serving 14 or fewer persons
8. Water recreation and
water storage
9. Solar energy systems
10. Double and multiple-family
dwellings
11. Planned unit developments
12. Greenhouses and nurseries
13 . Townhouses - quad homes
14. Condominiums
15. Accessory apartments
16. Public and parochial
schools
17. Churches
18. Congregate care facilities
19. Towers
(Ord. 086-177, 3-17-1986; amd. Ord. 088-198,2-1-1988; Ord. 091-246, 5-20-1991; Ord.
093-298,2-16-1993; Ord. 094-335, 8-1-1994; Ord. 096-378, 8-19-1996; Ord. 096-383,
11-18-1996)
.
.
.
(L) C-1 Conservation District
1. Agriculture
1. Single-family dwellings
2. Public parks and playgrounds
3. Cemeteries
2. Water recreation and water
storage
4. Golf courses
5. Hunting preserves
3. Stables and riding
academies
4. Mineral extraction
5. Feedlots
6. Public utility buildings
7. Equipment maintenance
and storage
8. Solar energy systems
9. Towers
(Ord. 086-177, 3-17-1986; amd. Ord. 096-383,11-18-1996; Ord. 099-423, 3-1-1999)
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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 It f}
Associate Planner I?
FROM:
SUBJECT:
Petition for Comprehensive Plan Amendment from Restricted Development to Low Density
Residential and to Rezone property from A-I (Agriculture) to R-l (Low Density) -
Applicant: Molly Murphy
DATE:
April 10, 2001
INTRODUCTION
Molly Murphy, property owner, is seeking approval to amend the 2020 Comprehensive Plan from Restricted
Development to Low Density Residential and also to rezone the property from A-I (Agriculture) to R-l (Low
Density) on approximately 15.36 acres of property located east of Akin Road and north of the Riverside
development (see attached map).
Plannine: Division Review
.
Applicant:
Molly Murphy
645 NISI Street
Apt. 143
Minneapolis, MN 55401
Attachments:
1. 10-3-2 (C): Permitted and Conditional Uses
2. 10-4-2: Table 1
3. Location Map
4. Legal Description of Property/Areas to be Rezoned
5. Aerial Photo of property
6. City Zoning Map (see subject area)
7. 2020 Comprehensive Land Use Plan (see subject area)
8. Existing Land Use Map - 1998
9. Pages 10-13, 18 of 2020 Comprehensive Land Use Plan
Location:
The subject property is located east of Akin Road and north
of the Riverside Estates neighborhood (see attached map)
Acres:
Approximately 15.36 acres
Current Zoning:
A-I (Agriculture)
Current Land Use:
. 2020 Comprehensive Land
Agriculture
.
.
.
Use Designation (Units Per Acre):
Restricted Development (l unit per 80,000 s. f.)
Surrounding Land Uses:
Agriculture to the North and East; Residential to the South
and West.
MUSA Designation:
MUSA is currently not designated on this property, but is
seeking 2005 designation.
DISCUSSION
The applicant, Molly Murphy, is seeking approval to amend the 2020 Comprehensive Land Use Plan for 15.36
acres of property located east of Akin Road and north of the Riverside Estates development from Restricted
Development to Low Density Residential (see attached comp plan map).
The applicant is also seeking to rezone the property from A-I (Agriculture) to R-l (Low Density-Residential)
for the same described property (see attached zoning map).
The Comprehensive Plan initially had shown the property as "Restricted Development", relating to the vision
of preserving natural areas, while creating passive and active recreational areas and utilizing its location as a
central gathering point between northern and southern sections of the City. The Comprehensive Plan proposed
the area as a residential golf course community, a multi-user trail system, a small lake or a community center
to provide recreational, social and residential opportunities for the City.
The Comprehensive Plan also addresses this area as the "Farmington Community Green" connecting the
northern and southern sections of the City thereby reflecting "conservation of the City's natural assets, while
providing sensitive design of residential uses and opportunities for recreational uses of all ages and lifestyles."
Policy #5 of the Comprehensive Plan (see attached) provides greater detail of the strategies of the "community
green" concept.
The property owner is also seeking to rezone the property from A-I (Agriculture) to R-l (Single-Family
Residential). A majority of the property is currently used for agriculture Middle Creek bisecting the property
through the middle.
