HomeMy WebLinkAbout12.11.01 Planning Packet
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CITY OF FARMINGTON
PLANNING COMMISSION AGENDA
Regular Meeting
December 11,2001 at 7:00 P.M.
1. CALL TO ORDER
2. APPROVAL OF MINUTES
a) October 23,2001
b) November 13,2001
3. PUBLIC HEARINGS
a) Proposed Rezone from R-2 (Medium Density) to B-3 (Heavy Commercial)
Applicant: Colin Garvey, Landscape Depot. 100 5th Street
b) Variance Permit Application - Encroach within required 5Q..foot setback
Applicant: Marigold Foods, 15 4th Street
c)
Riverbend Preliminary Plat
Applicant: Newland Communities
4. DISCUSSION
a) Vermillion Grove 2nd Addition Final Plat
Applicant: Rottlund Homes
b) Middle Creek East Sketch Plan - Middle Creek Planned Unit Development
Applicant: D R Horton & Arcon Development
5. ADJOURN
Planning Chair:
Planning Commissioners:
Dirk Rotty
Todd Larson, Chaz Johnson, Ben Barker, Dan Privette
City Staff:
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 Commission
Michael Schultz rfi
Associate Planner
FROM:
SUBJECT:
Proposed Rezone from R-2 (Medium Density) to B-3 (Heavy Commercial)
DATE:
December 11, 2001
INTRODUCTION
The applicant, Colin Garvey, is seeking approval to rezone his property from the existing R-2
(Medium Density) to B-3 (Heavy Commercial). The property, described as the north 120 feet of
Lots 1,2 & 3 and the north 170 feet of Block 30 except that portion of the railroad right-of-way,
is identified within the 2020 Comprehensive Plan as future business.
DISCUSSION
. Because the rezoning application was incomplete (legal description of the property and an
abstractor's list did not accompany the application) and the application did not meet the deadline
to post the public hearing notice in the Farmington Independent within the mandated ten (10) day
time frame according to Minnesota State Statutes.
Public hearing notices were distributed to surrounding property owners as part of a staff
generated mailing list from Dakota County Tax Records. The City Attorney recommended
opening the meeting and continuing it to the first meeting in January to meet public hearing
requirements. Staff suggests allowing any public testimony to be heard as a separate discussion
item, explaining that the residents should attend the continued public hearing in January.
The applicant is seeking to rezone the subject properties in order to store sand and salt piles,
mainly on the property located to the west of the Landscape Depot. That use currently would not
be permitted within the R-2 (Medium Density) zoning district. The proposed use would be a
permitted use as a "Supply Yard" under the B-3 (Heavy Business) zoning district. The property
owner would be required to screen and landscape the property as noted in Section 10-6-13:
Screening and Section 10-6-14: Landscaping of the City Code when abutting a residential area.
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REQUESTED ACTION
Open the public hearing for the proposed rezone and continue it to the next regularly scheduled
meeting in January. The Commission may, if interested, take public testimony at this time for
people who may be unable to attend the January meeting; otherwise hold all testimony until the
continued date.
R~~~
Michael Schultz
Associate Planner
Cc: Colin Garvey
Application File
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(I) B-3 Heavy Business District
Permitted Use
1. Mechanical sales, service
and repair
2. Commercial services
3. Animal clinics
4. Wholesale business
5. Supply yards
6. Warehousing
7. Light manufacturing
8. Research and testing labs
9. Parking lots
10. Public buildings
11. Auto sales, service, repair
12. Motor fuel stations, major
(Ord. 086-177, 3-17-1986)
Conditional Use
1. Public utility buildings
2. Offices
3. Water recreation and water storage
4. Home and trailer sales and displays
5. Manufacturing
6. Petroleum bulk storage
7. Mini-storage units
8. Equipment and storage yards
9. Outdoor sales
10. Retail business
11. Restaurants
12. Fast food establishments
13. Solar energy systems
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12/03/2001 15:45
COMMUNITY DEVELOPMEN
PAGE 03
6129854429
Odober 22, 2001
Michael Schultz:
City of Farmington
325 Oak Street
Farmington, MN 55024
ff", G? (~ is (F',.'""! i":~':,"
r \ '. is '.::;7 ~ IJ U l':'::' q \';
~~il OCT 2 3 200i !~I
Dear Mr. Schultz,
The purpose of thi~ letter is to forward Lakeville staff comments related to the proposed
preliminary plat of Riverbend, Our comments center around two issues as follows:
1. The Street A stub to the north property line (Lakeville city boundary) should be eliminated
because the area to the north in Lakeville was established as a mitigation area by Dakota
County in conjunction with the Pilot Knob Road improvement project (see enclosed map).
