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Home My WebLink About06.12.01 Planning Packet . .'.. !f ..J ,Y CITY OF FARMINGTON PLANNING COMMISSION AGENDA Regular Meetiag June 12,2001 at 7:00 P.M. 1. CALL TO ORDER 2. APPROVAL OF MINOTES a) May 8, 2001 May 22, 2001 PUBLIC HEARINGS b) 3. a) Wilson Property PrelilTlinary Plat Wilson Property Preliminary Plat Applicants: Steve and Nancy Wilson, 5200 203rd Street West Arcon Development, Inc. D. R. Horton b) Application for the Michael and Eileen Devney and Lawrence Rother PropCrqc$~. ,: Amend the Comprehensive Plan' to LowlMedium Density Residential and RCZOIlI)thC Properties from A-I (Agriculture) to R-2 (LowlMedium Density..Resid~3J)" (continued) . ., Applicants: Michael and Eileen Devney, 5810212* Street West Lawrence Rother, 3305 200th Street , 4. DISCUSSION a) Middle Creek 4* Addition Final Plat Applicants: D. R. Horton Arcoo Development, Inc. b) Meadow Creek Schematic Plan Applicant: Progress Land Company 5. ADJOURN Planning Chair: Planning Commissioners: Dirk Rotty Todd Larson, Chaz Johnson, Ben Barker, Dan Privette David L. Olso~ Community DeVelopment DirectOr Lee Slllick, Planning Coordinator Michael Schultz, Associate P1aImer City Staff: . . . TO: FROM: SUBJECT: DATE: INTRODUCTION City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.d.farmington.mn.us City Planning Commission Lee Smick, AICP ^' D Planning Coordinator 'Y Wilson Property Preliminary Plat June 12,2001 Steve and Nancy Wilson, 5200 203rd Street West, Farmington, Minnesota, Arcon Development, Inc. and D. R. Horton have submitted an application for the Wilson Property Preliminary Plat to subdivide 9 lots on 4.7 acres. The property is located in the central portion of the Middle Creek development and was recently rezoned to R- 3 PUD on May 21,2001. Plannine: Division Review Applicants: Attachments: Location of Property: Area Bounded By: Steve & Nancy Wilson 5200 W 203rd Street Farmington, MN 55024 (651) 463-8311 Arcon Development, Inc. 7625 Metro Blvd. Suite 140 Edina, MN 55439 (952) 835-4981 D. R. Horton 3459 Washington Drive, Suite 204 Eagan,MN 55122 (651) 256-7140 1. Preliminary Plat Application 2. Location Map 3. Wilson Property Preliminary Plat 4. Engineering Review Memo 5. Dakota County Soil & Water Conservation District Review Memo Located in the central portion of the Middle Creek development. Construction area to the north, wetland to east, open space to south and construction area to west. . Existing Zoning: R-3 PUD High Density Residential Planned Unit Development Surrounding Zoning: R-3 PUD High Density Residential Planned Unit Development Existing Conditions: The property consists of a house and garage. Proposed Development: The proposed development consists of 9 single-family lots on a cul- de-sac eventually to be connected to 20300 Street. Lot Coverage and Sizes: The maximum lot coverage for an R-3 PUD 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 meet the minimum width and lot size. Streets and Accesses: The proposed road layout follows the plans approved in the Middle Creek Preliminary Plat. Sidewalks/Trails: No sidewalks or trails are proposed on the plat. Topography: The property slopes toward the southwest considerably. Wetland: No wetlands exist on the property. Parkland and Trails: No parklands are proposed on the property. . DISCUSSION The applicants are seeking to subdivide the property into 9 single-family lots arranged around a 570-foot long cul-de-sac. The property consists of the original 4 acres owned by the Steve and Nancy Wilson along with approximately 0.7 acres to the west of the Wilson property currently owned by Arcon and D. R. Horton. A total of2 outlots also exists on the proposed plat. Outlot A is included in Lots 2 and 3 in Block 3 of Middle Creek 3rd Addition and Outlot B will be included in lots to be platted in a later phase. The following is a calculation of lot sizes and widths for the proposed lots: Lot Size Width Lot 1 10,974 square feet 90.0 feet Lot 2 14,044 square feet 85.0 feet Lot 3 21,940 square feet 85.0 feet Lot 4 27,472 square feet 80.0 feet Lot 5 32,941 square feet 80.0 feet Lot 6 19,923 square feet 80.0 feet Lot 7 15,368 square feet 80.0 feet Lot 8 16,653 square feet 80.0 feet Lot 9 14,732 square feet 87.3 feet Outlot A 1,728 square feet . OutlotB 7,382 square feet . . . Proposed Housing The Developer proposes walk-outs for five of the nine lots in