HomeMy WebLinkAbout05.14.02 Planning Packet
City of Farmington
325 Oak Street
Farmington, MN 55024
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AGENDA
REGULAR PLANNING COMMISSION MEETING
May 14, 2002
7:00 P.M.
CITY COUNCIL CHAMBERS
1. CALL TO ORDER
2. APPROVAL OF MINUTES
a) March 12,2002
h) ;\1'819, 2QQ2 (te he preseRtea at tke l'lElKt regular CemmissieR meetiftg)
b) March 26, 2002
3. PUBLIC HEARINGS
a) Giles Addition Preliminary Plat
Applicant: Tim Giles
e> Middle Creek East Preliminary Plat (Middle Creek PUD)
Applicant: DR Horton & Arcon Development
c) Variance Application - Encroach into minimum setback with propone tank
Applicant: Pellicci Hardware
4. DISCUSSION
a) Meadow Creek 2nd Addition Final Plat
Applicant: Progress Land Company
b) Sketch Plan of Former St. Michael's Property
Applicant: Colin Garvey and Pete Elvestead
c) Maximum Lot Coverage - Steve VanWinkle, 18627 Everest Path
d) Joint City CouncillPlanning Commission meeting - May 28, 2002
5. ADJOURN
~g Commissioners:
City Staff:
Dirk Rotty, Todd Larson, Chaz Johnson, Ben Barker, Bob Heman
Kevin Carroll, Community Development Director
Lee Smick, Planning Coordinator
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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
Michael Schultz \tf(O
Associate Planner
Preliminary Plat Approval - Giles Addition
May 14, 2002
Tim Giles, TC Construction, has submitted the Preliminary Plat for the Giles Addition located at the
northeast intersection of Pilot Knob Road and 190th Street. The plat consists of 5 single-family lots on a
total of 2.7 acres.
Planning Division Review
Applicant:
Attachments:
Tim Giles
TC Construction
PO Box 51
Elko, MN 55020
1. Location Map
2. Application for Plat Review (submitted March 12,2002)
3. Preliminary Plat (Sheet 1 of 4)
4. Preliminary Utility Plan (Sheet 2 of 4)
5. Preliminary Grading Plan (Sheet 3 of 4)
6, Preliminary Landscape Plan (Sheet 4 of 4)
7. Letter to Developer dated May 7, 2002
8. Memo from Dave Sanocki dated May 9,2002
9. Memo from Jim Bell, Park & Rec Director dated May 8,
2002
March 12, 2002 (Planning Commission has 70 days to act on the
submittal of a Preliminary Plat application). May 14, 2002
would be day 64.
Preliminary Plat Submitted:
Location of Property:
Area Bounded By:
Existing Zoning:
Northeast corner of Pilot Knob Road and 190th Street.
Single-family residential to the north and east, road right-of-way
to the west and south.
R-l - Low Density Residential District
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Proposed Development:
The plat consists of nine (9) single-family lots, a tot lot and one
(1) Outlot.
Streets and Accesses:
The property is currently has access along English Ave and 1 89th
Street W.
Utilities (Water, Sewer & Gas):
Water and sanitary sewer access is available through English
Ave, though the existing services need to be relocated because
they cross through several of the lots to Pilot Knob Road.
Engineering is requesting additional information concerning the
relocation of these services.
Sidewalks:
A trail currently exists on the east side of Pilot Knob Road and
the north side of 190th Street. The Parks & Recreation
Commission is requesting that a sidewalk be installed on the
west side of English Ave to the intersection of 1 89th Street W.
Wetland:
Wetlands do not exist on the property.
Flood Plain:
There are no flood plains delineated on this property.
Parkland and Trails:
The Developer is will be dedicating a 17,132 square foot tot lot
on the southeast comer of English Ave and 189th Street W.
DISCUSSION
The developer proposes to plat nine (9) single-family lots on four (4) acres within the Giles Addition plat.
The proposed plat is zoned R-l Low Density Residential district and is located southwest of the Silver
Springs neighborhood. The following are the area calculations for the proposed plat:
Single-family lots =
Existing ROW =
Total Outlot Area =
Park Area =
Total Area =
119,588 sq. ft.
31,313 sq. ft.
7,076 sq. ft.
17.132 sq. ft.
175,108 sq. ft. ( 4.02 acres)
Road Access
The proposed development has existing access from 190th Street to English Ave and also 189th Street, all
of which are existing streets.
Surrounding Land Uses
The proposed development is surrounded essentially by single-family development with the exception of
Pilot Knob Road and 190th Streets abutting the development to the west and south, respectively. The
Silver Springs development is located to the north and east, the Akin Hills development is located on the
south side of 1 90th Street and Nelson Hills Farm is located on the west side of Pilot Knob Road. Some
existing older single-family residential is located to the east and southeast along what was the original
Pilot Knob Road alignment.
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Lot Grades
The developer and engineer need to demonstrate that the lot grades on the rear of Lots 1, 2 and 3, Block 1
are less than 12% from the rear of the house to the rear property line. In Title 11: General Subdivisions;
Chapter 4: Design Standards; Title 2: Lots:
(A) Area: The minimum lot area, width and depth shall not be less than that established by the
City Zoning Ordinance in effect at the time of adoption of the final plat. Any lot created on land
exceeding twelve percent (J 2%) in slope shall be at least ten percent (J 0%) larger than the
minimums outlined.
If the slope of these lots are at 12%, the lots will need to either be platted 10% larger than the minimum
(11,000 sq. ft.) or the rear lots will need to be graded at something less than 12%.
Landscaping
The Developer is proposing to install a six (6) foot high wooden fence from the northwest corner of Lot 1
to the southwest corner of Lot 7, Block 1 to provide a sound barrier for the properties. Details of the style
of the wooden fence are not currently identified on the plan. Staff would suggest that the Developer be
responsible for the installation of the fence and that a timeframe for the installation of the fence be
included in the Development Agreement.
The City's Subdivision Ordinance also requires that proposed lots abutting a Minor Arterial roadway be
platted 20-feet deeper to provide additional space for berming and buffering as a noise barrier. Because
the depth of the lots have been predetermined with the widening of Pilot Knob Road and the construction
of English Ave as part of that same project, staff suggests that the developer add additional landscaping
along with the proposed 6-foot wooden fence. This will create the necessary noise barrier from traffic
along the County roadway.
Tree species are identified on the landscaping plan as being 2.5" caliper Linden or Ash trees. Staff would
request that the developer identify the exact tree species for each proposed boulevard tree. Staff would
also require that the deciduous trees in the rear yards of the properties backing up to Pilot Knob Road be
replaced with an evergreen species.
Outlot A
Outlot A identified on the plat should be removed from the proposed Preliminary Plat. Identified as
Parcels 39D and 39F as part of the former C.S.A.H. 31/ Akin Road right-of-way, the proposed outlot is
not considered a buildable lot and does not contain a future city storm water pond.
Engineering Comments
Attached is a memo dated May 8, 2002 from David Sanocki, Engineering Division, addressing the
engineering issues related to the proposed development.
The major engineering issue relating to the platting of this property is the relocation of the sanitary sewer
and water lines that followed the former Akin Road alignment. The Engineering Division is requesting
the sanitary sewer be a minimum of 25 feet between the pipe and any proposed homes. The sewer line
must also maintain 10' of separation between the proposed sanitary and watermain lines.
.
.
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Parks & Recreation Comments
Park Dedication
The Parks & Recreation Commission is requesting that the Developer dedicate a small tot lot for the
neighborhood. The tot lot would resemble the Troyhill tot lot on Everest Path and Evenston Dr. The
proposed tot lot measures 17,132 square feet in size and is acceptable to the PARAC. The PARAC have
also requested that the Developer install two (2) signs warning motorists of the location of the tot lot,
shown on the plat at the south and north end of English Ave prior to approaching the tot lot.
Trails and Sidewalks
A bike trail exists on the east side of Pilot Knob Road and the north side of Akin Road; there are no
sidewalks currently located within the Silver Springs neighborhood. The P ARAC is requesting that a
sidewalk be installed on the west side of English Ave from 190th Street W. to the point of the southwest
comer of English Ave and l89th Street W.
ACTION REQUESTED
Staff is recommending that the Planning Commission continue the Public Hearing until the next regularly
scheduled meeting in order to allow the Developer to address the following:
1. Issues outlined by Dave Sanocki, Engineering Division in the memo date May 8, 2002;
2. Issues relating to the landscaping plan and styling and timing of the construction of the (sound
barrier) fence;
3. Removal of Outlot A from the Preliminary Plat;
4. Identify the requested sidewalk on the west side of English Ave.
Respectfully submitted,
Michael Schultz
Associate Planner
cc: Tim Giles, TC Construction
Development File
Location Map
Giles Addition
IJ!kJ.J 11-(
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APPLICATION FOR PLAT REVIEW
DATE
3-/,})-O~
PLAT NAME
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LOCATION
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1- ~c~s
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AREA BOUNDED BY
TOTAL GROSS AREA
ZONING DISTRICT(S)
NAMES & ADDRESSES OF ALL OWNERS S ~ 6 1'"'7.,4/\ Gt'Lt..) (TL Cc.., S~r L
PHONE: -( yO) If b t - '5 <7 q c.(
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N&~ & .~DRESS OF L~~ SultVEYOR/ENGINEER
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NA..'1ES & ADDRESSES OF ALL ADJOINING PROPERTY Ow'}lERS AVAII..A3LE FROM:
ON:
PLAT REVIEW OPTION:
PRELI~INARY & FINAL TOGE:EER:
PRE P~AT ADMINIST~~TIVE FEE:
IN SEQUENCE: ~
PRE PLAT SURETY:
I HEREBY CERTIFY THAT I &~ (WE ARE) THE FEE OWNER(S) OF THE ABOVE L~~J THAT THE
PERSON PREPARING THE PLAT HAS RECEIVED A COPY OF TITLE 11, C~~TERS 1 THRU 5,
ENTITLED "SUBDIVISIONS" &~ TITLE la, CHAPTERS 1 THRU 12 ENTITLED "ZONING" OF THE
F.~~INGTON CITY CODE &~D WI~L PRE?~ THE PLAT IN ACCORD&~CE WITH THE PROVISIONS
CONTAINED THEREIN.