As such, it is not feasible for Lakeville to tie into this street stub at a future date.
2, The Lakeyjlle Parks and Open Space System Plan identifies a greenway trail corridor along
North Creek, This trail corridor is currently being established in two residential subdivisions
under construction south of 170lh Street. A 10 foot wide bituminous trail will be constructed
approximately 20 feet from the edge of the wetland located adjacent to the creek. This
greenway trail corridor will ultimately stretch from 160lh Street (C.S.A.H. 46) to the south city
boundary along both sides of North Creek, It is the City of Lakeville's desire to see this trail
extend south along North Creek to the Vermillion River.
It would be helpful if the preliminary plat plans included the adjacent wetlands and
topography to the north to assist staff in identifying the best location for the greenway trail
corridor in the Riverbend development. The preliminary plat proposes a trail along the rear
lines of several lots. Consistent with plats recently approved by the City of Lakeville
adjacent to North Creek, Lakeville staff requests that the trail corridor be located adjacent to
North Creek and away from the proposed homes.
If you have any questions regarding City staff comments on the Riverbend preliminary plat or if
. you would like to discuss the greenway trail corridor in more detail, please feel free to contact
at (952) 985~4422.
c:
Robert Erickson, City Administrator
Keith Nelson, City Engineer
Steve Michaud, Parks and Recreation Director
David Olson, City of Farmington
City of Lakeville
20195 Holyoke Avenue. Lakeville, MN 55044
Phone (952) 985-4400. FAX (952) 985-4499 . www./okeville.mn.tL$
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.cLfarmington.mn.us
TO:
City Planning Commission
FROM:
Michael Schultz
Associate Planner
/SJ-
SUBJECT:
Variance Permit Application - Encroach within required fifty foot setback
DATE:
December 11,2001
INTRODUCTION
The applicant, Marigold Foods, is seeking variance approval to encroach forty (40) feet within the
required fifty-foot front yard setback with a proposed power transformer substation for the food
processing facility.
Plan nine: Division Review
Applicant:
Marigold Foods
15 Fourth Street
Farmington, MN 55024
Attachments:
1. Application
2. Property Survey
3. Site Plan
4. Diagram/Elevation Drawings
5. Site Photos
Property Location:
15 Fourth Street
Variance Request:
40 feet
Surrounding Land Uses:
Commercial to the direct west, some residential to the southwest,
unimproved roadway (Pine St) and abandoned railway to the
south.
Existing Zoning:
I-I (Light Industry)
Comprehensive Plan:
Industrial
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DISCUSSION
The applicant, Marigold Foods, is seeking variance approval to place 4-5 transformer and relay units
within the fifty-foot front yard setback along Fourth Street. The applicant is proposing to replace the
existing overhead transformers, located on power poles alongside the building, with ground level units.
The property is currently zoned I -I (Light Industrial) and requires a fifty-foot front yard setback for all
accessory structures. Because the units measure 5 to 7Y7. feet in height and have an area from ten (10) to
thirty-eight (38) square feet in size; staff interpreted that these above grade units met the "accessory
structure" definition of the Zoning Code, therefore staff requested that the property owner seek a variance
permit.