the development. One look-out and three ramblers with a full basements are proposed for the remaining lots located on the higher elevated sites as shown on the attached grading plan. Transportation The preliminary plat shows 9 lots arranged around a 570-foot long cul-de-sac that will eventually connect to the proposed 203rd Street east/west minor collector. Since the cul-de-sac length exceeds the City requirement in Section 11-4-3 (B) stating that cul-de-sac streets shall not exceed 500 feet in length, a variance must be applied for before the final plat may be approved. The cul-de-sac roadway width is proposed at 28 feet measured from face of curb to face of curb. City policy also requires a sidewalk proposed on one side of a 28-foot wide street. The plat does not show the sidewalk and should therefore be a contingency in the approval of the preliminary plat. Update on 203rd Street Issue Engineering concepts are continuing to be prepared by the Developer's engineer to address the issue of the encroachment of the existing McCarthy house in the current roadway easement. Engineering Review The Engineering Division and Dakota County Soil & Water Conservation District have submitted review comments concerning the plat are attached to this packet. ACTION REOUESTED Consider approval of the Wilson Property Preliminary Plat and forward the recommendation to the City Council with the following contingencies: 1. The Developer seek a variance request for the 570-foot cul-de-sac that exceeds the City standards in Section 11-4-3 (B) of the City Code. 2. A sidewalk be required on one side of the 28-foot wide cul-de-sac road to meet City standards. Re.. sp. ect~lly s. ub.m...: itted, / ' 4'~L &'uuX2- Lee Smick, AICP Planning Coordinator cc: Steve and Nancy Wilson Larry Frank, Arcon Development, Inc. Don Patton, D R Horton File . 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U o -' !.i i j! I~ ~ .10 t 1i! ,,~ -! ' G'i _.. si t; ~ l;'\lt ,t _ III j il;l:~; HI I:; j i!\iii~ m !"lti !::h;s ;-{ ! I . 5~;:.!!J ,~h ~,r ~ niHH !J1 iil i li.!l!l I,' J,.j i ;l~l!l!~i 11lt ;lH i ; _. ,.,1 t . IlIl ! U-ojr 1 -' _l;E'$ Im"I .l. II:.' "I'I;! JP I ~i" Ill; ,! ,! tli. I !~~ ! i . " . ~ o " If) I':! .. l- V> W Y W W '" U W -' a a ':i1 o ~~ ."": uz zw -'" ~g I- "J "'> Ow Ia ~5 au '" .. ./ i i , i j ! \ '\ i i i 'j I- W W I If) ~ o u 1! ;. ! II ~~ 'I !1 J! fk 'Z.~,J, H_ ~-,,", I j I , I I il H B ::t " H · ~i i~l l!: Hi it" fi~ .1 i Ii! III Ii ~'I c ,. a:-~ II hI! ..z.S:~ * Of. "..0:' fl.. *., City of Farmington 325 Oak Street, Farmington, MN 55024 (651)463-7111 Fax (651) 463-2591 . www.ci.farminllton.mn.us . . TO: Lee Smick, Planning Coordinator FROM: Lee M. Mann, Director of Public Works/City Engineer SUBJECT: Wilson Property Preliminary Plat Review DATE: April 20, 2001 Engineering staff has reviewed the preliminary plat for the above referenced project and forwards the following comments: Storm water Issues 1. Confine drainage to rear and side lot easements. An easement must be provided for all drainage routes. (Lots 3 - 6). 2. Changes to the construction plans during the review process may necessitate changes in the plat easements. Please feel free to contact me at 651-463-1601 if you have any questions regarding these preliminary plat comments. Sincerely, ~)h~ Lee Mann Director of Public Works/City Engineer cc: File Paul Thomas, Pioneer Engineer Dave Olson, Community Development Director Lee Smick, City Planner . DAKOTA COUNTY SOIL AND WATER CONSERVATION DISTRICT Dakota County Extension and Conservation Center 4100 220th Street West, Suite 102 Farmington, MN 55024 Phone: (651) 480-7777 FAX: (651) 480-7775 www.dakotaswcd.org May 16,2001 Mr. Michael Schultz Associate Planner City of Farmington 325 Oak Street Farmington, MN 55024 RE: REVIEW OF THE PRELIMINARY GRADING PLAN FOR THE WILSON PROPERTY, PART OF MIDDLE CREEK ESTATES P.U.D. Ref.: OO-FRM-037 Dear Mike: The Dakota County Soil and Water Conservation District (SWCD) has reviewed the Preliminary Grading Plan for the above-mentioned site. This project entails 9 single-family lots on approximately 4.8 acres. The following report summarizes the proposed erosion controls and submits additional erosion control recommendations. . As no erosion controls are shown on the plan, we suggest the following: 1. Preserve as much existing vegetation as possible. Do not grade the western slope. .2. Use erosion blanket on all graded 3:1 and steeper slopes. 