-7 x!~ ;4
SIGNATURE OF OWNER
7-- jl) - c) :2
.J
DATE
ADVISORY MEETING:
1. SKETCH PLAN
2. STAFF &~D DEVELOPER CONSENSUS
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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
May 7, 2002
Tim Giles
TC Construction
P.O. Box 51
Elko, MN 55020
RE: Giles Addition Preliminary Plat Review
Dear Mr. Giles,
Planning staff has completed their review of the Preliminary Plat documents submitted to our
office on May 2, 2002. Attached is a copy of the letter dated April 4, 2002 requesting specific
issues be addressed.
The following are issues that staff identified in its review of materials.
1. Name of Plat. The plat application that was submitted indicates that the proposed plat name
is Giles Addition, the name shown on the plat documents indicates Silver Springs 3rd
Addition.
2. Easements are not indicated on any of the proposed lots. The City's minimum easement
requirements are ten (10) feet in the front and rear and five (5) feet on the side yards.
Engineering staff will have additional comments concerning the required easements as part
of this plat.
3. Use and/or conveyance of Outlot A? This lot is an unbuildable lot and is not considered as
part of parkland dedication or a storm water pond. Will Outlot A be conveyed to the adjacent
property owners since they currently utilize the property as access to their respective
properties?
The City Code defines Outlot as: a lot remnant or parcel of land left over after platting,
which is intended as open space or other use, for which no development is intended and for
which no building permit shall be issued. The future use of the property should be
determined before the Final Plat is approved.
4. Who owns/controls Parcel 38 and Parcel 39A identified outside of the plat? Has the property
been dedicated over to Dakota County and/or the City as right-of-way? Dakota County
property records indicate that you as the current property owner.
AIAct..~f # 7 (, I ,.,f- Z ')
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5. A landscaping plan was not included as part of the submittal. A landscaping plan should be
submitted identifying the proposed boulevard plantings. The planting plan should also
include a planting plan for the rear lots abutting C.S.A.H. 31 and 190th Street W. The City
will require an earth berm and/or vegetation that should buffer and minimize traffic noise
from both roadways (C.S.A.H. 31 is classified as a minor arterial roadway, 190th Street W. is
classified as a collector).
6. The Parks & Recreation Commission will require a sidewalk be installed on the west side of
English Ave from 189th Street W. to 190th Street W. to tie in with the existing trail (see
attached memo from Jim Bell).
7. The Parks & Recreation request that two (2) signs be placed (one on each end of English
Ave) warning traffic of the location of the tot lot.
8. Lot 8, Block 1 is shown to have a lot area of 188,049 square feet (or 4.32 acres), staff
believes this number is incorrect. This should be corrected.
9. Are any protective covenants proposed for this development?
All of these issues need to be addressed prior to receiving Preliminary Plat approval by the City
Planning Commission. If this information can be forwarded to staff by no later than 4:30 p.m. on
Thursday, April 9t\ it can be included in the staff report to the Commission.
If you have any questions concerning any of these issues please contact me at (651) 463-1821.
Michael Schultz
Associate Planner
cc: Russ Damlo, Probe Engineering Co., Inc
Development File
(f. 2 of: 2.
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farminlrton.mn.us
TO:
Lee Smick, Planning Coordinator
David Sanocki, Engineering Division p j
FROM:
SUBJECT: Silver Springs 3rd Addition Preliminary Plat Review
DATE: May 9,2002
Engineering staff has reviewed the preliminary plat that was submitted for the above referenced
project. The following comments need to be addressed prior to the next submittal:
1. The proposed sanitary sewer alignment does not meet City standards. The minimum grade
for 8" PVC sanitary sewer is 0.40%. Also, the sanitary sewer alignment should allow a
minimum of 25 feet between the pipe and any proposed homes. Show a minimum easement
over all utilities (10' on each side of the pipe centerline). Maintain 10' of separation between
the proposed sanitary and watermain at all times.
2. Drainage from one lot may not flow onto another without a drainage easement (Lots 4
through 7 of block I).
3. Submit project storm sewer computations with drainage area map for review. How will
project storm water be treated? Where will the water be routed? Overland drainage can not
be routed more than 400' without a catchbasin (There is an existing storm sewer located on
the east side of Pilot Knob). Will ponds be necessary? Ifso, where will they be placed?
4. The storm sewer proposed at the rear of lot 7 block I will need to be connected to the
existing storm sewer at a minimum of a 90-degree junction angle.
5. There is no existing sewer and water service that has been stubbed for the proposed park
(Outlot B) and lot 1 block 2.
6. Verify the proposed ground elevation (964.8) in the back oflot 2 block 1. Proposed grades
(966 contour) west of this location are higher.
7. Include proposed lot corner elevations for all lots.
8. The proposed rear lot grades for lots 1 to 3 of block 1 are very steep. Will a retaining wall be
necessary to allow for a flat area in the back yards?
Design changes due to the above listed items could affect the easement locations for the
proposed plat. It is recommended that the design engineer set up a meeting with engineering to
discuss the proposed utility improvements further.
cc:
File
Lee Mann, Director of Public W orks/City Engineer
Kevin Carroll, Community Development Director
Mike Schultz, Associate Planner
v4&d~ .:If 8'
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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:
Mike Schultz
FROM:
James Bell, Parks and Recreation Director
SUBJECT:
Silver Springs 3rd Addition - Park Dedication Requirements
DATE:
May 8, 2002
INTRODUCTION
The Silver Springs 3rd Addition will require park dedication.
DISCUSSION
The Parks and Recreation Commission (PARAe.) has reviewed the Silver Springs 3rd Addition and
recommends to the City Council that the developer dedicates land on the east side of English Ave. as per the
plan to meet the park dedication requirements. This dedication would be consistent with park plans for that
area of the city.
In addition to the parkland, the PARAC also suggests that a sidewalk be placed on the west side of English
A ve. to the Akin Road trail.
~rs~
James Bell
Parks and Recreation Director
Cc: Planning Commission
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning Commission
FROM:
Lee Smick, AICP \( ec
Planning Coordinator
SUBJECT:
Middle Creek East Preliminary Plat
DATE:
May 14,2002
INTRODUCTION
DR Horton and Arcon Development Inc. jointly propose to plat 185 lots on 74.7 acres located east ofCSAH
31 and Middle Creek 1 s., 3rd and 4th Additions, south of the proposed 203rd Street and DNR Protect wetland,
west of the Pine Knoll subdivision and Middle Creek Estates, and north of Middle Creek and the Farmington
Industrial Park. The property was rezoned to R-3 PUD High Density residential on February 7, 2000 with an
amendment to include 35 acres to the south of the project approved on April 3, 2000. A negative declaration,
stating that the project does not have potential significant environmental effects that warrant the preparation of
an Environmental Impact Statement was accepted by the City Council on July 17, 2000.
The property was recently rezoned to PUD Ord. #000-448 on May 6, 2002 during the Zoning Map Update
process. The Zoning Map identifies the property as Medium Density. The Medium Density classification
allows for townhomes at 8.5 units/acre. The plat shows a density of 5.1 units/acre.
Planninl! Division Review
Applicant:
D R Horton Custom Homes
Don Patton, Sr. Vice President
20860 Kenbridge Court, Suite 100
Lakeville, MN 55044
952-985-7824
Arcon Development, Inc.
Larry Frank, Project Manager
7625 Metro Boulevard, Suite 140
Edina, MN 55439
952-835-4981
Referral Comments:
1. Parks & Recreation Division
2. Minnesota Department of Natural Resources
3. Dakota County Soil and Water Conservation District
Attachments:
1. Location Map
2. Application for Plat Review
3. Middle Creek East Preliminary Plat
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Location of Property:
East of CSAH 31 (Pilot Knob Road) and Middle Creek 1 S\ 3rd and 4th
Additions, south of proposed 203rd Street and the DNR Protect
wetland, west of Pine Knoll subdivision and Middle Creek Estates,
and north of Middle Creek and the Farmington Industrial Park.
Area Bounded By:
Wetlands on the west and north, single-family residential and
wetlands on the east, and the river and industrial park on the south.
Existing Zoning:
R-3 PUD
Proposed Development:
The Developer proposes multi-family development on the preliminary
plat and is identified by the following categories:
Multi-Family Residential
Outlot A
Outlot B
Outlot C
Outlot D
OutlotE
OutlotF
Outlot G
Outlot H
Outlot I
Outlot J
185 Lots
10.35 acres
0.94 acres
10.2 acres
6.7 acres
1.4 acres
4.19 acres
3.6 acres
3 s.f.
