HomeMy WebLinkAbout08.14.01 Planning Packet
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I.
CALL TO ORDER
CITY OF FARMINGTON
PLANNING COMMISSION AGENDA
Regular Meeting
August 14, 2001 at 7:00 P.M.
2.
APPROVAL OF MINUTES
a)
July 10, 200 I
3.
PUBLIC HEARINGS
a)
Amendment to Planned Unit Development Schematic Plan - Riverbend
Applicant:
Newland Communities - Steve Juetten
4. DISCUSSION
a) Joint Workshop - Presentation on County Corridor Study
5. ADJOURN
Planning Chair:
Planning Commissioners:
City Staff:
Dirk Rotty
Todd Larson, Chaz Johnson, Ben Barker, Dan Privette
David L. Olson, Community Development Director
Lee Smick, Planning Coordinator
Michael Schultz, Associate Planner
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning commiftPSion
Lee Smick, AICP
Planning Coordinator
FROM:
SUBJECT:
Amendment to Planned Unit Development Schematic Plan - Riverbend
DATE:
August 14,2001
INTRODUCTION
Astra Genstar Partnership, L.L.P. proposes to amend the approved Riverbend Schematic PUD from 272
single-family units to 140 single-family units retaining the R-2 PUD zoning designation. The property was
redesignated from R-I (Single-Family Residential) and F-3 (General Flood Plain) to R-2 PUD (Medium
Density Residential Planned Unit Development) on February 5, 2001.
. DISCUSSION
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Astra Genstar Partnership, L.L.P. originally proposed 168 single-family lots and 94-20 I multi-family units
within the Riverbend Schematic PUD before strong opposition from the neighbors within Dakota County
Estates and were encouraged to revise the schematic plan to propose a single-family development exclusively.
The revised schematic plan contained 272 single-family units and was approved on February 5, 2001.
The revised schematic plan required an Environmental Assessment Worksheet (EA W) to be prepared and
approved before the preliminary plat could be submitted to the City for review. The EA W was required to
contain the description of the project, quantification of physical characteristics and impacts and major issues
identifying potential environmental impacts and issues that might require further investigation before the
project would commence such as transportation, wetlands etc.
Shelly Johnson, the City's Traffic Engineer anticipated that the development would generate 2,605 vehicles
per day at full development of 272 single-family homes. As stated in the attached Planning Commission
minutes of January 9, 200 I and City Council minutes of February 5, 200 I, residents of Dakota County Estates
were concerned about the increased volumes of traffic potentially generated from the Riverbend development.
The memo from Shelly Johnson dated May 7, 200 I stated that any street carrying 1,000 vehicles per day or
more should be considered a minor collector. A major concern by the City Council for approval of the project
at the preliminary plat stage was that the streets (Upper 1820d and Upper I 83rd) are local streets constructed at
32 feet in width and were not built to minor collector standards of 38 feet in width. Because of the potential
for increased volumes of traffic, on-street parking would mostly be restricted to on one side of the street and
pedestrian safety might be compromised because of the lack of sidewalks on the existing streets that are
normally required along one side of collector streets.
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Because of the lack of an existing minor collector street within Dakota County Estates that could be utilized by
the Riverbend development, the Developer questioned the City's Traffic Engineer on how many units the
development would need to be reduced to in order to not exceed local street volumes in Dakota County
Estates. Shelly Johnson's memo dated June 4,2001 addressed the possibility of the Developer reducing the lot
count to approximately 136 units. He estimated that with this reduction, it creates less traffic impact on
Dakota County Estates thereby eliminating the need for establishing a collector street in Dakota County
Estates.
Therefore, the Developer has revised the approved Riverbend Schematic PUD from 272 single-family lots to
140 single-family lots in order to reduce the potential traffic impacts on Dakota County Estates generated from
the Riverbend development. As stated in the attached letter by the Developer dated July 16, 2001, the
Developer has taken an "all encompassing" approach to calculating the allowable densities of both the
Riverbend and SeedlGenstar (Empire Township) properties by calculating the properties as one parcel. The
Developer has determined that the RiverbendlEmpire Orderly Annexation property contains approximately
1,110 acres of which 250 is flood plain. At a density of 3.3 units per acres and with 860 acres of developable
land, a total of 2,838 units may be supported by the RiverbendlEmpire property. With Riverbend receiving
140 units, 2,698 units would make up the remainder of the Orderly Annexation property.
Traffic Analysis
The Developer proposes four accesses from its property, two accesses to the west through Dakota County
Estates at Upper 1820d Street and Upper 183rd Street. Two accesses are also proposed to the south through the
proposed Meadow Creek subdivision. The northerly access shown on the plan that has yet to be determined
for connection to the north in the Lakeville City limits is the fifth access from the property. All of the streets
in the development will be within the public right-of-way.