3. Show type of energy dissipation devices at all storm sewer outlets. 4. mclude temporary and permanent seeding, mulching, and fertilization specifications on the plan. 5. mstall silt fence at the edge of grading at all down-slope gradients. 6. mclude notes regarding NPDES permit requirements on the plan, including inspection and maintenance timing. 7. mclude locations and specification of all erosion controls on the plan. 8. mstall silt fence, a double row of sod, or alternative device behind curbs and the down-slope gradient between lots to minimize runoff from lots during building construction. 9. Additional controls may be deemed necessary during construction to protect nearby wetland resources. Thank you for the opportunity to review this plan. Good implementation, consistent monitoring, and maintenance of all erosion control measures are important to minimize erosion on this construction site. Call me at (651) 480-7779 if you have questions. Sincerely, .. 2. Ese Urban Conservationist AN EQUAL OPPORTUNITY EMPLOYER . . . City of Farmington 325 Oak Street. Farmington. MN 55024 (651) 463-7111 Fax (651) 463-2591 www.dfarmington.mn.us TO: City Planning commipruSi Lee Smick, AICP Planning Coordinator FROM: SUBJECT: Application for the Michael and Eileen Devney and Lawrence Rother Properties to Amend the Comprehensive Plan to Low/Medium Density Residential and Rezone the Properties from A-I (Agriculture) to R-2 (Low/Medium Density-Residential) DATE: June 12,2001 INTRODUcnON At the May 22, 2001 Planning Commission meeting, the Commission reviewed petitions to amend the Comprehensive Plan and Rezone the Michael and Eileen Devney and Lawrence Rother properties east of 213 th Street and the Prairie Waterway. At the May 22,2001 meeting, the petitions for the properties were reviewed together, therefore staff will continue to review the properties as a connected region because of their significance to the City's transportation and sanitary sewer systems. DISCUSSION The properties together total 113.83 acres. Both property owners have petitioned to amend the Comprehensive Plan to Low/Medium Density Residential and Rezone their properties to R-2 Low/Medium Density Residential designation. The properties currently are designated A-I (Agriculture) as shown on the attached map. The properties were annexed into the City on April 16, 2001. Each property was brought into the City in less than 60-acre increments and was given an A-I zoning classification per City policy. The total acreage of Devney's property is 57.71 acres and Rother's is 56.12 acres. At the Planning Commission meeting on May 22, 2001, the Commissioners requested certain issues be reviewed before the Devney and Rother petitions were acted upon by the Commission. The following are items that the Commission requested further discussion on: 1. Transportation System 2. Sanitary Sewer 3. Low/Medium Acres Calculation 4. Properties Not Anticipated in Comprehensive Plan Transportation System Shelly Johnson, Transportation Engineer for Bonestroo, Anderlik & Rosene reviewed the projected traffic volumes for the Devney and Rother properties and his findings are documented in the attached memo. Mr. Johnson has assumed a density of 2.5, 3.32 or 5.5 in projecting development rates and estimating traffic . . . counts. In his final analysis, he states that 213th Street functions as a major collector and can accommodate future single-family detached development subject to the improvements specified. Additionally, he recommends that a density similar to East Farmington at 3.32 is more desirable than the 5.5 density because it generates less traffic from the development. He also suggested a combination of single- family and townhome units in the development because townhomes tend to generate less traffic as well. Finally, he conjectures that the developments would create the need for signalization at the intersection of 213th Street and Trunk Highway 3 as well as improvements on 213th Street for left and right turn lanes to maximize traffic movement. Mr. Johnson's memo suggests that 213th Street can accommodate future traffic projections from the developments, however, in Figure 2 he shows a number of additional assumed major ingress/egress routes to the properties. Two accesses from the west are shown at 213th Street and Spruce Street, one is shown to the north accessing 210th