0.5 acres
1974 s.f.
Wetland
Pond
Wetland
Wetland
Pond
Future Development
Future Development
Right-of-way
Pond
Monument Sign
Streets and Accesses:
The development proposes both fublic and private streets. The public
streets include 203rd Street, 206 Street, and Eastview Avenue. Both
203rd Street and Eastview Avenue are designed as collector streets at
38 feet in width with a 70-foot right-of-way. 206th Street is designed
as a local street at 28 feet in width with a 6O-foot right-of-way. The
remaining streets on the plat are private and will be maintained by a
homeowner's association. These streets are 22 feet in width.
Water, Sewer & Gas:
Water access is located at the newly constructed City water tower and
will be required to be accessed from Vermillion Grove north of the
site. Sewer is available from the newly installed Middle Creek
sanitary sewer line along the southern portion of the property. A 100-
foot wide gas line easement runs north and south along the western
edge of the plat. No structures may be located within the easement.
Sidewalks/Trails:
Sidewalks and trails exist throughout the project. Sidewalks are
located along the south side of 203rd and 206th Streets and along the
west side of Eastview Avenue. Trails exist along the north side of
203rd Street and the east side of Eastview Avenue. The trail along
Eastview A venue will extend to the trail that runs on the north side of
CSAH 50 in the future.
Topography:
Site topography is rolling except along the western and eastern
portions of the site where the wetland and drainage areas are located.
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Wetland:
The wetland on the easterly portion of the site is identified as a
protect wetland. The Protect wetland classification requires that
structures shall be placed a minimum of 85 feet from the wetland.
These wetlands exist in a largely unaltered state and have special and
unusual qualities that call for a high level of protection. The wetlands
along the westerly edge of the site are not classified. The Wetland
Classification Map identifies this area as the pond boundary for the
100-year storm event.
Flood Plain:
A floodplain exists on the westerly portion of the site. The City's
engineer has conducted a floodplain study and the 100-year
floodplain has been re-delineated to show a reduction in the
floodplain limit to the north.
Parkland and Trails:
The Developer proposes a 0.8-acre park area on the southern portion
of the site. This park will be access the 6.7-acre park dedicated in the
Middle Creek Estates project.
Additional Comments
The Developer proposes to plat 185 multi-family units in 48 buildings on a 79.2-acre site within the Middle
Creek East Preliminary Plat. The Developer has "ghost" platted an additional building that includes 4 of the
185 lots on the south side of the plat in anticipation of constructing the building if or when the access to the
park is relocated from the Middle Creek East development.
. Transportation Analysis
The preliminary plat shows two accesses from the project with a third access to the south in the future. The
first access is 203rd Street to the east and west. 203ra Street to the west will intersect with Pilot Knob Road and
Akin Road to the east providing an east/west corridor meeting the requirements of the 2020 Thoroughfare
Plan.
203rd Street is considered a minor collector street and is proposed with a 70-foot right-of-way width with a 40-
foot roadway measured from the back of curb to the back of curb. A resolution to the construction of 203rd
Street adjacent to the Daniel McCarthy property (5014 W. 203rd Street) has been proposed. As stated in past
staff memos, an 80-foot wide City easement exists to allow the continuation of 203rd Street to the east,
however, upon review of the 1971 easement it was apparent that McCarthy's well and a portion of his home
encroached into the easement. Negotiations continue with this issue, however, the need to provide an
east/west corridor has generated a temporary solution to the roadway alignment. As shown on the plan, the
Developer proposes a 20-foot wide lane on the north side of 203rd Street and a 15-foot wide lane on the south
side. This will provide a 19-foot wide separation between the road edge and the comer of the McCarthy house
and still maintain the roadway within the City's 80-foot wide easement. Upon any development of the
McCarthy property in the future, the southern lane would be increased to full City standards of 38 feet in
width. A sidewalk is shown on the south side and a trail is shown on the north side of203rd Street.
The second access is 206th Street that connects with Pilot Knob Road to the west. This access is considered a
local street and is proposed with a 60-foot right-of-way width with a 30-foot roadway measured from the back
of curb to the back of curb. City standards require that a sidewalk be located on one side of this local street. A
sidewalk is shown on the south side of 206th Street.
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The third access to the south of Middle Creek East is Eastview Avenue. The street will connect with 203rd
Street on the north and is proposed to connect in the future with 208th Street on the south. The roadway is
considered a minor collector and is proposed with a 70-foot right-of-way and 40- foot roadway measured from
the back of curb to the back of curb. This roadway is proposed to connect with 208th Street to the south in the
future and will allow access through the Farmington Industrial Park to CSAH 50. Future plans for 208th Street
include the connection with Pilot Knob Road on the west and Akin Road on the east providing an additional
east/west corridor. A temporary cul-de-sac is shown on the Middle Creek East plat at the southerly end of
Eastview Avenue. A connection of Eastview Avenue to 208th Street will be required upon development south
of Middle Creek East.
The attached memo from Lee Mann, City Engineer states his recommendation to require the developer to
connect Eastview Avenue to 208th Street as a condition of the final plat. Negotiations are still commencing to
determine the connection requirements by the developer.
Roadways associated with the multi-family areas will be private streets shown at 24 feet back to back and will
be maintained by a homeowners association.
Housing Characteristics
The developer proposes 2,3, and 4 unit buildings that are single level with a basement. A total of 185 units is
proposed within the preliminary plat, with 181 units proposed for construction. The units are proposed to start
at $180,000.
Agency Analysis
The letter submitted by the Minnesota Department of Natural Resources dated February 4,2002 stated that the
EA W approved in July of 2000 is slightly different than to the submitted plans showing 48 structures rather
than the 40 approved in the EA W. However, the preliminary plat shows 185 units where the EA W showed
194 units. Erik Peters of Bonestroo stated that the impacts of impervious surface on runoff rates, volumes, and
pollutant loading would be mitigated for in the same way and extent as discussed in the EA W. Therefore, any
additional impervious will be accounted for in the preliminary and final design phases of the project.
The DNR also stated that the preliminary plat now shows a crossing of Middle Creek that wasn't proposed in
the EA W. Therefore, a DNR Protected Waters Permit needs to be applied for in the future in order for the
bridge crossing on Eastview Avenue to occur.
Additionally, Wetland Conservation Act (WCA) permits need to be obtained for the existing wetlands. The
wetland on the easterly portion of the site is identified as a protect wetland. The Protect wetland classification
requires that structures shall be placed a minimum of 85 feet from the wetland. These wetlands exist in a
largely unaltered state and have special and unusual qualities that call for a high level of protection. The
wetlands along the westerly edge of the site are not classified. The Wetland Classification Map identifies this
area as the pond boundary for the 100-year storm event.
A floodplain exists on the westerly portion of the site. The City's engineer has conducted a floodplain study
and the 100-year floodplain has been re-delineated to show a reduction in the floodplain limit to the north.
Park Dedication
The Developer proposes a 0.8-acre park area on the southern portion of the Middle Creek East plat. This park
will allow access to the 6.7-acre park dedicated in the Middle Creek Estates project. The Parks and Recreation
Director, Jim Bell, has submitted a memo dated May 8, 2002 stating requirements for the park area in the
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Middle Creek East development. If and when development occurs to the south of Eastview A venue, the Parks
and Recreation Commission will review that development to determine if a more feasible access to the park
south of Middle Creek Estates is possible. The park area shown on the Middle Creek East plat should remain
vacant until development occurs south of the plat. At that time, staff will evaluate if access to the 6.7-acre
park south of Middle Creek East is feasible. If the access to the park is relocated from the Middle Creek East
plat, an additional building may be constructed in the park's location.
Engineering Requirements
The Engineering Division recommends the approval of the preliminary plat contingent upon any minor
. . .
engmeenng Issues.
ACTION REQUESTED
Recommend approval of the Middle Creek East Preliminary Plat and forward the recommendation to the City
Council contingent upon the following issues:
1. Comply with the requirements stated in the May 8, 2002 memo from Jim Bell, Parks and Recreation
Director.
2. Minor engineering issues need to be addressed and approval of construction plans for grading, storm water
and utilities by the Engineering Division needs to be granted.
Re~~
Lee Smick, AICP
Planning Coordinator
cc: D R Horton, Don Patton
Arcon Development, Larry Frank
Location Map
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Middle Cr~k
East Location
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APPLICATION FOR PLAT ~~VIEW
DATE I - 7 -o'Z..