Due to the current location of the power transformer, the applicant is limited in relocating the power
supply boxes in alternative locations that would meet the minimum setback requirements.
The City Fire Marshall will require that ballards be placed around the units to protect them from vehicles.
The applicant is also considering fencing around the units to section it off from the parking area. Staff is
concerned with the vehicular circulation of the parking lot because the stalls are placed at an angle,
requiring vehicles to enter from the north drive and exiting through the south drive.
The following requirements need to be met to allow for the forty (40) foot setback encroachment for the
accessory use within the 1-1 (Light Industrial) Zoning District.
I) Literal enforcement of this Title would result in undue hardship with respect to the property.
Because the units are above grade and accessory to the principal use of the property, staff determined
that setback requirements must be considered Because the City Code is not clear or specific in
relation to power supply units and if they would be categorized as accessory the principal use, staff
feels there is undue hardship due to a lack of definition.
2) Such unnecessary hardship results because of circumstances unique to the property.
The building and existing facilities on the property restrict the placement of any "accessory use" to
meet the required setback. The property owner is also restricted by where the existing power supply
accesses the building.
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.
The operation of the Marigold Foods facility outdates the adoption of the City Code. The placement
of the existing power supply for the operation of the facility did not consider Code guidelines.
4) The variance observes the spirit and intent of this Title, produces substantial justice and is not
contrary to the public interest.
The variance would observe the spirit and intent of the City Code in that the property owner would be
permitted an upgrade to the current and future operation of the facility without having to reconfigure
the main power supply serving the property,
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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.
ACTION REQUESTED
Staff recommends the Planning Commission approve the forty (40) foot variance based on meeting the
provisions stated above and contingent upon the following:
I. The property owner must install proper protection around the units per the MN Fire Code and
approved by the City's Fire Marshall;
2. The property owner must demonstrate that there would be no net loss in off-street parking and that the
vehicular circulation of the site is still feasible;
3. If the south drive is shut off from use, the property owner will be required to install turf and
boulevard trees on the boulevard.
cc: JeffKinnel, Marigold Foods
Property File
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Dated:
CITY OF FARMINGTON
DAKOTA COUNTY, MINNESOTA
Applicant: Marigold Foods
Property: 15 Fourth Street
VARIANCE
1. PERMIT. Subject to the terms and conditions set forth herein, the City of Farmington
hereby grants a variance to allow the following:
A setback variance of forty (40) feet from the required fifty (50) foot setback from County
Road 64.
2.
PROPERTY. The variance is for the following described property in the City of
Farmington, Dakota County, Minnesota:
Said property is legally described as that of Block 32, Town of Farmington, Dakota
County, Minnesota.
3. CONDTIONS. The variance is issued subject to the following conditions:
i. The property owner must install proper protection around the units per the MN
Fire Code and approved by the City's Fire Marshall;
ii. The property owner must demonstrate that there would be no net loss in off-street
parking and that the vehicular circulation of the site is stillfeasible;
Hi. If the south drive is shut off from use, the property owner should return the area to
form a landscaped boulevard with proper turf and boulevard trees.
4.
LAPSE. If within one year of the issuance of this variance the allowed construction has
not been completed, this variance shall lapse.
,20_
CITY OF FARMINGTON
BY:
Dirk Rotty, Planning Commission Chair
(SEAL)
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AND:
Lee Smick, Planning Coordinator
STATE OF MINNESOTA)
(ss.
(COUNTY OF DAKOTA)
The foregoing instrument was acknowledged before me this 11th day of December, 2001 by Dirk Rotty,
Planning Commission Chairman, and by Lee Smick, Planning Coordinator, of the City of Farmington, a
Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority by the City
Council.
Notary Public
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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
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NOTICE OF PUBLIC HEARING
November 30, 2001
REASON:
Application for Variance Approval- Encroach into Required Fifty (50) foot
Setback with Proposed Transformer Station
APPLICANT:
Marigold Foods, Inc
2929 University Ave SE
Minneapolis, MN 55414.