Street and one is shown to the south as a future access. In addition, the needed improvements to 213th Street and 210th Street are not are not currently planned or programmed for by the City, Township and MnDOT. Additional transportation studies are required with these proposed accesses due to inherent problems with each ingress/egress shown. The access shown at Spruce Street may be problematic because of the need to cross the Prairie Waterway. Decisions to encroach into this environmentally sensitive ecosystem have not been previously contemplated and thus would need to be extensively reviewed. The access to the north needs to be reviewed because 210th Street is bounded on the north by Empire Township. Additional discussions with this body must take place before development could occur. The access to the south is also difficult because the property owner south of Rother has not indicated a desire to develop his property and any future access to the south would most likely be slow in proceeding. Therefore, additional accesses to both the Devney and Rother properties need to be planned and reviewed before any development could occur on the properties. Sanitary Sewer The City has reviewed the feasibility of serving this property with sanitary sewer and water service. As the attached comments from Mark Rolfs of Bonestroo indicate, only the west half of the properties can currently be served with gravity flow sewer service (see attached plan). Other possibilities to serve the east half of the properties would involve extending a new trunk line south from the existing interceptor line near CSAH 66 approximately % mile to the north of the properties or installing a lift station. Since the City is not interested in adding lift stations to their sewer system and with only half of the properties served with gravity sewer at this time, it is not feasible to develop the properties to their best potential. Low/Medium Acres Calculation The approved MUSA Staging Plan provides for low/medium density acres to be allocated in the MUSA in 2005 is 30. As mentioned above, the total number of acres being applied for by both properties is 140.6 acres. Therefore, MUSA could not be granted to either of these properties because of the limited amount of MUSA allocated to low/medium density acres in 2005. . Properties Not Anticipated in Comprehensive Plan . . In 1998 when the Farmington 2020 Comprehensive Plan was being prepared, these properties were in Empire Township and have remained there until recently when they were annexed into the City on April 16, 2001. Therefore, no planning was done or anticipated for these properties. Additional studies should be performed to assist the City planning these properties for the future. Options The following are possible scenarios for the Planning Commission to consider in reviewing the requested for Comprehensive Plan Amendment and Zone change for the Michael and Eileen Devney and Lawrence Rother properties. Option 1 The Planning Commission approves the amendments to the Comprehensive Plan and Zone change and recommends approval to the City Council. Option 2 The Planning Commission determines that updates to the City's Comprehensive Thoroughfare Plan, Comprehensive Sanitary Sewer Plan, Comprehensive Water Plan and Surface Water Management Plan are needed before these requested amendments to the 2020 Comprehensive Land Use Plan are approved. Therefore, the request for Comprehensive Land Use Plan Amendments and Zone changes determined to be premature should be denied for the properties at this time and forward this recommendation to the City Council. ACTION REOUESTED The Commission may wish to recommend approval of one of the above options or propose a different option and forward this recommendation to the City Council. Respectfully Submitted, ~ ,~J2 Lee Smick, AICP Planning Coordinator cc: Michael and Eileen Devney, 5810 212th Street West Lawrence Rother, 3305 200th Street Roger Cook, 423 3rd Street 2020 Comprehensive land Use Plan Devney and Rother Properties . onLSUN Devney Property Rother Property Legend /\ / City Boundary I' 'I MUSA Boundary Environmentally Sensative- Flood Plain/Major WetlandsIWoodland I Environmentally Sensitive within Developed Areas Environmentally Sensitive in Undeveloped Areas N Comprehensive Land Uses * ~ Urban Reserve Business W E Industrial Business Park S CJ Low Density Residential CJ Low/Medium Density 8-"""~".". ~ Medium Density ." _ High Density .