The estimated daily traffic volumes for the four roadways are as follows:
l80th Street - 350
Upper 1820d Street - 165
183rd Street - 80
Upper 183rd Street - 440
As shown on the adjoined plans, Dunbury Avenue (north/south collector) will need to be aligned with the
north/south collector in Meadow Creek.
Cul-De-Sac in Meadow Creek
The Developer for Meadow Creek has proposed a cul-de-sac in the northwest comer of the site in anticipation
of incorporating the cul-de-sac with a street in Riverbend (see attached plan). However, the Developer for
Riverbend has made no considerations for the connection of the cul-de-sac. Further discussions between the
Developers need to commence to determine if the connection is feasible.
Lot Sizes & Housing Characteristics
The Developer proposes lot sizes ranging from 9,750 square feet to 21,600 square feet with lot averages at
13,300 square feet in the development. The Developer proposes 75-foot wide lots in with the property
marketed toward housing in the $170,000-200,000 price range. Amenities to the project include low
maintenance entryway features, boulevard tree plantings, wetland preservation, parkland dedication,
standardized mailbox structures, sidewalks and trails and architectural controls that will ensure the
construction of a quality neighborhood.
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Utilities
Water access is available through Dakota County Estates. Water lines should be looped through cul-de-sac
locations to discourage stagnant water. Sanitary sewer access may be served through Dakota County Estates
or there may be a need to construct a line to the Metropolitan Council interceptor line in Empire Township. A
60-foot wide gas line easement runs from the southwest comer of the site to the northeast near the central
portion of the easterly half of the site. No structures may be located within the easement. Further detailed
studies of some lots along the gas line will need to be reviewed to insure that homes may adequately be located
on the lots.
Wetlands
The wetlands shown on the site are classified as Manage 2 and Protect wetlands. The Manage 2 wetlands are
located in the central portion of the site. Manage 2 wetlands have typically been altered by human activities.
Manage 2 buffer widths require a minimum buffer of 20 feet and a structure setback from the outer edge of the
buffer of 10 feet, thereby requiring a structure setback of 30 feet from the wetland. The Protect wetland is
located in the northeast portion of the property and will not be affected by development.
Floodplain
The floodplain takes up most of the easterly half of the property. A Letter of Map Revision is being prepared
to be sent to FEMA requesting the revised floodplain line as shown on the Schematic Plan. No platting of lots
will be allowed in areas currently identified within the floodplain until the Letter of Map Revision is approved
by FEMA.
. Parks & Trails
The Developer proposes a park area in the central portion of the site and trails located throughout the
easterly portion of the development. The Parks & Recreation Commission reviewed the revised
schematic plan and have approved the park location and trails. However, the City Engineering
Division has recommended that the trail along the gas line easement be located as close to the side of
the easement as possible since the Gas Company does not allow trails directly within the center of the
gas line easement. Additionally, the trail should connect with the proposed Meadow Creek
subdivision to the south. The Developer currently shows a connection towards the south central
portion of the Riverbend plan, however there is no possible connection within Meadow Creek since
lots are proposed at this location. Therefore, the Parks and Recreation Commission recommend that
the Developer connect a trail with Meadow Creek on the east side of the lots in Riverbend near the
ponds and run the trail through the northeast comer of the Meadow Creek site. The Parks and
Recreation Commission will require further review of the trails.
Population Projections
The Developer has estimated a maximum build-out of 140 units. The maximum population of Riverbend
would be approximately 350 persons.
ACTION REQUESTED
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Recommend approval of the amendment to the Planned Unit Development Schematic Plan for Riverbend and
forward this recommendation to the City Council.
. Respectfully submitted,
!/~ ;;;~k-
Lee Smick, AICP
Planning Coordinator
cc: Newland Communities, Steve Juetten
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II
NEWLAND
COMMUNITIES
NEWLAND MIDWEST
11000 West 78th Street
Suite 201
Eden Prairie, MN 55344
952'942-7844
Fax 952'942'8075
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July 16,2001
Mr. David Olson
City of Farmington
325 Oak Street
Farmington, MN 55024
Re:
RiverbendlEmpire
Dear Mr. Olson,
Over the past several months Astra Genstar Partnership, L.L.P. has
continued to explore development options for the Riverbend property
located in the northeast comer of the City of Farmington. Through the
preparation of the Environmental Assessment Worksheet (EA W) and
based on information presented by the City Council and residents at the
various public hearings, it became evident that other options needed to be
explored. Based on this, we decided to take a more "all encompassing"
approach to calculating the allowable densities of the Riverbend and
Empire properties. Because the Riverbend and Empire properties are
adjacent, we would like to propose that the allowable densities be
calculated based on the property being one parcel. Further, because of
current MUSA restrictions, we would like to submit the attached 140 lot
concept plan for the Riverbend portion of the site now and submit a master
plan for the Empire portion of the site within the next six to twelve
months.