PROPERTY
LOCATION:
Property is located at 15 4th Street, or legally described as all of Block
32, Town of Farmington, Dakota County.
Dear Sir/Madam,
The Farmington Planning Commission will hold a public hearing on Tuesdav. December 11.2001 at
7:00 P.M.. or soon thereafter in the City Council Chambers at City Hall, 325 Oak Street, for the applicant
who is seeking variance approval to place a transformer station within the required fifty (50) foot front
yard setback.
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All persons desiring to be heard, in person or in writing, will be heard at this time.
If you have any questions prior to the meeting please contact me at (651) 463-1821.
Sincerely,. ~;/ / '
~/~IfJ;Ufi1fr. --- ~,.J.. "TO :
Michael Schultz i
Associate Planner
cc:
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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 Commission
Lee Smick, AICP
Planning Coordinator
Riverbend Preliminary Plat
December 11, 2001
Newland Communities proposes to plat 140 single-family residential lots on 107.23 acres in the Riverbend
Preliminary Plat. The proposed subdivision is located west of Dakota County Estates and north of the
proposed Meadow Creek development in the northeast corner of the City of Farmington.
Planninl! Division Review
Applicants:
Attachments:
Referral Comments:
Location of Property:
Area Bounded By:
Existing Zoning:
Surrounding Zoning:
Existing Conditions:
Newland Communities
11000 West 78th Street
Suite 201
Eden Prairie, MN 55344
952-942-7844
1. Location Map
2. Preliminary Plat
3. Dakota County East/West Corridor Study
4. Aerial Photo
1. City of Lakeville Comments
Located in the northeastern portion of the City of Farmington.
Single-family residential to the west, proposed single-family
residential to the south, open space to the east, and the City of
Lakeville to the north
R-2 PUD Low/Medium Density Residential Planned Unit
Development
R-4 Mixed Code to the west, R-l to the south, proposed annexation of
the Seed/Genstar property to the east, and the City of Lakeville to the
north.
North Creek exists on the easterly side of the property that
encompasses a revised floodplain and wetlands along the creek.
.
.
.
Proposed Development:
The Developer proposes to plat 140 single-family residential lots and
5 outlots. The outlots encompass wetlands, storm water ponds, a
park, and a floodplain.
Lot Coverage and Sizes:
The maximum lot coverage for an R-2 PUD single-family zone is
30%. The minimum lot size for the development is 6,000 sq. ft. The
minimum lot width is 60 feet measured at the front yard setback. All
of the proposed lots in the project meet or exceed these requirements.
Streets and Accesses:
The proposed road layout shows a north/south collector through the
project. The local streets funnel to this collector street to move traffic
through the subdivision. Two local streets connect with Dakota
County Estates to the west. A 75-foot right-of-way has been
preserved along the northern property line for a potential east/west
corridor as requested by the Dakota County Plat Commission.
Sidewalks/Trails:
Sidewalks are proposed on the east side of the north/south collector
per City policy.
Topography:
The property is relatively flat.
Wetland:
A number of wetlands exist on the site along the easterly portion of
the property adjacent to North Creek.
Parkland and Trails:
A neighborhood park is proposed in the central portion of the
property. Trails are proposed east of the platted lots. An additional
trail will be required to connect with a trail to the north in Lakeville.
DISCUSSION
The Developer proposes to plat 140 single-family lots on 107.23 acres in the Riverbend development. A total
of five outlots make up the remainder of the plat. Outlot A, B, and C consist of storm water management
ponds, Outlots D consists of the neighborhood park, wetlands, and floodplain, and Outlot E is preserved for
the east/west corridor right-of-way
Lot Sizes & Housing Characteristics
The Developer proposes lot sizes ranging from 10,000 square feet to 26,566 square feet with lot averages at
12,751 square feet in the development. The Developer proposes an average lot width of 86 feet with the
property marketed toward housing in the $170,000-200,000 price range. Two housing types are proposed
including 89 split entry lots and 51 split entry walkout lots. 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. Approximately 80% (112 lots) of the lots proposed in Riverbend will be provided with
amenities such as a park, pond or wetland adjacent to the lots.