PLAT NAME ~\ '\ c:L~ t G- C. ree l Eo. ~~
LOCATION DJ \- t c ~ -r Mid d lL C-{'--{~ L A cU I \.-, C /\
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ZONING DISTRICT(S)
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NAMES & ADDRESSES OF ALL OWNERS lOi:!hb Ee.'\b!'IJ~o(, cr '1&L~ Mt:.4-1'C Iv.] 350
La>.. k,j; \1'( M It 5~ 04-( E'di~ M/I 55430,
PHONE: P R. . ~ o^l,.'"I - 'tCj z - q B 1; - 7~ z ~ 4.eco:..; 6il. - 835 - 4'98 J
NAME & ADDRESS OF LAND SURVEYOR/ENGINEER :AD:1<a Et1.jl f1u.r-J"""L 4Zz. F"'-k~f'l'l!>'- 0,-
J:::l~", <t, k"\ I-.\.c Lii t.J.? M/l ~ $) V::; PHONE l.,<?i - (;8 1'- lei .4
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NAMES & ADDRESSES OF ALL ADJOINING PROPERTY QlmERS AVAILABLE FROM: t)~ \-\ T\ \..L~
~"'-'\~o.l\,,\ '\"='Z-qP,'5'1~'S ON: I - /4 - 0 1
PLAT REVIEW OPTION:
PRELIMINARY & FINAL TOGETHER:
IN SEQUENCE: )(
PRE PLAT SURETY:
PRE PLAT ADMINISTRATIVE FEE:
I HEREBY CERTIFY THAT I AM (WE ARE) THE FEE OWNER(S) OF THE ABOVE W\J.'ID, THAT THE
PERSON PREPARING THE PLAT HAS RECEIVED A COpy OF TITLE II, CHAPTERS 1 THRU 5,
ENTITLED "SUBDIVISIONS" AND TITLE la, CHAPTERS 1 THRU 12 ENTITLED "ZONING" OF THE
FARMINGTON CITY CODE AND WILL PREPARE THE PLAT IN ACCORDANCE WITH THE PROVISIONS
CONTAINED THEREIN.
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SIGNATURE OF OWNER
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DATE
ADVISORY MEETING:
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JAN ~7/j;, l!
8 2002'/ !/
1. SKETCH PLAN
2. STAFF AND DEVELOPER CONSENSUS
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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:
Lee Smick, Planning Coordinator
FROM:
James Bell, Parks and Recreation Director
SUBJECT:
Middle Creek East Plat
DATE:
May 8, 2002
After reviewing the Middle Creek East Plat for the park requirements as requested by the
Parks and Recreation Commission (P ARAC), it has been noted that the requirements
have not been fulfilled. The P ARAChas indicated a desire to have street access for the
parkland that was dedicated during the acceptance of Middle Creek Estates. The
following is recommended to meet the park requirements:
. The most southerly multiple housing unit on the east side of East Oaks Drive should
be eliminated to allow street access to the parkland.
. A trail should be shown from Eastview Ave. to the ballfield area to tie into the trail
that will be constructed from the Middle Creek Estates area.
. The land should remain vacant on the plat until staff can determine what is going to
happen with the land to the south of the plat along Eastview Ave.
~ 6>>
James Bell
Parks and Recreation Director
CC: P ARAC
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Lee Smick, Planning Coordinator
Lee M. Mann, P .E., Director of Public W orks/City Enginee~
FROM:
SUBJECT:
Middle Creek East - Preliminary Plat
DATE:
March 7, 2002
Engineering staff has completed a review of the submittal for the Middle Creek East Preliminary Plat
and forwards the following comments:
1. Staff is continuing to coordinate with the developer to accomplish the connection of 203rd Street
on the east edge of the plat. It is recommended that the connection of203rd Street at the east edge
of the plat be a requirement of the final plat.
2. Staff is continuing to coordinate with the developer to accomplish the connection of Street 1 with
208th Street. It is recommended that the connection of Street 1 with 208th Street be a requirement
of the final plat.
3. Engineering staff is in the on-going process of reviewing the storm sewer, utility and street plans
for the project. Based on review of the engineering issues, approval of the preliminary plat is
recommended at this time. Final plat approval will be subject to the resolution of any engineering
issues identified during the review of the final construction plans and storm water management
calculations.
cc: file
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Minnesota Department of Natural Resources
Metro Waters - 1200 Warner Road, St. Paul, MN 55106-6793
Telephone: (651) 772-7910 Fax: (651) 772-7977
February 4, 2002
City of Farmington
Attn: Michael Schultz, Associate Planner
325 Oak Street
Farmington, Minnesota 55024
RE: Middle CreekEast Preliminary Plat, City of Farmington, Dakota County
Dear Mr. Schultz:
Thank you for sending the preliminary plat, dated January 8, 2002, for the Middle Creek East Development to
the DNR for review. The Middle Creek East Development is located in portions of the NE 1/4 and SE1/4 of
Section 25, Township 114N, Range 20W, Dakota County. After reviewing this preliminary plat, I have the
following comments to offer:
1.
The majority of this plat was previously reviewed under the EA W process for the Murphy Farm PUD
back in the summer of2000. While these two developments are similar, there are some potentially
significant new items:
a. The building density has increased from 40 to 49 structures. The DNR comments in the EA W
process identified the increase of runoff associated with impervious surfaces as a major
concern with proposed development in the area. The increase in structure density of this
new/revised plat raises those concerns anew. How much more impervious surface is this
project going to have over the area as reviewed under the Murphy Farm EA W?
b. The project now shows a crossing of Middle Creek, a DNR protected watercourse. The area
of the bridge was not included within any previous EA W for the site. A DNR Protected
Waters Permit is required for this bridge crossing. Due to sensitive resources within Middle
Creek and downstream in the Vermillion River, I suggest that developers contact the DNR
Community Assistance Coordinator, Michele Hanson (ph 651-772-6152) as early as possible
in order that bridge design may include methods of protecting and enhancing stream
resources.
c. The Middle Creek Bridge should also be reviewed for any impacts to the 100 year flood
elevations in the area.
2. Under the Murphy Farm/Vermillion Grove EA W processes there was mention of the impacts on DNR
Wetland 19-353W including the need for construction of an outlet. At the time, the DNR issued a
Protected Waters Permit for the construction of an outlet to this wetland (permit 2001-6038). To my
knowledge this outlet has yet to be built. This permit was issued November 28, 2000 and is set to
expire on November 30, 2002.
3.
Ultimately this project area drains to the Middle Creek. There are no details for the connection of this
system to Middle Creek. Please provide these details so we can review them for DNR Permit
requirements.
DNR Information: 651-296-6157 · 1-888-646-6367 · TrY: 651-296-5484 · 1-800-657-3929
An Equal Opportunity Employer
Who Values Diversity
~ Printed on Recycled Paper Containing a
\.... Minimum of 20% Post-Consumer Waste
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City of Farmington
Attn: Michael Schultz, Associate Planner
February 4, 2002
Page 2
4. Curb, gutter and stormsewers funnel stormwater and pollutants to sediment ponds. Sediment ponds
normally remove only a fraction of the pollutants before the stormwater is discharged to streams and
lakes. Whenever possible streets should be constructed without curb, gutter and stormsewers. Wide,
shallow swales should be used to convey stormwater due to their ability to remove some pollutants and
infiltrate some water. Stormwater swales work best when they contain native vegetation that is mowed
only once a year. In addition, the use of swales has been shown to be less expensive than constructing
stormsewers, curbs and gutters.
5. The following comments are general and apply to all proposed developments:
A. If construction involves dewatering in excess of 10,000 gallons per day or 1 million gallons
per year, a DNR appropriations permit is needed. If the application is for less than 50 million
gallons, then it typically takes five (5) days to process the permit.
B. If construction activities disturb five acres of land, or more, the contractor must apply for a
stormwater permit from the Minnesota Pollution Control Agency.
C. The comments in this letter address DNR Waters jurisdictional matters and concerns. These
comments should not be construed as DNR support or lack thereof for a particular project.
Thank you for submitting the preliminary plat to the DNR for review. Please contact me at 651-772-7916
should you have questions about these comments.
stZ
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Peter Leete
Hydrologist
~
c: Dakota Soil and Water Conservation District, Brian Watson
Vermillion Watershed Management Organization, c/o Lisa Ring, Dakota County Planning
U.S. Army Corps of Engineers, Dan Seemon
DNR Watershed Initiative, Michele Hason
DNR Ecological Services, Wayne Barstad
Unnamed Wetland (19-353W) File
Farmington General File
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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
February 5, 2002
D ~@[gO\Yl
FEB - 5 2002
~
Ref.: 02-FRM-002
Mr. Mike Schultz
City of Farmington
325 Oak Street
Farmington, MN 55024
RE: REVIEW OF THE PRELIMINARY GRADING PLANS FOR MIDDLE CREEK EAST
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 185 multi-family lots on approximately 79 acres.
The following report discusses wetland permitting issues associated with the proposed Middle Creek
crossing, summarizes the proposed erosion controls, and submits additional erosion control
recommendations.
Wetland Permitting Issues
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A crossing of Middle Creek is proposed. The crossing and associated impacts are regulated by the City
and the DNR. Our records show this impact was not in the EA W for the PUD or in the wetland
replacement plan application for the development. Accordingly, WCA and DNR permits need to be
obtained prior to preliminary plat approval. Further, the applicant should work closely with the DNR and
SWCD to develop a plan to minimize short and long term impacts associated with the proposed crossing.
Erosion Control Observations
1. Silt fence at down gradient grading limits.
2. Multiple stormwater ponds.
3. Erosion control details.
Erosion and Sedimentation Control Comments and Recommendations
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1. Develop a phased grading plan to show how drainage on the site will be controlled during active
grading. This phased grading plan should show interim water conveyance and location of temporary
stormwater ponds.
2. As part of the permitting issues discussed above, develop a stream crossing erosion control plan.
Show how flow will be controlled or diverted during the stream crossing and culvert placement.