~ CJ Public/Semi Public "!. . ... _ City Park/Open Space.......'. _ Restricted Development EJ Natural Open Space ROW ..olE TH1Slol.PISFORPLANN,NQ PURPOs.ES ONLY "',.,D SHOUI.D NOT BE Vs.!:DJOR Ex.lCT "'EASI,IIlE"'E..TS City of Farmington Zoning Districts Location Map of Subject Rezone WfB EHt!@ . 210TH ST W Devney Property A-I Rother Property Legend /'/ City Boundary '/' I MUSA Boundary ~oning Districts A-1 (Agriculture) A-2 (Agriculture Preserve) B-1 (Limited Business) B-2 (General Business) B-3 (Heavy Business) B-4 (Neighborhood Commercial) C-1 (Conservation) F-1 (Floodway) F-2 (Flood Fringe) F-3 (General Flood Plain) 1-1 (Light Industrial) _ PUD (Planned Unit Development) R-1 (low Density) R-2 (Medium Density) R-3 (High Density) R-4 (Mixed Code) N w+, s last Amended Apr~ 3, 2000 . en ro Q) C s.... <(ro Q)e.. >"'0 +:iO .- 0 en_ CLL Q)-o ICJ) C - ro ro +-'en C-o Q) C E ro C+:i o Q) .~ S C W . i;: l . ';! ~ . i<J f," ""-r ~\.( .' tlJ z.~ ::: 0.. -0 ~co "0 C ~ Co.. Q) ..g - 0.. co co O>CQ).!:;;oo:::: Q) :J<.:l(/)Q)-=::; 0 .....J oro<DS"O ('i) (() a.. .!::: 0 <( >,>,0..> 0 I ~~ EZ>LL<(~:::t:(()O OOW <( .'. ~{]DD~ IIDDD ... ~ ~ ~ gg ~~~ ~M ~ag~ . ", . en Q) .- t Q) c.. 0 s..... 0.... Q) c C/) 0 0)' .- N t Q) 0) 0::: a.; 0 L- "'C a.. Q) L- en 0) f~ ,. s.....~ o....~ '+- 0) 0 c c..a; roo ~ c 0 .- +-' CO t) 0 -.J . . . JQj Bonestroo _ _ Rosene. ~ Ander..k & . \J . Associates Engineers & Architects 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. . Robert G. Schunicht. PE. . Jerry A. Bourdon. PE. Senior Consultants: Robert W. Rosene. PE. . Joseph C Anderlik. PE. . Richard E. Turner. PE. . Susan M. Eberlin. CPA. Associate Principals: Howard A. Sanford. PE. . Keith A. Gordon. PE. . Robert R. Pfefferle PE.. Richard W. Foster. PE. . David O. Loskota. PE. . Robert C Russek. AI.A . Mark A. Hanson: PE. . Michael T. Rautmann. PE. . Ted K.Field. PE. . Kenneth P Anderson. PE. . Mark R. Rolfs. PE. . David A Bonestroo. M.B.A' Sidney P Williamson. PE.. l.S. . Agnes M. Ring. M.B.A' Allan Rick Schmidt. PE. Offices: St. Paul. St. Cloud. Rochester and Willmar. MN . Milwaukee. WI \Xfebsite: www.bonestroo.com Memorandum TO: Lee Smick Planning Coordinator FROM: Shelly Johnson DATE: May 30, 2001 RE: Devney-Rother Property - Projected Traffic Volumes On 213th Street West Our File No. 141-99-101 You have requested an assessment of the potential traffic volumes that could utilize 213th Street West given development of the Devney/Rother properties. A map showing the property locations is attached as Figure 1. The Devney property contains 57.5 developable acres and the Rother property contains 40.75 developable acres. You have informed us that the overall density of East Farmington is 3.32 dwelling units per acre and that the Devney/Rother properties will develop between 2.5 and 5.5 dwelling units per are. Comparison of the estimated vehicular traffic for the properties are shown on Tables 1 and 2. We are assuming, for this document, that the dwelling units are single family dwellings and not townhome style. Table 1 D .1 T ffi E D /R th P rf ally ra Ie stImates - evneYJ 0 er rope les : Dwelling Daily Traffic Property 1 U nits2 Estimate Du / Acre Devney 2.5 143 1,370 (57.5 acres) 3.32 190 1,820 5.5 316 3,025 Rother 2.5 101 965 (40.75 acres) 3.32 135 1,290 5.5 224 2,145 Devney Plus 2.5 244 2,335 Rother 3.32 325 3,110 5.5 540 5,170 1. Dwelling units 2. Assumed all single family detached housing 2335 West Highway 36. St. Paul. MN 55113. 651-636-4600. Fax: 651-636-1311 . . . Table 2 P kH T ffiEf f D IR th P f ea our ra Ie sima es- evneyl 0 er roper les Peak Hour Traffic Estimates Property Dul/Acre Dwelling A.M. Peak P.M. Peak U nits2 In Out In Out Devney 2.5 143 25 85 95 50 (57.5 Acres) 3.32 190 35 110 125 65 5.5 316 60 175 205 115 Rother 2.5 101 20 60 65 35 (40.75 3.32 135 25 75 85 50 Acres) 5.5 224 40 130 145 80 Devney plus 2.5 244 45 145 160 85 Rother 3.32 325 60 185 210 115 5.5 540 100 360 350 195 1. Dwelling units 2. Assumed all single family detached housing The daily and peak hour traffic estimates illustrate the range of values that could occur dependent upon the design of the project. For this assessment we have assumed that the development is all single family detached housing. The assessment, which follows, will address the traffic impact on 213th Street W using the three project densities shown in