Population Projections
. The Developer has estimated a maximum build-out of 140 units. The maximum population of Riverbend
would be approximately 350 persons
Traffic Analysis
The Developer proposes four accesses from the Riverbend project including two accesses to the west through
Dakota County Estates at Upper 182nd Street and Upper 183rd Street. These roadways (Streets B and G) are
classified as local streets and are proposed at 32 feet wide front to front with a 60-foot right-of-way. Three
accesses are proposed to the south through the proposed Meadow Creek subdivision. Street B and I are
classified as local streets and are proposed at 32 feet wide front to front with a 60-foot right-of-way. Street A
is classified as a minor collector and is proposed at 38 feet wide front to front with a 70-foot right-of-way. The
access from Riverbend to the north is currently under review by Dakota County for a connection with a
proposed east/west corridor. At the December 3, 2001 Dakota County Plat Commission meeting, the
Commission approved the preservation of a 75-foot wide right-of-way for a proposed east/west corridor
through Lakeville and Farmington. This proposed east/west corridor has been identified by Dakota County to
connect between Pilot Knob Road and Trunk Highway 3. As witnessed by the attached letter from the City of
Lakeville dated December 3,2001, Lakeville does not agree with the County's plan for an east/west corridor
north of Riverbend because ofa wetland mitigation site located north of the project (see attached photo).
The estimated daily traffic volumes for four of the roadways are as follows:
.
I 80th Street - 350
Upper 1 82nd Street - 165
183rd Street - 80
Upper 183rd Street - 440
Cul-De-Sac in Meadow Creek
The Developer for Riverbend and Meadow Creek have agreed on the connection of a cul-de-sac to allow lots
to be platted in the northwest corner of the Meadow Creek plat.
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 will be provided through a connection to the
Metropolitan Council interceptor line to the east of Riverbend. A 60-foot wide gas line easement runs from
the southwest corner 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.
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 preliminary plat. No final platting
of lots will be allowed in areas currently identified within the floodplain until the Letter of Map Revision is
approved by FEMA. Preliminary platting of lots is allowed per the City's policy.
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 preliminary plat and have
approved the park location and trails. The Developer currently shows a trail connection with Meadow Creek
in the south central portion of the Riverbend plan along with a sidewalk on the east side of the north/south
collector street. The City of Lakeville has suggested that a trail connection with Riverbend be established with
a proposed trail in Lakeville. The Farmington Parks & Recreation Commission has directed the Developer to
provide a 10-foot wide trail connection with Lakeville.
The Engineering Division has approved the Riverbend Preliminary Plat contingent on minor revisions.
ACTION REOUESTED
Recommend approval of the Riverbend Preliminary Plat contingent on Engineering Division comments and
forward the recommendation to the City Council.
Respectfully submitted,
.0~,..~
Lee Smick, AICP
Planning Coordinator
cc: Steve Juetten, Newland Communities
File
.
.
.
.
Site Location
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12/03/2001 15:45
5129854429
COMMUNITY DEVELOPMEN
PAGE 02
.
.
.
December 3, 2001
Michael Schultz
City of Farmington
325 Oak Street
Farmington, MN 55024
RE: Proposed Preliminary Plat for Riverbend
Dear Mr. Schultz:
This letter is intended to follow up to the comments that were provided to you in a letter dated
October 22, 2001 from Daryl Morey.