Coordinate closely with the DNR.
3. All graded slopes tributary to wetlands or floodplain should be brought to final grade 3;nd stabilized
immediately.
4. Construct the permanent stormwater ponds first to use as temporary sediment basins and divert all
construction site runoff to these ponds. Install a floating riser or similar structure to enhance sediment
AN EQUAL OPPORTUNITY EMPLOYER
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Middle Creek East
02-FRM-002
2
trapping efficiency. The pond should be stabilized immediately and a controlled overflow structure
installed.
5. Install heavy duty silt fence to protect all wetland areas.
6. Install a double row of heavy duty silt fence to protect Middle Creek. Place the fence outside of the
proposed buffer and have the fences about 6-10 feet apart.
7. Stabilize all 3: 1 and steeper slopes with erosion blanket or hydromulch with tackifier. Show the
location of these areas on the plan. Require that once these areas are exposed, they are fmish graded
and stabilized promptly.
8. Install all silt fence on-contour. Cross-contour silt fence tends to concentrate runoff and cause silt
fence failures.
9. Show the location of the rock construction entrance and limit egress to one point.
10. Show the location and type of energy dissipation devices at all storm sewer outfalls.
11. Show the location and type of check dams in areas of concentrated flow.
12. Show the location of the rock construction entrance.
13. Include notes regarding NPDES permit requirements on the plan, including inspection and
maintenance timing.
14. Include locations and specification of all erosion controls on the plan.
15. Additional controls may be deemed necessary during construction to protect the DNR wetland.
Closing
There are opportunities to incorporate source control stormwater management practices on the site to
reduce runoff volumes. We offer to meet with the City and Developer to discuss specific opportunities
and determine cost-share grant eligibility under the Dakota Low Impact Development (LID) Initiative.
Thank you for the opportunity to review this plan. Because the sites will disturb more than five acres, a
National Pollutant Discharge Elimination System (NPDES) General Stormwater Permit is required.
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,
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Jay Riggs, CPESC
Urban Conservationist
cc: Brian Watson, Dakota SWCD
Lee Mann, City of Farmington
PatLynch,MDNR
Jason Moeckel, MDNR
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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.d.farmington.mn.us
City Planning Commission
Lee Smick, AICP \i,,\>V
Planning Coordinator
Variance Application - Expansion of a Non-conforming Structure/Encroach into
Minimum Front Yard Setback
May 14,2002
The applicant, Pellicci Ace Hardware, is seeking a variance approval to locate a 22' x 4' propane tank 3
feet from the property line on their property at 113 Elm Street.
PIanninl! Division Review
Applicant:
Attachments:
Property Location:
Legal Description:
Lot Size:
Existing Zoning:
Existing Land Use:
Surrounding Land Uses:
DISCUSSION
Pellicci Ace Hardware
113 Elm Street
Farmington, MN 55024
1. Variance Application
2. Location Map
3. Site Plan
113 Elm Street (Northern lot in the City Center development)
Lot 1, Block 1, Farmington City Center
1.67 acres
B-2 (Downtown Business District)
Commercial Retail (Hardware Store)
City parkland on the north and west, vacant commercial site on
the east, retail on south.
The applicant, Pellicci Ace Hardware, is seeking a 22-foot side yard setback variance to locate a 22' x 4'
propane tank on the lot of their newly constructed building site.
.
.
.
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 .RV
Planning Coordinator ~
Variance Application - Location of Propane Tank in Side Yard Setback
May 14, 2002
The applicant, Pellicci Ace Hardware, is seeking a variance approval to locate a 22' x 4' propane tank 3
feet from the property line on their property at 113 Elm Street.
Plannine Division Review
Applicant:
Attachments:
Property Location:
Legal Description:
Lot Size:
Existing Zoning:
Existing Land Use:
Surrounding Land Uses:
DISCUSSION
Pellicci Ace Hardware
113 Elm Street
Farmington, MN 55024
1. Variance Application
2. Location Map
3. Site Plan
113 Elm Street (Northern lot in the City Center development)
Lot 1, Block 1, Farmington City Center
1.67 acres
B-2 (Downtown Business District)
Commercial Retail (Hardware Store)
City parkland on the north and west, vacant commercial site on
the east, retail on south.
The applicant, Pellicci Ace Hardware, is seeking a 22-foot side yard setback variance to locate a 22' x 4'
propane tank on the lot of their newly constructed building site.
. The Fire Code requires that a 501 - 2000 gallon propane tank be located 25 feet from a property line and
building (see attached illustration). This requirement is to allow adequate distance between the tank and a
building. The Fire Marshal has submitted a letter stating that if the adjacent property owner accepts that
they cannot build within 25 feet of the tank, the intent of the code is met and the variance could be
granted. The propane tank is used for the filling of gas grill tanks.
The proposed location for the propane tank is on the west side of the lot adjacent to a City park. This
park area was recently dedicated to the City through the platting of the City Center development. The
Parks & Recreation Commission has proposed a passive park with walking trails in this area. The Parks
& Recreation Commission has recommended approval of the location of the propane tank. City staff has
recommended that an 6-foot high opaque solid wood fence or masonry wall be required to screen the
propane tank on three sides. Three-foot high bollards will be posted along the front of the tank.
The City' Engineering Division has required that the propane tank be located outside of the 5-foot
drainage and utility easement. Therefore, the propane tank would need to be moved 2 feet to the east to
maintain the 5-foot setback.
The Board of Adjustment may vary the regulations of this Title if any of the following requirements are
met:
1.
Because the particular physical surroundings, or the shape, configuration, topography, or other
conditions of the specific parcel of land involved, strict adherence to the regulations of this Title
would cause undue hardship. Economic consideration alone shall not constitute an undue
hardship if reason able use for the property exists under the terms of this Title.
.
The rear yard of the lot is for the storage of equipment utilized and/or sold for the store. The
filling site for recreational vehicles needs to be outside of the storage area; therefore this is the
only feasible location for the propane tank.
2. The conditions upon which a variance is based are unique to the parcel of land for which the
variance is sought and are not applicable, generally, to other properties within the same zoning
classification.
The storage area in the rear of the property is utilized for the storage and sale of equipment. No
other location is feasible because the building presides on the remainder of the site.
3. The alleged difficulty or hardship is caused by this Title and has not been created by any persons
presently having an interest in the parcel of land.
The rear yard is utilized for storage and sale of equipment; therefore no other location on the lot
is feasible for the tank location.
4.
The granting of the variance will not alter the essential character of the locality or be injurious to
other property in the vicinity in which the parcel of land is located or substantially diminish
property values.
.
The proposed tank location is 48.5 feet from the building. No other structures are located within
25 feet of the tank as per fire code requirements.
.
.
.
5.
The proposed variance will not substantially increase the congestion of the public streets, or
increase the danger of fire, or be detrimental to the public welfare or public safety.
There would not be any negative impact to either the general public or property owner_
REQUESTED ACTION
City staff recommends approval ofa 22-foot side yard setback variance to locate a 22' x 4' propane tank
on the lot at 113 Elm Street contingent upon the following:
1. A 6-foot high opaque solid wood fence or masonry wall is required to screen the propane tank on
three sides.
2. The City' Engineering Division has required that the propane tank be located outside of the 5-foot
drainage and utility easement.
3.
Respectfully Submitted,
~.~
Lee Smick, AICP
Planning Coordinator
cc:
Pellicci Ace Hardware, 113 Elm Street
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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
MEMO TO:
Lee Smick, Planning Coordinator
FROM:
John Powers, Fire Marshal
SUBJECT:
Ace Hardware, Propane Tank
DATE:
May 10, 2002
Section 103.1.3 ofthe Minnesota Uniform Fire Code, allows the code official to change
or modify the code when practical difficulties exist provided the spirit or intent of the
code is met.
In the case of the Ace Hardware propane tank placement, the code requires a 25 foot
setback from property lines. The purpose of this is to keep the tank 25 feet from any
structures. As long as the adjacent property owner accepts that they cannot build within
25 feet of the tank, the intent of the code is met and a variance could be granted.
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning Commission
FROM:
If (? c...
Lee Smick, AICP \\
Planning Coordinator
SUBJECT:
Meadow Creek Final Plat
DATE:
May 14, 2002
INTRODUCTION
Progress Land Company proposes to plat 127 lots in the Meadow Creek 2nd Addition south of the proposed
Riverbend development, west of Empire Township, north of Meadow Creek 1 st Addition, and east of Prairie
Creek 4th Addition. A negative declaration, stating that the project does not have potential significant
environmental effects that warrant the preparation of an Environmental Impact Statement was accepted by the
City Co~ncil on July 20,1998. The Meadow Creek Preliminary Plat was approved on August 20, 2001.
DISCUSSION
The development is adjacent to vacant land on the north and east and single-family residential on the south and
west. The property is zoned R-l single-family residential which requires a minimum of 10,000 square foot
lots and 75-foot lot widths. The lots meet these requirements.
Outlot A consists of a stormwater management pond and future development. Outlot B consists of open space.
Outlot C consists of a stormwater management pond.