A-l (Agriculture District) is intended to protect existing agricultural investments until such time as public
utilities may be extended and there is need for additional urban development land.
R-l (Low Density Residential District) is established to provide extensive areas within the community for low
density development with full public utilities in a sequence which will prevent the occurrence of premature
scattered urban development.
Because this area has the potential for a high water table, the potential developer of the property will be
encouraged to develop environmentally sensitive areas within the housing project to protect the natural assets
of the property while increasing the house elevations on the site.
Additionally, the potential developer will be encouraged to work with the City to incorporate walking trails
that interconnect with the City's trails to provide a linkage throughout the City. Finally, the potential
developer may be encouraged to develop small interconnecting lakes or ponds to assist in the City's overall
plan for a chain of lakes and central park project.
.
.
.
Additionally, the potential developer will be encouraged to work with the City to incorporate
walking trails that interconnect with the City's trails to provide a linkage throughout the City.
Finally, the potential developer may be encouraged to develop small interconnecting lakes or
ponds to assist in the City's overall plan for a chain of lakes and central park project.
City staff feels this Comprehensive Plan Amendment and Rezoning request meets the criteria
within the Comprehensive Plan based on the following:
1. The property links the northern and southern sections of the City together.
2. The property provides adequate housing opportunities to meet existing and projected local
and regional housing needs.
The property meets the requirements of the Comprehensive Plan as long as the property owner
agrees to develop a sensitive environmental design on the site that pertains to the requirements of
Policy #5 in the Comprehensive Plan.
ACTION REQUESTED
If the Commission wishes to recommend approval of the Amendment to the Comprehensive Plan
from Restricted Development to Low Density Residential for the Finnegan property and Rezone
the property from A-I (Agriculture) to R-l (Low Density-Residential) and forward this
recommendation to the City Council, it should be contingent upon the following:
1. Staff evaluation and amendment to other chapters of the Comprehensive Plan, i.e.
transportation, sewer and water, housing, parks and trails, etc. in order to properly plan
connection to necessary services.
2. Approval by the Metropolitan Council to amend the 2020 Comprehensive Land Use Plan.
cc: Molly Murphy
Molly Murphy Property
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separates the industrial district along CSAH 50 from other residential sections of the City.
With this natural buffer, the City wants to expand this industrial district westward to
include an area west of Pilot Knob Road. Although the City wants to diversify its tax
base by expanding its industrial areas, it also wants to upgrade these areas. A good
percentage of the new industrial uses will be developed within a business park setting.
Of the total 506 industrial acres provided by the year 2020 to meet the projected demand,
176 acres will be developed as business park uses along the south side of CSAH 50. The
business park uses should exemplify high quality design, landscaping and site plan
development standards and pennit a mix of complementary hi-tech business, office, light
industrial and recreational uses.
The Industrial uses will continue in their existing downtown locations, but they should
not be expanded. New industrial uses should be directed to the CSAH 50 industrial
district. Downtown industrial uses should also continue to be buffered from adjacent
residential uses.
Maintain Working Farms
.
2,395 acres within the existing city limits are currently devoted to agriculture.
Farmington wants to preserve and maintain its working farms along the western and
southwestern sections of the City. This policy will reinforce Farmington's small town
character and these agricultural areas will act as a natural boundary between Lakeville
and Farmington. The City will designate 2,072 acres, of these agricultural areas as urban
reserve areas, which will protect farms until at least 2020 and allows for very limited
residential development of one unit per 40 acres. A total of 323 agricultural acres will be
redeveloped for light industrial and residential uses by the year 2020.
Protect and Conserve Natural Resources
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The City currently has 1,311 acres of natural resources conserved in their natural state:
wetlands, floodplain areas, steep slopes, river and creek corridors. Fannington has
decided to designate 1,713 acres divided between environmentally sensitive areas and
natural areas restricted in terms of development. These areas will form a green network
of multi-user trails, and a community preserve of natural open spaces to naturally weave
the City together. This community preserve of natural resources will also buffer
incompatible land uses, and enhance residential, commercial and business park
developments.
.