City of Lakeville staff recently met with Dakota County staff involved in the East-West Corridor
Study. During this meeting, City staff recommended that the proposed east-west corridor located
at 179tb Street east of Pilot Knob Road, near the north boundary of the proposed Riverbend plat,
be eliminated from the corridor study, The City's Transportation Plan calls for an east-west City
collector street along 17Sth Street from just east of Dodd Blvd. and ending at Pilot Knob Road. A
local street may be located further north of the proposed 179(1) Street east of Pilot Knob avoiding
the wetland mitigation area and floodplain. The Street A stub to the north property line of the
Riverbend plat and Lakeville city boundary will no longer be required since there wilt be no east-
west street in this location to tie into in the future,
City staff also recommended that the County add 170th Street (C,R 58) east of Pilot Knob Road to
the Corridor Study,
If you or other Farmington staff have any questions or would like to discuss these issues further,
please contact Daryl Morey, Director of Planning at 952.985.4422.
cc:
Keith Nelson, City Engineer
David L. Olson, Community & Economic Development Director
Dary 1 Morey, Director of Planning
Dave Zech, Acting County Engineer - Dakora County
Gene Franchette, Senior Planner - Dakota County
City of Lakeville
20195 Holyoke Avenue. Lakevitle, MN 55044
Phone (952) 985-4400. FAX (952) 985-4499. www.lakeville.mn,us
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning Commission
FROM:
Lee Smick, AICP
Planning Coordinator
SUBJECT:
Vermillion Grove 2nd Addition Final Plat
DATE:
December 11, 2001
INTRODUCTION
Rottlund Homes has submitted the Final Plat for the 2nd Addition ofVennillion Grove. The Final Plat consists
of 41 single-family lots, 26 multi-family lots, and 3 outlots platted on a total of 42 acres.
Planning Division Review
Applicant:
Rottlund Homes
J. Michael Noonan, Division Vice President
3065 Centre Pointe Drive
Roseville, MN 55113
(651) 638-0520
jmnoonan@rottlundhomes.com
Attachments:
1. Location Map
2. Application for Plat Review
3. Final Plat
4. Preliminary PUD Plans
South of 195th Street and west of Akin Road.
Location of Property:
Area Bounded By:
Single-family residential on the east, developing property on the
south and west and an elementary school on the north.
Existing Zoning:
R-3 PUD - High Density Residential Planned Unit Development
The 2nd Addition consists of 41 single-family housing units and 164
multi-family housing units. The proposed building types are as
follows:
Proposed Development:
Single-Family -
Gardens/ Garden Townhomes
Villa Townhomes
41 units
76 units
88 units
Streets and Accesses:
The single-family product is proposed for ramblers, split-levels and
two-story configurations. The gardens are slab on grade construction
and provide one-level living and consist of 4-unit buildings. The
garden townhomes include a basement. The two-story villa
townhomes consist of8 or 12-unit buildings.
The Developer proposes one access from the 2nd Addition consisting
of a connection with Akin Road from the proposed 198th Street.
Street Widths in the 2nd Addition consist of public and private
roadways.
.
Water, Sewer & Gas:
Water access is located at the newly constructed City water tower and
sewer will be available from the south through the Middle Creek
development.
Sidewalks:
A sidewalk has been proposed on the north side of 198th Street from
English Avenue to Akin Road.
Wetland:
The wetlands shown on the site are classified as protect wetlands. The
largest wetland encompasses approximately 14.8 acres and the
smaller wetland is approximately 5.6 acres in size. The protect
wetland classification requires that structures shall not be placed
within a minimum of 10 feet of the buffer area. The buffer area
provides a minimum of 75 feet from a protect wetland, thereby
requiring a minimum setback of 85 feet surrounding the entire
wetland. These types of wetlands exist in a largely unaltered state
and have special and unusual qualities that call for a high level of
protection.
.
Flood Plain:
There are no flood plains delineated on this property.
Parkland and Trails:
The Developer proposes a park located on the peninsula between the
two wetlands. A trail will provide access to the park through the
buffer area surrounding the wetlands.