Transportation & Utility Analysis
The Developer proposes three accesses in the development including Dylan Drive to the north, l87th Street to
the west, and Dunbury Avenue to the south_ Dupont Way and Eaglewood Trail (1 89th Street) provide interior
streets in the project. Dylan Drive, 18ih Street, and Dupont Drive are local streets at 32 feet in width with a
60-foot right-of-way. Dunbury A venue and Eaglewood Trail (189th Street) are 38 feet in width with a 70-foot
right-of-way. A sidewalk is required on the north side of Eaglewood Trail (189th) Street and a trail is proposed
along the east side of Dunbury Avenue.
Water access is located through the Prairie Creek development. Sewer is located in the Meadow Creek 1 st
Addition through a trunk main. A 60-foot wide gas line easement runs northeasterly at the northwest comer of
the plat. The rear property line in Lot I and 2 Block 1 needs to be relocated 5 feet to the southwest of the
centerline of the gas pipe. No structures may be located within the gas easement.
Park & Wetlands
The Developer proposes a park in a future phase of the development. Wetlands have been identified along the
drainage ditch area and within the eastern portion of the plat outside of the 2nd Addition.
. Engineering Requirements
The Engineering Division has reviewed the Meadow Creek 2nd Addition Final Plat and recommends approval
contingent upon any minor engineering issues and the approval of the construction plans for grading, storm
water and utilities.
ACTION REOUESTED
Recommend approval of the Meadow Creek 2nd Addition Final Plat and forward the recommendation to the
City Council contingent upon the following:
1. The rear property line in Lot I and 2 Block 1 needs to be relocated 5 feet to the southwest of the centerline
of the gas pipe.
2. Minor engineering issues need to be addressed and approval of construction plans for grading, storm water
and utilities by the Engineering Division needs to be granted.
Respectfully submitted,
~~
Lee Smick, AICP
. Planning Coordinator
cc: Progress Land Company
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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
Michael Schultz !\A') (....-
Associate Planner
Site Plan Review - Former St. Michael's Church Property
May 14, 2002
Colin Garvey and Pete Elvestad have submitted a sketch plan for a proposed development of the north
half of the former St. Michael's Church property. Under the recently adopted Zoning Code, Site Plan
Review is now a part of Planning staffs and the Planning Commission's review process (Section 10-6-
22: Site Plan Review - see attached).
The Site Plan Review process is primarily for the benefit of the developer to receive feedback from the
Planning Commission, City staff (through the Development Review Committee) and other Commissions,
if necessary prior to preparing platting, detailed site plan or building construction documents.
Planning Division Review
Applicant:
Attachments:
Location of Property:
Area Bounded By:
Property Size:
Existing Zoning:
Colin Garvey & Pete Elvestad
Farmington Development Corporation
Farmington, MN 55020
1. Location Map
2. Section 10-6-22: Site Plan Review
3. R-T (Downtown Transitional Mixed Use District)
4. List of Historic Properties
5. Conditional Use Permit approval criteria
6. 2020 Comprehensive Plan, p. 13
7. Sketch Plan
8. Neighborhood Pictures
9. Pictures of Oak Place Townhomes
South side of Spruce Street, between 4th and 5th Streets
Single-family residential to the north, east and south. Multi-
family residential to the west.
1.4 acres (61,238.85 sq. ft.)
RooT (Downtown Transitional Mixed Use District)
.
Minimum Lot Size:
15,000 sq. ft.
Maximum Density under R- T:
Townhouse:
Multi-family:
8.5 units per acre
14.0 +
Proposed Density:
8.5 units per acre
Allowed Uses:
Dwelling, Townhouse - Conditional Use Permit Required
Proposed Development:
12 townhome units (three 4-unit buildings)
Streets and Accesses:
Vehicular access would be permitted along any of the street
frontages, vehicular access would also be permitted along the
rear alley_
Utilities (Water, Sewer & Gas):
All major utilities are available along all of the frontage roads.
A 6" water line and an 8" sanitary sewer line are present within
Spruce St. Several individual stub outs exist when single-family
homes were present on the lots.
Sidewalks:
Sidewalks currently exist on the north side along Spruce and the
east side along 51h Street.
. DISCUSSION
.
The applicants are proposing twelve (12) single-level townhouse units on the entire north half of the
former St. Michael's Church property_ The proposed plan would involve the razing of the former St.
Michael's church (the Developer is currently working on the requested information for the demolition
permit).
The proposed building design and layout would be identical to the Oak Street townhouses that the
applicants constructed approximately two years ago (see attached photo). The buildings are designed
with a "snout nosed" garage, meaning the garage is the predominant feature along the front fa9ade. Each
unit would have a concrete patio in the rear.
Townhouses are potentially allowed as a conditional use within the R-T (Downtown Transitional) zoning
district. The applicant(s) will be required to submit a CUP application along with appropriate supporting
materials that would typically include:
1. Site plan drawn by a certified architect, engineer or qualified professional
2. Elevation drawings (front, sides and rear) along with proposed color schemes
3. Building layout drawings
4. Proposed off-street parking locations
City staff will request, upon submittal of the Conditional Use Permit, that the proposed development
follow the criteria outlined in 10-3-5 (C): Conditional Use ofthe City Code, this would include:
.
.
.
#3. The proposed use shall be constructed, designed, sited, oriented and landscaped to
produce harmonious relationship of buildings and grounds to adjacent buildings and properties;
#4. The proposed use shall produce a total visual impression and environment which is
consistent with the environment of the neighborhood;
#5. The proposed use shall organize vehicular access and parking to minimize traffic congestion
in the neighborhood;
#6 The proposed use shall preserve the objectives of this Title and shall be consistent with the
Comprehensive Plan (p. 13 of the 2020 Comprehensive Plan #4 states that the City will "promote
infill housing of high quality design that is compatible with the surrounding context and also
preserves and contributes to the existing neighborhood character").
Planning Comments
Planning staff has had several conversations with the applicants concerning the proposed development.
One of the issues that staff has stressed to the developer is the need to blend the proposed project in with
the existing neighborhood through architectural design. Planning staff has suggested recessing the
garages or placing them in the rear of the units to utilize the public alley. Detached garages in the rear
yard of properties are commonly seen in the original town center.
Staff has also suggested the possibility of adding front porches to match the notable design of many
homes along both Spruce and Walnut Streets that have front porches. Front porches have been made
popular again in many new home designs recently seen in Autumn Glen, Tamarack Ridge and Middle
Creek. The City also required that front porches be designed into at least 10% of the homes in the Park
Place/East Farmington Planned Unit Development.
Along with front porches, staff would encourage adding front sidewalks leading up to the homes. Again,
this is a common design element in the original town center (see GIS map of project area).
Planning staff has also asked the Developer to consider having half the units be two-level dwellings to
give the project some height that would again blend in with a majority of the homes that are two-level
structures. It would also provide relief through variations in the height of the buildings.
Engineering Comments
Water and Sanitary Sewer
Water and sanitary sewer exists within the rights-of-way of Spruce, 4th and 5th Streets. Individual service
lines have been stubbed out along Spruce St., but an analysis has not been completed to verify if
additional services would need to be added (the Oak Street townhouse project required the developer to
break the street and add connections for adequate service).
Parks & Recreation Comments
Park Dedication
Because the property is in the original town center, the Parks & Recreation Commission can not request
park dedication or fees.
.
.
.
Sidewalks
Sidewalks exist along the south side of Spruce Street and the west side of 5th Street. Currently there is not
a sidewalk along the east side of 4th Street. The Parks & Recreation Commission will require that a
sidewalk be constructed from the existing alley to the intersection of Spruce and 4th Streets to tie in with
the existing sidewalk system in the original town center.
ACTION REQUESTED
Review of the sketch plan is for discussion purposes only and is an opportunity for the Planning
Commission and staff to forward any suggestions, recommendations or comments to the developer to deal
with any issues prior to submittal of a Preliminary Plat or Conditional Use Permit.
Michael Schultz
Associate Planner
cc: Colin Garvey, Farmington Development
Development File
Location Map
Former St. Michael's Church Property
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(B)
Architectural Standards:
1. Any building face and yard that abuts C.S.A.H. 50, Spruce Street, or Pilot Knob shall be
considered a front and have a higher degree of aesthetic treatment.
2. Major exterior surfaces of aU walls shall be face brick, stone, glass, stucco,
architecturally treated concrete, cast in place or pre-cast panels, decor;ative block, or approved
equivalent, as determined by the city. The following may not be used in any visible exterior
application except when specifically permitted by the city in areas with limited public view:
exposed Cement ("cinder") blocks; fabricate metal or pole construction structures, including
mobile homes, sheds, warehouses, and industrial buildings constructed either on or off-site of
corrugated metal panels; exterior brick that is painted over; experimental materials with no
proven record of durability or ease of maintenance in the intended application.
3. Architectural style shall not be restricted. Evaluation of the appearance of a project shall
be based on the quality of its design and on its relationship to its surroundings, guided by the
provisions of this section. Site characteristics to be evaluated for this purpose include building
and plant materials, colors, textures, shapes, massing, rhythms of building components and
details, height, roof-line and setback.
4. Mechanical equipment, satellite dishes, and other utility hardware, whether located on the
roof or exterior of the building or on the ground adjacent to it, shall be screened from the public
view and with materials identical to or strongly similar to building materials or by heavy
landscaping that will be effective in winter or they shall be located so as not to be visible from
any public way. In no case shall wooden fencing be used as a rooftop equipment screen.