Together the RiverbendlEmpire property contains approximately 1,110
acres of which approximately 250 is flood plain. Based on this and the
City's Comprehensive Plan, the area would support a total of2,838 units
(1,110 acres less 250 wet acres equals 860 developable acres at 3.3 units
per acre). Our revised Riverbend plan includes 140 lots, which would
provide the possibility of 2,698 units being developed on the Empire
portion of the site.
By supporting the proposal outlined above, the City would allow the
development of the Riverbend portion of the site in a manner that would
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be more compatible with the existing Dakota County Estates development.
Further, the support would allow Astra Genstar the flexibility to prepare a
master plan for the Empire portion of the site that would incorporate the
densities that the City's Comprehensive Plan proposes while designing a
master plan that properly mixes the land uses, transportation system and
buffering.
We look forward to presenting our proposal to the Planning Commission
and City Council in the near future. Please contact me if you have any
questions.
Sincerely,
Newland Communities
Steven . Juetten
Vice President
Attachment.
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Planning Commission
Minutes
Regular Meeting
January 9,2001
1.
Chair Rotty called the meeting to order at 7:00 P.M.
Members Present: Rotty, Larson, Johnson, Privette, Barker
Members Absent: None
Also Present: David Olson, Community Development Director; Lee Smick, Planning Coordinator;
Michael Schultz, Associate Planner; Dave Sanocki, City Engineer
2.
Chairman Rotty recognized that the December 12,2000 minutes will be tabled until the January 23,
2001 meeting.
Chairman Rotty opened all of the scheduled public hearings at this time.
3. Chairman Rotty opened up the continued public hearing for Riverbend schematic Planned Unit
Development.
Planning Coordinator Smick presented the staff report. Smick demonstrated the revised schematic
plan noting that the developer has eliminated the proposed multi-family housing with single-family
lots. Smick stated that the developer has reduced the overall number of units by as much as 96 units.
Planner Smick stated that the City's traffic engineer has recalculated the number of trips generated
from the project adding that the EA W will include further traffic analysis.
Planner Smick pointed out to the Commission and residents that the developer still needs to complete
an EA W and that approval of the schematic PUD does not approve the EA W.
Chairman Rotty asked if the developer had anything to add to the staff report.
Steve Juetten, Newland Development/Astra Genstar Partnership, added that they have also revised
the size of the lots, demonstrating a range of lot sizes from 6,000 to 15,000, with the larger lots
abutting the ponds and wetlands. Mr. Juetten added that they need approval of the PUD to form a
basis for the EA W study.
PI~ng Chair Rotty requested public comment or questions on the proposed schematic PUD.
Gary Clouta, 18210 Echo Dr., Voiced concern over multiple back yard neighbors and requested that
the lot lines align. Steve Juetten responded that the lot lines don't match up because they widened
the comer lots to allow more room for landscaping at the entries but if the Commission requested
they can change that. Chair Rotty stated that at Preliminary Plat a majority of the lot lines would
match up. Mr. Juetten agreed.
Brian Vie, 5104 Upper 183rd Street, voiced concern over the amount of traffic that will be
produced and safety at his wife's daycare. Inquired about the timing of alternate outlets. Community
Development Director Olson stated that the property to the south will have available outlets but the
timing for the outlet to the north is unknown at this time.
Pat Hansen, 5037 Upper 183rd Street W., inquired if Lakeville is willing to allow a temporary road
to allow for access to the property. Planning Coordinator Smick stated that they have not inquired
with Lakeville about access possibilities but the EA W should address traffic within the report.
Council Minutes (Regular)
February 5,2001
Page 4
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Mr. Patrick Hanson, 5037 Upper 182nd Street, is concerned with traffic and the
width of the streets. Upper 183rd Street will be an exit, but you cannot turn left
off of Pilot Knob so that leaves two accesses. The streets are not wide enough.
These are starter homes and there are a lot of kids on the streets. In the summer
there are cars parked on both sides of the street. If there is oncoming traffic or a
child runs out from between cars, there could be an accident. Why does it have to
be rezoned? Mayor Ristow stated it is a request by the developer and the request
meets all the requirements. In the 2020 Comprehensive Plan this area has been
designated as an R-2 area. Mr. Hanson stated the majority of the bigger lots are to
the south rather than to the north. It would be nice to spread them out more. He
is very concerned about the traffic situation. Councilmember Soderberg stated an
EA W will be done which will include a traffic analysis, but that cannot be done
until it is rezoned.