Tables 1 and 2. Figure 2 illustrates major ingress/egress points to the property that we have assumed for the development. Project design will have an impact upon the travel choices made by residents of the development. The daily traffic estimates for the three density ranges are shown on Figure 3. Considering the sum of both properties, we estimate that 70 percent ofthe traffic will use 213th Street, 5 percent will travel north to CR 72 and then ultimately use 213 th Street, which is also CR 72, and 25 percent of the traffic will use Spruce Street. The 1996 daily traffic volume on 213th Street was approximately 1,850 vehicles per day. This volume was obtained from the MnDOT traffic flow map and is generally in the location where 213th Street meets Cambodia Avenue. The volumes on 213th, at the intersection with TH 3, are probably higher than the 1850 daily volume due to the presence of the medical and residential land uses along 213th Street between Cambodia Avenue and TH 3. Using the mid-range density of 2,345 trips added by the developments would create a daily total of 4,145 vehicles on 213th Street near Cambodia Avenue. 213th Street is designated as a major collector on the city thoroughfare plan. The volumes projected to occur can be accommodated by a major collector. There will be a problem developing at the intersection of213th Street with TH 3. The future volumes may create the need for traffic signal control since the majority of the volumes will desire to negotiate a left turn from 213th Street to TH 3. The signalized intersection ofTH 3 with Elm Street is not very far from the TH 3/213th Street intersection. Such signal spacing is surely not the most desirable, but may . . . become necessary. MnDOT and Dakota County would have to approve signalization should it become necessary. An all-way stop would not be the most desirable either given its proximity to a signalized intersection. It should also be noted that should such volumes occur on 213th Street, some roadway improvement work would be necessary on 213th Street at the intersection with TH 3. Two intersection approach lanes would be necessary at the intersection in order to provide an exclusive left turn lane and a right turn lane. Summation Cl The major collector of213th W (CR 72) can accommodate future volume projections of the Devney and Rother properties, assumed as single family detached housing development. Cl The overall density of3.32 is much more desirable than the 5.5 density merely because less traffic is generated, thus creating fewer traffic issues. Cl Dependant upon the total units constructed, a mix of single family detached housing and townhouse may be desirable also. Townhome units generate fewer daily trips than single family detached housing. Cl Development of the Devney/Rother properties may create a need for a traffic signal at the intersection of213th Street with TH 3. Intersection improvements to 213th Street will also be necessitated. . . . 1111 Legend 11\./ City Boundary 'l't 'l WSA BOUldllry WI\Ylmentally SensaIlve- Flood PlalnlMaJor WetlandsIWoodland i:::f Envinxunentally Sen&iliw within Developed Araa& ;;:;;::: Envlfonmentally Sensltlve In Undeveloped Ares, 1'1 O:Impl1lhBn&ive Land UlMlS -+ ...-'.. Urben Reserve Business W I!: IndUlltrillI ."\' Busll1e$$ Parle Law Density Rssidential J.owIMedlum Oensity !S:';;~ Medium Density HlghOensity PubllclSlIltIi Public City PerWOpeo Space ~ RlICIrIcted DeveJopment Natural Open Space R{)W s ~.~........,............. ....aun. .........-..a..-r ., oIUII""*CI'''-''' r/6t11Z..E: ..t - J)EVNEY /7tdTH1: '"- P /Z..dP Ii b-y J..b~lfT/tJ N . . . {F"'TIIIl~ 1111 Legend 11\./ City Boundary 'l't I.' MUSA Ekuldery WI\YlmentaUy SensalIve- Flood PlatnlMaJor WetlandsM'oodlencl i:::f Environmentally Sen&iliw within Developed Araa& ;;:;;::: EnvlfonmenratlySensltive In Undeveloped Are8s 1'1 O:Impl1lhBnsive Land UlMlS -+ ".".. Urben Reserve ~~ness w ~ Industrial , Bu$lI1e$$ Parle Law EJem;ily Rs&idential J.owIMedlum Oensity ];s:r~ Medium Del'o$ity ., H"lgh Density PubllclSlIltIi Public City PerWOpeo Space ~ RUtrIcted Development .., NsturaI Open Space ROW s ~.~""~1(lIIIII\l.INC ..............,...~.... ." 11"'1 -.n&CP.......-. f'/~1A 11. S 4- - '. ASS u h1 IS" m A -:r" t2. XN6IZLS~'/~&tzE~S . . . l'1I,D I (2131/5) r.