10-6-22: SITE PLAN REVIEW
(A) Purpose. The purpose of this section is to establish a formal site plan review procedure and
provide regulations pertaining to the enforcement of site design standards consistent with the
requirements of this Chapter.
(B) Exceptions to Review. The following shall be excepted from the foregoing requirements:
a. Agricultural developments.
b. Single family detached dwellings.
c. Two family attached dwellings.
(C) Sketch Plan.
a) Prior to the formulation of a site plan, applicants shall present a sketch plan to the Zoning
Officer prior to filing of a formal application. The plan shall be conceptual but shall be drawn to
scale with topography of a contour interval not greater than two (2) feet and may include the
following:
1. The proposed site with reference to existing development on adjacent properties,
at least to within two hundred (200) feet.
2. General location of proposed structures.
3.
Tentative street arrangements, both public and private.
A~~+ #2
.
.
.
4.
Amenities to be provided such as recreational areas, open space, walkways, etc.
5. General location of parking areas.
6. Proposed public sanitary sewer, water and storm drainage.
7. A statement showing the proposed density of the project with the method of
calculating said density also shown.
b) The Zoning Officer shall have the authority to refer the sketch plan to the Planning
Commission and/or City Council for discussion, review, and informal comment. Any opinions or
comments provided to the applicant by the Zoning Officer, Planning Commission, and/or City
Council shall be considered advisory only and shall not constitute a binding decision on the
request.
(D) Minor Projects.
a) The following shall be considered minor projects and subject to review procedures as
indicated.
1. No site plan review required. Building projects that comprise less than 10%
building footprint expansion (up to 500 square feet) and/or 25% increase in the assessed
value of the structure as determined by the Dakota County Assessor.
2. Administrative Review. Building projects that comprise a 10 - 30% building
footprint expansion and/or 25 - 50% increase in the assessed value of the structure as
determined by the Dakota County Assessor.
b) Procedure: Administrative approval of eligible site plans shall be subject to the following
procedural requirements:
1. Plan review will be in accordance with established procedures including the
coordinated review by other City departments and divisions as determined by the Zoning
Officer.
2. Site plans involving properties within approved planned unit developments shall
be subject to applicable evaluation criteria in this Chapter.
3. Any major variance proposal will automatically require the entire application to
be processed in accordance with the Planning Commission review and City Council
approval provisions of Section IV, Subd. 3-9 of this Ordinance.
4. Administrative approval including all applicable conditions and requirements
shall be made in writing by the Zoning Officer. The applicant, in addition to all other
applicable requirements, shall submit a written acknowledgment of that approval prior to
the commencement of any development and prior to the issuance of any permits.
5. Any unresolved dispute as to administrative interpretation of City Code,
ordinance, or policy requirements may be formally appealed pursuant to this Chapter.
.
.
.
6. Site plans involving conditionally permitted uses are subject to the review
requirements found in Section IV, Subd. 10 of this Ordinance.
c) Certification of Taxes Paid. Prior to approving an application for a minor project, the
applicant shall provide certification to the City that there are no delinquent property taxes, special
assessments, interest, or City utility fees due upon the parcel of land to which the minor project
application relates.
(E) Major Projects. A Major Project is defined as one or both of the following and subject to review
as prescribed in this Section:
1. Construction of new structures that mayor may not be in conjunction with site
improvements on redevelopment site or vacant undeveloped lands, and/or;
2. Building projects that comprise more than a 30% building footprint expansion and/or
50% increase in the assessed value of the structure as determined by the Dakota County Assessor.
a) Procedures. Pursuant to Minnesota Statutes 15.99, an application for site plan
approval shall be approved or denied within sixty (60) days from the date of its official
and complete submission unless extended pursuant to Statute or a time waiver is granted
by the applicant. If applicable, processing of the application through required state or
federal agencies shall extend the review and decision-making period an additional sixty
(60) days unless this limitation is waived by the applicant.
b) Site Plan Review requirements:
1.
Certificate of Survey.
2. Request for site plan approval, as provided within this Chapter, shall be
filed with the Zoning Officer on an official application form. Such application
shall be accompanied by a fee as provided for in the City Code. Such application
shall also be accompanied by detailed written and graphic materials, the number
and size as prescribed by the Zoning Officer, fully explaining the proposed
change, development, or use and a list of property owners within three hundred
fifty (350) feet of the subject property in a format prescribed by the Zoning
Officer. The request shall be considered as being officially submitted and
complete when the applicant has complied with all the specified information
requirements.
3. Proof of Ownership or Authorization. The applicant shall supply proof of
ownership of the property for which the site plan approval is requested or supply
written authorization from the owner(s) ofthe property in question to proceed
with the requested site plan approval.
4. The Zoning Officer shall coordinate the review of the site plan, and
provide general assistance in preparing a recommendation on the action to the
Planning Commission.
5. The Planning Commission and City staff shall have the authority to
request additional information from the applicant concerning operational factors
or to retain expert testimony at the expense of the applicant concerning
.
.
.
operational factors. Said information is to be declared necessary to evaluate the
request and/or to establish performance conditions in relation to all pertinent
sections of this Chapter. Failure on the part of the applicant to supply all
necessary supportive information may be grounds for denial of the request.
6. The applicant or a representative thereof may appear before the Planning
Commission in order to present information and answer questions concerning the
proposed request.
7. The Planning Commission shall recommend such actions or conditions
relating to the request as they deem necessary to carry out the intent and purpose
of this Chapter.
8. The applicant or a representative thereof may appear before the Planning
Commission in order to present information and answer questions concerning the
proposed request.
9. Approval of the site plan shall require passage by a majority vote of the
Planning Commission.
c) Certification of Taxes Paid. Prior to approving an application for a major project,
the applicant shall provide certification to the City that there are no delinquent property
taxes, special assessments, interest, or City utility fees due upon the parcel of land to
which the major project application relates.
(F) Evaluation Criteria. The Planning Commission shall evaluate the effects of the proposed site
plans. This review shall be based upon compliance with the City Comprehensive Plan, the Zoning
Ordinance and other City Codes and Policies.
(G) Information Requirement. The information required for all site plan applications generally
consists of the following items, and shall be submitted when requested and specified by the Zoning
Officer.
a. Site Plan.
1. Certificate of Survey.
2. Name and address, of developer/owner.
3. Name and address of architect/designer.
4. Date of plan preparation.
5. Dates and description of all revisions.
6. Name of project or development.
7.
Scale of plan (engineering scale only, at one (1) inch equals fifty (50)
feet or less).
8.
North point indication.
.
9.
Lot dimension and area.
10. Required and proposed setbacks.
11. Location, setback and dimension of all buildings on the lot including
both existing and proposed structures.
12. Location of all adjacent buildings located within one hundred (100) feet
of the exterior boundaries of the property in question.
13. Location, number, dimensions, and type of surfacing material of existing
and proposed parking spaces.
14. Location, number, dimensions, and type of surfacing material of existing
and proposed loading spaces.
15. Curb cuts, driveways.
16. Type of surfacing material
17 . Vehicular circulation.
18. Sidewalks, walkways.
.
19.
Location and type of all proposed lighting.
20. Location of recreational and service areas.
21. Location of rooftop equipment and proposed screening.
22. Provisions for storage and disposal of waste, garbage, and recyclables.
23. Location, sizing, and type of water and sewer system mains, fire hydrants
closest to the property and proposed service connections.
b. Grading/Storm Water Drainage Plan.
1. Existing contours at two (2) foot intervals.
2. Proposed grade elevations, two (2) foot maximum intervals.
3. Drainage plan including configuration of drainage areas and calculations.
4. Storm sewer, catch basins, invert elevations, type of castings, and type of
materials.
5. Spot elevations.
.
6.
Proposed driveway grades.
7. Surface water ponding and treatment areas.
.
8. Erosion control measures.
9. Calculation of total square footage of site to be covered with impervious
surfaces.
c. Landscape Plan.
1. Planting Schedule (table) containing:
(a) Symbols.
(b) Quantities.
(c) Common names.
(d) Botanical names.
(e) Sizes of plant material.
(t) Root specification (bare root, balled and burlapped, potted, etc.)
(g) Special planting instructions.
2. Location, type and size of all existing significant trees to be removed or
preserved.
3. Planting detail (show all species to scale at normal mature crown
diameter or spread for local hardiness zone).
. 4. Typical sections in details of fences, tie walls, planter boxes, tot lots,
picnic areas, berms and the like.
5. Typical sections of landscape islands and planter beds with identification
of materials used.
6. Details of planting beds and foundation plantings.
7. Note indicating how disturbed soil areas will be restored through the use
of sodding, seeding, or other techniques.
8. Delineation of both sodded and seeded areas with respective areas in
square feet.
9. Coverage plan for underground irrigation system, ifany.
10. Where landscape or man-made materials are used to provide screening
from adjacent and neighboring properties, a cross-through section shall
be provided showing the perspective of the site from the neighboring
property at the property line elevation.
11. Other existing or proposed conditions which could be expected to affect
landscaping.
. d. Other Plans and Information. (May be required by the Zoning Officer)
1. Legal description of property under consideration.
.
.
.
(H)
2.
Proof of ownership of the land for which a site plan approval has been
requested.
3. Architectural elevations of all principal and accessory buildings (type,
color, and materials used in all external surfaces).