MOTION by Cordes, second by Strachan adopting ORDINANCE 001-459
approving the Riverbend Schematic PUD rezoning the 67 acres of developable
land from R-l and F-3 to R-2 PUD. APIF, MOTION CARRIED.
b)
Consider Resolution - Charleswood 4th Addition Final Plat - Community
Development
Newland Communities is seeking Final Plat approval of 98 single-family lots
within the Charleswood 4th Addition; this is the fmal plat involving the single-
family portion of the Charleswood Planned Unit Development. The Charleswood
development will have a total of300 single-family platted lots. Because of the
alignment of200th Street at Pilot Knob Road, to the west will be 200th Street and
east of Pilot Knob Road will be 203rd Street. There will be a trail on the north
side of 200th Street leading eastward toward Pilot Knob Road and the future
construction of a trail along Pilot Knob Road leading to the trail system
throughout the remainder of the development. A park is planned on the east side
of the development, and wetlands are planned to the south and the east. The
Planning Commission recommended approval contingent upon the following:
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1. The developer submit an easement agreement acceptable to the City to
provide street and utility access to the Nordseth property across Lot 14,
Block I;
2. Amend the Landscape plan substituting the sugar maples with another tree
species accepted in Title 10-6-14(G);
3. Correct the street name from 203rd Street W to 200th Street W;
4. Engineering review and approval of final construction plans;
5. Execution of the Development Contract
MOTION by Verch, second by Strachan adopting RESOLUTION R12-01
approving the Charleswood 4th Addition Final Plat contingent on the above
conditions. APIF, MOTION CARRIED.
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. fl. Bonestroo
~ Rosene
~ Anderlik &
. \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. Schun/cht. PE. . Jerry A. Bourdon, PE.
Senior Consultants: Robert W. Rosene, PE. . Joseph C. Anderlik, PE. . R/chard E. Turner, PE. .
Susan M. Eberlin. C.PA.
Associate Principals: Howard A. Sanford, PE. . Keith A. Gordon, PE. . Robert R. Pfefferle, P.E. .
Richard W Foster, P.E. . David Q. Loskota. PE. . Robert C. Russek, A.I.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
Website: www.bonestroo.com
Memorandum
FROM:
Lee Smick
Planning Coordinator
Shelly Johnson ,c)1
TO:
DATE:
May 7, 2001
RE:
Riverbend - Response to Developer's
Site Plan Suggestions
Our File No. 141-97-563
. I am in receipt of the graphic (copy attached) that illustrates the "segmenting" of Riverbend into
north and south. The intent of the developer is to have the north segment traffic proceed east-
west through the Upper 1820d Street connection only and the south segment traffic to use Upper
183rd and southerly connections through the proposed residential development to the south.
Two questions were posed with this potential plan revision: 1) How many units would the
development have to be reduced to in order that volumes through Dakota Estates not exceed
local street values, and 2) comments regarding the developer suggested revision. The following
provides a response to each query:
1. The answer to this question depends upon what is considered a local street and what is
considered a minor collector. Some consider 1,000 vehicles per day as the threshold of
local vs. collector while some consider 1,500 vehicles per day and some consider 2,000
vehicles per day.
In a suburb experiencing the growth of Farmington, it is my belief that a street with 1,000
vehicles per day should be considered a minor (or major) collector. It also must be
realized that some streets that are designated as minor collectors may not reach the 1,000
vehicle per day threshold. It is all highly dependent upon the subarea street network.
Keep in mind that more than traffic volumes are considered when application of minor or
major collector classification to a street is contemplated.
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It would appear that the development would have to be reduced to a total of
approximately 150-160 dwelling units to provide a projected daily volume of
approximately 1,000 vehicles per day on Upper 1820d and on I 80th Streets. This size of
2335 West Highway 36. St. Paul, MN 55113. 651-636-4600. Fax: 651-636-1311
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Memorandum
Page 2 of2
May 8, 2001
dwelling unit reduction would probably not be feasible, from an economic standpoint, for
the developer.
2. The "segmenting" of the development creates some traffic problems that are not
desirable. These are as follows:
. The north part of the development is limited to one access, that being Upper 1820d
Street. This assumes that the north-south connection into Lakeville to the future
county facility is not able to be provided. The singular access means that traffic
desiring to move north-south would have to use existing Dakota Estates streets.