The City has decided to connect its northern and southern sections of the City together by
creating a Central Park--a natural showpiece--a "community green". This "community
green" will be a nature-influenced, activity node where natural, residential and
recreational land uses dramatically combine to provide distinctive residential
opportunities, a focal point of a lakel golf coursel open space, passive and active
recreational opportunities, the hub of the city-wide trail system and a unique community
gathering place.
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Farmington 2020 Comprehensive Plan Update
The City currently has 135 acres of neighborhood and community parkland. A City
standard has been established to provide 20 acres of parkland per 1,000 population,
which by the year 2020 would mean a total of 542 acres are needed to support a
population of 27,090.
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LAND USE POLICIES AND STRATEGIES
General
1. It is the policy of the City of Farmington to providefor quality controlled growth in
stages.
Strategies
... Manage and guide the direction of growth to accommodate the projected total
population of 27,090 by the year 2020, while maintaining the small town
character of F annington.
... Prioritize growth according to the staged growth plan.
... Guide quality growth on the existing vacant parcels within the current boundaries
of the City in a way that is compatible with the character and density of
surrounding neighborhood districts.
... Proceed with the annexation of the 989 gross acres of SeedJGenstar property in
Empire Township when it is removed from the Agricultural Preserve District in
2002.
... Concentrate and maintain the existing agricultural uses in the southwestern and
western sections of the City.
... Preserve the City's existing agricultural uses and character as a natural edge
between Fannington and Lakeville and as a distinctive feature of Fannington's
small town character.
... Promote high-quality architecture and design development standards in new
housing subdivisions.
... Promote conservation subdivision design by requiring developers to protect a
parcel's natural features by conserving a certain percentage of the development
parcel for open space preservation. These open space areas should be connected
to the City's trail system.
2. It is the policy of the City of Farmington to plan new neighborhoods and to
enhance existing viable neighborhoods to maintain a small town character.
Strategies
... . Develop design standards for existing and new neighborhoods that are pedestrian
friendly, compatible with the existing neighborhood context and which promote a
sense of community.
... Maintain the following density levels for existing and new neighborhoods:
a) Low-Density - 1 to 3.5 units per acre
b) Low/Medium - Density - 2.5 to 5.5 units per acre
c) Medium-Density - 5.S to 14.0 units per acre
d) High-Density - 12+ units per acre.
12
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Farmington 2020 Comprehensive Plan Update
. Develop the following strategies for new traditional neighborhoods:
1. Require one tree per forty linear feet of right-of-way, preferably between the curb and
sidewalk.
2. Promote traffic calming in residential areas; reduce traffic speeds on local streets to
state standards.
3. Establish neighborhood centers focused on a park, open space or a public facility as
community gathering places.
4. Promote streets scaled for typical uses not worse case scenarios.
5. Promote neighborhood commercial centers that are pedestrian in character and whose
uses meet everyday needs (drugstore, bookstore, grocery, hardware, personal
services, and cafes.)
6. Promote the preservation of open space and the conservation of the land's natural
features in all new residential developments.
. Develop the following strategies for all existing neighborhoods:
1. Enhance the public center of the neighborhoo~ i.e. the park or school.
2. Preserve and promote old historic homes for their contribution to neighborhood
character.
3. Promote historic rehabilitation.
4. Promote infill housing of high quality design that is compatible with the surrounding
context and also preserves and contributes to the existing neighborhood character.
5. Maintain edges between the residential areas, 'connector streets, and other uses
through landscaping buffers and clear separation of uses.
6. Connect all neighborhoods to downtown by expanding the existing bike and walking
trail system through the Vermilion River corridor and the environmentally sensitive
areas. As a result, the natural and built environments of the City will be woven
together to create a organized whole and to merge at the Farmington central
"community green."(Refer to policy statement 5).
7. Preserve existing mature shade trees and green spaces.
13
Land Use Element
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Farmington 2020 Comprehensive Plan Update
Strategies
* Provide for the development of a City Arts and Cultural center downtown.
* Promote and provide for the location of art, entertainment and cultural activities
in downtown.
* The downtown streetscape plan should artistically express a cultural, or historic
theme that is integrated into Third Street's design standards and articulated
through its building facades, signage, street lighting, street furniture, landscaping,
public art and other public improvements. Create an aesthetically pleasing
downtown environment.