DISCUSSION
Rottlund Homes proposes to plat 41 single-family lots, 26 multi-family lots and 3 outlots on 42 acres of land in
the Vermillion Grove 2nd Addition located south of 195th Street and west of Akin Road. The first phase of
Vermillion Grove was approved on February 5, 2001. In its final build-out, Vermillion Grove will consist of
94 detached residential units and 283 attached residential units. The Vermillion Grove Preliminary Plat was
approved by the City Council on July 17, 2000 and the Schematic PUD (see attached) was approved on
January 1,2000.
Transportation
The Developer proposes one access from the 2nd Addition on 198th Street that will connect with Akin
Road to the east and is classified as a local street with a width of32 feet face to face within a 60-foot
. right-of-way. Emerson Court and Emerson Circle are also classified as local streets with widths of 28
.
.
.
feet face to face within a 60-foot right-of-way. Emerson Court measures 465 feet from the
connection of 19Sth Street to the connection of Emerson Circle.
Roadways associated with the villas and gardens will be private streets and will be maintained by a
homeowners association. The widths of these roadways include 30-foot. 24-foot and 22-foot all measured
from the back of curb to back of curb as shown on the attached preliminary plan information.
Parks & Recreation
The Parks & Recreation Commission has approved a park location on the peninsula between the wetland
areas. A playground structure is proposed for this area.
The Developer proposes a sidewalk along the north side of 198th Street from English Avenue to Akin Road. A
trail system is proposed in the I st Addition of Vermillion Grove on the north side of the "protect" wetland that
will lead pedestrians to the peninsula. A 75-foot buffer easement is required in the 1 st and 2nd Additions along
the "protect" wetland and will be dedicated to the City. A lO-foot building setback from the edge of the
wetland is required in the rear yards of the lots along the wetland.
Sanitary Sewer Issue
Discussions are continuing with the Developer and the four homeowners located along Akin Road to
determine the most cost-effective and manageable route to service sanitary sewer to their homes
along Akin Road. At this time. the sanitary sewer is proposed to be routed along the shared property
line of the four properties and Vermillion Grove 2nd Addition. Resolution of the sanitary sewer
location is required before final plat approval at the City Council.
Lot Line Readjustment and Lot Split on Pettis Property
With the platting ofthe 2nd Addition, the Developer proposes to plat Lot 11 and 12 Block 2 owned by Mr. Dale
Pettis, 19735 Akin Road. Rottlund Homes has granted additional lot footage to Mr. Pettis along his rear
property line in order to include a shed and a revised driveway within his property. Until recently the existing
shed encroached into the Rottlund property. Mr. Pettis' driveway is proposed to be relocated from it current
location with direct access to Akin Road to the rear of his lot and the new driveway will access onto 198th
Street. Rottlund has also allowed the proposed Pettis lot split to appear on the Vermillion Grove 2nd Addition
plat per the approval of the City Attorney. The lot split provides a 60.291 square foot lot for the existing Pettis
home on Lot 11 Block 2 and a 34.615 square foot lot for Lot 12 Block 2 (see attached plat).
The Engineering Division has approved the Vermillion Grove 2nd Addition contingent on minor revisions.
ACTION REQUESTED
Recommend approval of the Vermillion Grove 2nd Addition Final Plat contingent on Engineering Division
comments and forward this recommendation to the City Council.
. a~Uzg
Lee Smick, AICP
Planning Coordinator
cc: Michael Noonan, Rottlund Homes
File
.
.
11/13/01
.
.
.
TUE 10:42 FAX 651 463 1611
CITY OF FARMINGTON
141 001
APPLICATION FOR PLAT REVIEW
IlllslDt
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DATE
PLAT, NAME tj e$ mill i 0 V\ ~ ("0 ue..