-a I~ Dt) ] I II f Legend 11\../ City Boundary 'l't "/ MUSIl BOUldery "Emilrcnmentally SensaIlve. Flood PlalnfMajor WetlandsIWoodlancl c::::: Environmentally Sensitiw within Developed Araa& :::;;:: Envlfonmentally Sensllive In Undeveloped Arees 1'1 O:Impl1IhBn&iveLand UlMlS -+ I.,".. ~":'~ W E Industri8I _:.-... ~C:Rssidential S ~~~~ =~nsity PubllclSemI Public City PerWOpeo Spllce _ ReCtr1cted l)8ve1opl)'lent E3 Nalural Open Space D Af)W 11~ (7t.€) [I, Z7bJ ~'~IS~fUlNC _...-M...,............. ..wv.,.....:r.......... r/6Urz.t:. 3 . . ---4 Pl2fJP61lT"'1 6EN =~ATEJ) . 'DA II- V. .Ttl"tF'Ft~. fS'TI ".AYS-S LIi'p}/J:J t,,,p - OAI7'1 v"LHmM - Z#S ~~/A(fle (blJlJ) - f>A.J,.'1 V,J,.km~s - 3,32. DfAlJAf.fl.t!.,. [~I!I~J - DI1Ja.V V'LU~ - S.S I>K1AI.IU. . . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.cLfarmington.mn.us TO: City Planning comOIJis . n Michael Schultz Associate Planner FROM: SUBJECT: Middle Creek 4th Addition Final Plat DATE: June 12,2001 INTRODUCTION D R Horton and Arcon Development Inc. jointly propose to plat 68 townhome units within the Middle Creek 4th Addition. The 72 townhome lots are located directly east of Pilot Knob Road and south of the previous 66 units plated as part of the Middle Creek 2nd Addition. DISCUSSION The 72-townhome units are part of the 222 townhomes overall townhome units proposed for the project. The Middle Creek 4th Addition Final Plat corresponds with the preliminary plat approved by the Planning Commission on August 8, 2000 and by the City Council on August 21, 2000. The plat is comprised of the following area summary: Block 1 Area = Block 2 Area = Total Lot Area = Total Outlot Area = Total Right-of-Way = Total Area = 3.5020 acres 3.3105 acres 6.8125 acres 8.7449 acres 0.7942 acres 16.3516 acres Transportation The final plat shows the 206th Street right-of-way which will act as the main access in and out of the townhome portion of the development until the north/south road is constructed in future phases. The 206th Street will be comprised of a 60-foot right-of-way and 34-foot roadway measured from the back of curb to the back of curb and will be constructed from Pilot Knob Road to the easterly side of Lot 4, Block 1. A majority of the traffic is expected to enter and leave the property from this access, thereby requiring a left and right turn lane on Pilot Knob Road into the development. The homeowners association will maintain the private driveways that extend off of 206th Street and which serve each of the units. Parks & Trails . The Parks & Recreation Commission have requested that a park be provided in the southeastern portion of the project, north of the creek and west of Akin Road. Trails are planned on the south side of 206th Street, connecting to the future north/south trail along Pilot Knob Road. That trail will also connect to the future sidewalk/trail along the north/south road that will be constructed in future phases. Off-street Parking Staff requests that the developer strongly consider additional off-street parking stalls to be constructed in locations off of the private drives, currently only four (4) off-street parking stalls (other than the driveways in front of each garage unit) are proposed. The middle units of each building will have a one stall garage with one parking stall behind for a total of two stalls, the end units will have a double stall garage for a total of four parking spaces. The Middle Creek plan indicates twenty-two (22) stalls in the first phase for 72 units, four (4) off-street parking stalls are proposed in the second phase and twenty-one (21) stalls are proposed as part of the last phase. Some on-street parking will be available along 206th Street. Landscape Plan Review A landsca~ing plan was approved as apart of the overall development plan. Boulevard trees are planned along 206 Street. Trees are proposed between the driveways along the private drives, landscaping is also . planned around each of the units. Engineering Review The Engineering Division has reviewed the Middle Creek 4th Addition Final Plat and recommends approval contingent on minor revisions to the plat (see attached letter from Lee Mann dated June 7, 2001). ACTION REOUESTED Recommend approval of the Middle Creek 4th Addition Final Plat contingent on the execution of a Development Contract and forward the recommendation to the City Council. ~~~+ Michael Schultz ) Associate Planner cc: DR Horton, Don Patton Arcon Development, Larry Frank . . City of Farmington 325 Oak Street, Farmington, MN 55024 (651) 463-7111 Fax (651) 463-2591 www.ci.farminlrton.mn.us June 7, 2001 Keith Willenbring Pioneer Engineering 2422 Enterprise Drive Mendota Heights, MN. 55120 RE: Middle Creek 4th Addition Final Plat Dear Mr. Willenbring, Engineering staff has completed reviewing the final plat that was submitted for the above referenced project. All areas, outside of the unit pads, have been platted as a drainage and utility easement over the remaining portion of each block. There are no comments forwarded at this time that need to be addressed. . If you have any questions regarding the final for this project please feel free to contact me at (651) 463-1601. 