Traffic moving between the north and south part of Riverbend would also have to use
north-south streets in Dakota Estates and access to the park/ballfield area from the
south part of Riverbend would have to use Dakota Estates streets.
. It is not desirable to have only a singular access for a residential development of the
size proposed, which is what the north part of the development would have under the
concept.
. The south part ofthe development wouldn't be affected as much as the north half
under the suggested concept. However, traffic inbound to the south half from the
north on CSAH 31, would still use 180th or Upper 1820d since left turns can't be
accommodated at Upper 183rd as it is limited to right in/right out from CSAH 31.
. The closure of the north-south collector would eliminate the minor collector function
of that roadway when and if it can be connected to the proposed county facility in
Lakeville.
. The developer is to be complimented on his attempt to mitigate some of the traffic
demand, but the north-south concept lacks the flexibility to be something we would
recommend.
05/04/01 FRI 10:15 FAX 651 463 1611
CITY OF FARMINGTON
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Bonestroo, Rosene, Anderlik 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, A.I.A.. 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.B.A. . 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.OOnestroo.com
Bonestroo
Rosene
Anderlik &
Associates
Engineers & Architects
Memorandum
TO:
Lee Smick
Planning Coordinator
FROM:
Shelly Johnson
DATE:
June 4,2001
RE:
Traffic Assessment of Reduction of
Riverbend Development Density
Project No. 141-97-536
You have reported that the developer is considering reducing the Riverbend development from the
271 single-family development analyzed in the EA W to a total of 136 lots. You have requested an
analysis of how this may impact the previous conclusions regarding the establishment of new
collector street( s) in the Dakota Estates development. This memo presents the findings and
conclusions of that analysis.
The daily trips generated by 136 single family residential detached housing units is estimated to be
1,300. This compares to 2,595 daily trips generated by the 271-unit development.
Using similar directional distribution of trips as reported in the Riverbend EA W, the 136-unit
development will add the following estimated daily volumes to four roadways in Dakota Estates:
180th Street - 350
Upper 182nd Street - 165
183rd Street - 80
Upper 183rd Street - 440
These volumes will be on these streets westerly of Riverbend. The volumes will vary as they get
nearer CSAH 31 given the number of street choices to use and the intersection controls and turn
limitations at CSAH 31. The volumes stated above, added to the existing traffic volume estimates
stated in the EA W, provide a future daily volume estimate for three of the four east-west streets in
Dakota Estates. Daily volume estimates for 183rd Street will be much less than Upper 183rd Street.
2335 West Highway 36. St. Paul, MN 55113. 651-636-4600. Fax: 651-636-1311
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180th Street - 1,180
Upper 182nd Street - 525
Upper 183rd Street - 1,120 .
Given these volume estimates, it appears as though an argument can be prepared that supports the
premise that the existing Dakota Estates streets will experience additional traffic that will be
generated by Riverbend residents. However, that traffic will not allow for the designation of any of
these four residential streets as more than local streets. Given the developer's consideration to
reducing the development size by one-half is a strong consideration in that it reduces the newly
generated traffic by one-half.
To summarize, the consideration of reducing the development size creates less traffic impact on
Dakota Estates. The issue of establishing a collector street through Dakota Estates can be dismissed
at this time. Monitoring of volumes and accidents, in the future after Riverbend is fully developed is
recommended in case the volume estimates are incorrect and the collector issue needs to be revisited.
2335 West Highway 36 n St. Paul, MN 55113 n 651-636-4600 n Fax: 651-636-1311
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.d.farmington.mn.us
TO:
City Planning Commission
Lee Smick, AICP AI IJ
Planning Coordinator Y
FROM:
SUBJECT:
Joint Workshop - Presentation on County Corridor Study
DATE:
August 14,2001
INTRODUcnON
Dakota County staff has requested the opportunity to make a presentation to the City Council and Planning
Commission on the status of the East-West Corridor Study that is being prepared by County staff.
DISCUSSION
County staff will be giving a progress report 0 the East-West Corridor Study to the County Board Physical
Development Committee on August 14, 2001. They are requesting the opportunity to make the same
presentation to the affected local governmental units in September which include Farmington, Lakeville and
Empire Township. This corridor study is being completed to identify the future east-west transportation
corridors south of County Road 42.
The City Council scheduled a joint workshop for the County's presentation on Wednesday, September 19,
2001 at 7 :00 PM in the Council Chambers at City Hall.
ACTION REQUESTED
Attend the joint workshop on September 19,2001 at 7:00 PM in the Council Chambers at City Hall.
Respectfully submitted,
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Lee Smick, AICP
Planning Coordinator