LOCATION t) t,t !1.u:J. 0
AREA BOUNDED BY E t\jliSh Prue ) 1(:rF,~~ g. o.,_}/ n,I'fJ If'. Dr ) At i K 1 fd
TOTAL GROSS AlU:A ~ ~ '721/ ,21Q_ .s (
ZONING DISTRICT(S) 'f> U D
NAMES & ADDRESSES OF ALL OWNERS ---=rl'ctcll+Z'Dn\J.t..'VI'+~(LS-, LLC-
u 9:DO rv(J..,'V1(\( Ave, ~.) ~l.,Lik 17Ft, EcUY\tA li5L.t35 ,
PHONE: (jb2')CfZD ~5IDO (CD1A_~ '. Jc;-lLi- E_"'o&,..~k)
NAME &. ADDRESS OF LAND Stm.VEYOR/ENGINEER P I'otr\eif E ~i I/I--{ f%( ~
2.4;JJt:;!t\...{tAfpr(b€ VI. )~~(ui01zA Ht.J1s ,5572/) PHONE &;51'iIlf]f- ;qlL(
NAMES & ADDRESStS OF ALL ADJOINING PROPERTY O~S AVAILABLE FROM:
ON:
PLAT REVItw OPTION:
PRELLl1INARY & FINAl TOGE'I'HER:
Pll PLAT ADMINISTRAtIVE FEE:
r" ll\.a. A
IN SEQUENCE:
PRE PLAT SURE'I'Y:
I HEREBY CERTIFY !HAT I AM (WE ARE) TRE FEE OWNE.R(S) OF '!HE ABOVE LAND, n!A'l' tHE
PERSON PREPARING THE PLAT HAS RECEIVED A COPY OF TITLE 11. CHAPTE.RS 1 :u 5.
:ENTITLED "SUBDIVISIONS" AND TITLE 10, CHAP'IERS 1 nmu 12 E 7!D "ZON G" THE
FARMINGTON CITY CODE AND WILL PREPARE !HE PLAT IN ACCORD CE I P IONS
CONtAINED THEREIN.
I
ADVISORY MEETING:
1. SKETCH PLAN
2. STAFF AND DEVELOPD. CONSENSUS
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.cLfarmington.mn.us
.
TO:
City Planning Commission
FROM:
Michael Schultz 1ft'
Associate Planner
SUBJECT:
Middle Creek East - Site Plan Review
DATE:
December 11, 2001
INTRODUCTION
The Middle Creek East sketch plan is being presented to the Planning Commission in an effort to
allow a "trial run" of the Site Review process proposed in the Zoning Code update. The exercise
will allow for the review of a proposed multi-family development within the Middle Creek
Planned Unit Development project. As part of the upcoming Zoning Code update, the Planning
Commission will act as a reviewinR- body for multi-family, commercial and industrial
developments within the City.
. DISCUSSION
The Middle Cre~k East development has evolved since it's original submittal in July of this year
(see attached plan dated July 30, 2001) after comments were submitted by the City's
Development Committee. The latest proposed layout reflects some of staff s comments
including:
. the length of private road cul-de-sacs
. the positioning of units to take advantage of open spaces
. circulation patterns needed for waste management
. allowing space for the future road connection of204th Street
The development is made up of mostly four-plex townhome units along with some two and
three-plex units within the proposed 185 unit project. The north-south collector roadway is
proposed to be 40 feet back-of-curb to back-of-curb with a 70-foot right-of-way. The private
roads are currently proposed at 22 feet in width. Thirty-six (36) off-street parking stalls are
proposed. A landscaping plan was not submitted along with the sketch plan but would be
required with the preliminary plat submittal.
Staff has recently forwarded comments to the developer relating to the revised sketch plan, but
will reserve those comments for purposes of this particular exercise. Staff suggests that the
.
Planning Commission utilize this exercise as a "trial run" for the upcoming approval of the Site
. Plan Review process as proposed in the Zoning Code update.
A full size copy of the sketch plan will be available at the December 11, 2001 Planning
Commission meeting.
REQUESTED ACTION
Please use this exercise as practice for future sketch plan reviews beginning sometime next year.
Make notes and comments for what additional information you may want included as part of the
review process. The comments made as part of the exercise for the Middle Creek East
development likely will not be forwarded to the developer as this time, but may be addressed
during Preliminary Plat review.
Michael Schultz
Associate Planner
.
.
.
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