* Provide for the establishment of a variety of art and cultural organizations in
downtown.
* Promote and support public art throughout downtown and along the riverfront.
Hold community contests and sponsor commissions.
* Promote and support downtown arts and cultural festivals/events.
* Require public art as part of new downtown commercial developments.
5. It is the policy of the City of Farmington to create new parks: a 'Farmington
Community Green" connecting the northern and southern sections of the City, new
mini- and neighborhood parks.
.
Strategies
* Create a Farmington "community green" in the central district of the City where
the City's natural assets can beautifully converge and connect the northern,
western and greater downtown areas of the City. The community green will be a
nature-influenced, activity node where natural, residential and recreational uses
dramatically combine to provide distinctive residential opportunities, a variety of
active and passive recreational opportunities and a unique community gathering
place. This "community green" is predominantly natural. It will reflect
conservation of the City's natural assets, while providing sensitive design of
residential uses and opportunities for recreational uses by residents of all ages and
lifesty les.
* Create this community green to be an exciting convergence of complementary
land uses consisting of the following:
1. a high quality, market rate and high end, golf course/open space residential
community where nature and housing are harmoniously woven through:
2. the hub of an extensive multi-user, "green" trail system linking all parts of the
City through the environmentally sensitive areas and the river corridor;
3. a focal point of either a small lake with a community center, or a golf
course/open space conservation area with a community center; surrounded by
well-designed, high amenity housing;
4. active recreation opportunities-soccer, play fields and passive open spaces.
*
Establish new mini-parks and neighborhood parks in the Northeast, North Central
and Central Districts that will support all new residential developments.
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18
Land Use Element
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10-3-1: PERMITTED USES:
The permitted uses for each district are listed below. Accessory uses and essential services are
also permitted. (Ord. 086-177, 3-17-1986; amd. Ord. 088-205, 8-15-1988)
10-3-2: CONDITIONAL USES:
The Planning Commission may authorize conditional uses as specified below, which will not be
detrimental to the integrity of the districts if all the conditions and provisions of C h,lpkr S of this
Title are met. (Ord. 086-177, 3-17-1986; amd. Ord. 088-205, 8-15-1988)
Permitted Uses
Conditional Uses
(A) A-I Agricultural District
1. Agriculture
2. Single-family dwellings
1. Two-family dwellings
2. Agricultural service
3. Public parks and playgrounds
3. Commercial recreation uses
4. Golf courses
4. Water recreation and
storage
5. Stables and riding academies
5. Public buildings
6. Drainage and irrigation
systems
6. Public utility buildings
7. Kennels
7. Specialized animal raising
8. Solar energy systems
8. Greenhouses and nurseries
9. Cemeteries
9. Travel trailer and boat storage
10. Mineral extraction
10. Truck gardening
11. Equipment and mainte-
nance storage
.
.
.
11. Seasonal produce stands
12. Feedlot
12. Day care center
13. Accessory apartments
14. Public and parochial
schools
15. Churches
16. Towers
(Ord. 086-177, 3-17-1986; amd. Ord. 088-205, 8-15-1988; Ord. 093-298,2-16-1993; Ord.
096-383,11-18-1996)
.
.
.
(C) R-l Low Density District
1. Agriculture
2. Single-family dwelling
3. Public parks and playgrounds
1. Cemeteries
2. Nursing homes
3. Nonprofit recreational uses
4. Golf courses
4. Day care facility serving
more than 14 persons
5. Accessory storage buildings
5. Hospitals and clinics
6. Residential care facility
serving 6 or fewer persons
6. Public utility buildings
7. Public buildings
7. Day care facility
serving 14 or fewer persons
8. Water recreation and
water storage
9. Solar energy systems
10. Double and multiple-family
dwellings
11. Planned unit developments
12. Greenhouses and nurseries
13. Townhouses - quad homes
14. Condominiums
15. Accessory apartments
16. Public and parochial
schools
17. Churches
18. Congregate care facilities
19. Towers
(Ord. 086-177, 3-17-1986; amd. Ord. 088-198,2-1-1988; Ord. 091-246, 5-20-1991; Ord.
093-298,2-16-1993; Ord. 094-335, 8-1-1994; Ord. 096-378, 8-19-1996; Ord. 096-383,
11-18-1996)
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