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VI n lA- o- n I -l I- W W :x: VI ~ w w (k:: o W -l o o ~ z <( ~ (L z.. 00 _N .- II <(.. o~ z :::) o l.J.... I- U w .., o a: a. <. ~~ ot ZL ... ... ~c B( ~- a:::~ oC Ie (k::.oI: .( O( C < a: w ~ o L. <J Q . City of Farmington Zoning/Subdivision Code Update Planning Commission Workshop 5:-00 - tl'45p.m. A41y 2e 2007 11113 (gO AfJenda 1 . Business Park Discussion - rrerro attached . 2. Planned Unit Development Discussion - m3ITD attached 3. Adjourn . . Memorandum Hoisington Koegler Group Inc. 1II13 (gO TO: Farmington Planning Commission and Staff FROM: Mark Koegler and Loren Gordon DATE: May 18,2001 SUBJECT: Discussion topics - Business Park and Planned Unit Developments We have two discussion topics for our workshop meeting on Tuesday - business park and planned unit development areas of the zoning code. We have had discussions with Staff since the last meeting on both and have concluded direction from the Planning Commission is needed. . Business Park The Business Park is not a new topic in Farmington. The Comprehensive Plan has several sections that address this area located on the south side of Hwy 50. What we are seeking from the Commission is what type of regulations should be established for this district? From a use perspective the Comp Plan envisions a combination of office and complementary commercial uses such as hotels, restaurants, health clubs, and recreation uses. Here are some of the questions Staff has raised where direction is needed: . How much business park development can the Farmington market support? The 176 acres may be a very long term land supply for this type of development - 20+ years. . What percentage of the business park should be reserved for those complementary commercial uses? . Is big box retail acceptable in the business park? It would appear that given the lack of large commercial tracts in Farmington, the market might look at this area as highly desirable for this type of development. Does Farmington want this type of development? If so, where should it be located. If not, how can it be kept out? Is there a compromise position the City would consider that addresses scale and impact issues. Planned Unit Development The current code allows PUD's as an overlay district for residential zones. Our discussions at Staff level have been to expand the application to business and industrial zones to offer greater flexibility. This is a common practice in many communities when the PUD is an overlay. The second issue with the PUD is more procedural in nature. The current ordinance has a three . step process for approval- schematic, preliminary, and final plan. A very peculiar part of this 123 North Third Street, Suite 100, Minneapolis, Minnesota 55401 (612) 338-0800 Fax (612) 338-6838 . . . p.2 Farmington Planning Commission and Staff May 18,2001 process is the rezoning takes effect after schematic plan approval. Most PUD ordinances condition the rezoning on a preliminary or final plat approval with final probably being the most common. The last issue with the PUD's is the length a preliminary plan approval should be valid. With a number of large land tracts owned by a few people, build out with a single developer will take many years. The current ordinance would not allow a developer to receive preliminary development plan approval over an entire tract and final plat each phase when it was ready for development. To address this, some City's have longer periods of time an approval is valid. Common is a 2 to 5 year period for preliminary plats. What is an acceptable timeframe in Farmington? Look forward to meeting with you again on Tuesday. 123 North Third Street, Suite 100, Minneapolis, Minnesota 55401 (612) 338-0800 Fax (612) 338-6838