4. "Typical" floor plan and "typical" room plan.
5. Fire Protection Plan.
6. Extent of and any proposed modifications to land within the Wetland,
Shore land or Floodplain District as described and regulated in this
Chapter.
7. Wetland delineation and report
8. Type, location and size (area and height) of all signs to be erected upon
the property in question.
9. Certification that all property taxes, special assessments, interest, or City
utility fees due upon the parcel of land to which the application relates
have been paid.
10. Solid waste removal plan.
Lapse of Approval.
a. Unless otherwise specified by the Zoning Officer or Planning Commission as may be
applicable, the site plan approval shall become null and void one (I) year after the date of
approval, unless the property owner or applicant has substantially started the construction of any
building, structure, addition or alteration, or use requested as part of the approved plan. The
property owner or applicant shall have the right to submit an application for time extension in
accordance with this section.
b. An application to extend the approval of a site plan for up to an additional one (1) year
shall be submitted to the Zoning Officer not less than thirty (30) days before the expiration of said
approval. Such an application shall state the facts of the request, showing a good faith attempt to
utilize the site plan approval, and it shall state the additional time being requested to begin the
proposed construction. The request shall be heard and decided by the Zoning Officer prior to the
lapse of approval of the original request. After two (2) years have expired without substantially
commencing construction, the site plan shall become null and void and no further extensions can
be granted. The site plan review process must be reinitiated for projects that have exceeded two
years.
c. In making its determination on whether an applicant has made a good faith attempt to
utilize the site plan approval, the Zoning Officer or the Planning Commission, as applicable, shall
consider such factors as the type, design, and size of the proposed construction, any applicable
restrictions on financing, or special and/or unique circumstances beyond the control of the
applicant which have caused the delay.
.
Subd.9. Site Improvement Performance Agreement and Financial Guarantee
Following the approval of the site plan required by this Ordinance and before issuance ofa building
permit, the applicant, as required by the City, shall guarantee to the City the completion of all private
exterior amenities as shown on the approved site plan and as required by the site plan approval. This
guarantee shall be made by means of a site improvement performance agreement and a financial
guarantee as provided below:
1. The applicant shall execute the site improvement performance agreement on forms
provided by the City. The agreement shall be approved as to form and content by the
City Attorney and shall define the required work and project completion schedule
and reflect the terms of this Section as to the required guarantee for the performance
of the work by the applicant.
2. The required work includes, but is not limited to, private exterior amenities such as
landscaping, private driveways, parking areas, recreational fields structures or
buildings, drainage systems, water quality ponds, wetland mitigation, wetland
buffers, erosion control, curbing, fences and screening, and other similar facilities.
The required work shall also include all aspects of a tree preservation plan and
reforestation plan, if applicable.
3. A financial guarantee shall be submitted with the executed site performance
agreement as provided herein:
.
(a) Financial guarantees acceptable to the City include cash escrow; an Irrevocable
Letter of Credit; or other financial instruments which provide equivalent
assurance to the City and which are approved by the Zoning Officer.
(b) The term of the financial guarantee shall be for the life of the site improvement
performance agreement, and it shall be the responsibility of the applicant to
insure that a submitted financial guarantee shall continue in full force and effect
until the Zoning Officer shall have approved and accepted all of the work
undertaken to be done and shall thereby have released the guarantee or reduced
the amount of the guarantee as provided in this Section.
(c) When any instrument submitted as a financial guarantee contains provision for an
automatic expiration date, after which the instrument may not be drawn upon, the
expiration date shall be November 15. Further, it shall be the responsibility of
the applicant to notify the City in writing, by certified mail, at least sixty (60)
days in advance of the expiration date of the intention to renew the instrument or
to not renew the instrument. If the instrument is to be renewed, a written notice
of extension shall be provided thirty (30) days prior to the expiration date; if the
instrument is not to be renewed, and has not been released by the Zoning Officer,
another acceptable financial guarantee in the appropriate amount shall be
submitted at least thirty (30) days prior to the expiration. The term of any
extension shall be approved by the Zoning Officer. Upon receipt of an acceptable
substitute financial guarantee, the Zoning Officer may release the original
guarantee.
.
(d) The amount of the financial guarantee shall be established by the Zoning Officer
based upon an itemized estimate of the cost of all required work. A cash deposit
or Irrevocable Letter of Credit shall be in the amount of one hundred twenty-five
.
.
.
\!
(125) percent of the approved estimated cost. The amount of any other approved
financial instrument shall be determined by the Zoning Officer.
(e)
The applicant may submit a separate financial guarantee for that portion of the
required work consisting solely of landscaping improvements with another
financial guarantee for all other exterior amenities and improvements which
comprise the work.
(t) The time allowed for completion of the required improvements shall be set out in
the site improvement performance agreement. The agreement and the financial
guarantee shall provide for forfeiture to the City to cure a default or reimburse
the City the cost of enforcement measures. As various portions of such required
work are completed by the applicant and approved by the City, the Zoning
Officer may release such portion of the financial guarantee as is attributable to
such completed work. Landscaping materials shall have a 2 year guarantee
provided to the City.
(g) The applicant shall notify the City in writing when all or a portion of the required
improvements have been completed in accordance with the approved plan and
may be inspected. Upon receipt of such notice, the Zoning Officer shall be
responsible for the inspection of the improvements to determine that the useful
life of all work performed meets the average standards for the particular industry,
profession, or material used in the performance of the work. Any required work
failing to meet such standards shall not be deemed to be complete and the
applicant shall be notified in writing as to required corrections. Upon
determination that the work has been completed, including the winter season
survivability of all landscape improvements, a notice of the date of actual
completion shall be given to the applicant and appropriate action, to release or to
reduce the amount of the financial guarantee shall be taken by the Zoning
Officer.
(I) Minnesota State Buildine Code. The review and approval of site improvements pursuant to the
requirements of City adopted building and fire codes shall be in addition to the site plan review
process established under this section. The site plan approval process does not imply compliance
with the requirements of these building and fire codes.
(J) Plan Aereements. All site and construction plans officially submitted to the City shall be treated
as a formal agreement between the building contractor and the City. Once approved, no changes,
modifications or alterations shall be made to any plan detail, standard, or specifications without
prior submission of a plan modification request to the Zoning Officer for review and approval.
Significant changes as deemed by the Zoning Officer may be subject to Planning Commission
review and approval.
(K) Enforcement. The Zoning Officer shall have the authority to order the stopping of any and all
site improvement activities, when and where a violation of the provisions of this section has been
officially documented by the Building Official.
.
3. Minor Arterial Setbacks
The minimum front yard setback for all land adjacent to minor arterial streets shall be fifty (50') feet from
the planned right-of-way line.
(C) Uses
.
7. Permitted
a. Day Care Facilities, In-home
b. Dwellings, Multi-family
c. Group Day Care, 12 or less persons
d. Group Home, 6 or less persons
e. Public Park and Playgrounds
8. Conditional
a. Accessory Apartment
b. Churches
c. Clinics
d. Clubs
e. Funeral Homes
f. Group Day Care, 13 to 16 persons
g. Group Home, 7 to 16 persons
h. Group Homes, Commercial
1. Hospitals
J. Nursing Homes
k. Public and Parochial Schools
l. Public Buildings
m. Public Utility Buildings
9. Accessory
a. Accessory Structures
b. Home Occupation
c. Solar Energy Systems
Lot Area
Single Family
Twinhome
Two-Family
Townhouse
Multi-Familv
6,000 square feet
7,500 square feet
15,000 square feet
15,000 square feet
10,000 SQuare feet
10-5-11: R-T Downtown Transitional Mixed Use District
(A) Purpose. The R- T Downtown Transitional Mixed Use District allows for a variety of compatible
uses to create a transition between the Downtown Business District and existing downtown residential
areas and to promote neighborhoods that are pedestrian friendly.
(B) Bulk and Density Standards.
1. Minimum Standards
AII~c4~ # 3
.
Lot Width
Single Family 60 feet
Twinhome 37.5 feet
Two-Family 75 feet
Townhouse 100 feet
Multi-Family 60 feet
Front Yard Setback 20 feet
Side Yard Setback 6 feet
Rear Yard Setback 6 feet
Height (maxI 35 feet
Max. Lot Coverage of all structures 35%
Net Dwelling Units per Acre
Twinhome 7.0
Two-Family 6.0
Townhouse 8.5
Multi-Familv 14.0+
* All standards are minimum requirements unless noted
2. Accessory Structure Standards
Accessory structures must be located behind principal structure in the side or rear yard according to the
following requirements:
Maximum size:
Detached garages Lessor of 1,000 s.f. or s.f. of principal use
Storage 120 square feet
Apartment 1,800 square feet
Maximum number: 1 of each
Side Yard Setback: 3 feet
Rear Yard Setback
With Alley 10 feet
Without Allev 3 feet
Height (max.) Shed 12 feet
Height (max.) Garage 20 feet
* All standards are minimum requirements unless noted
3. Minor Arterial Setbacks
The minimum front yard setback for all land adjacent to minor arterial streets shall be fifty (50') feet from
the planned right-of-way line.
(C) Uses
1. Permitted
a. Day Care Facilities, In-home
b. Dwellings, Single-family
c. Group Day Care, 12 or less persons
d. Group Home, 6 or less persons
e. Public Parks and Playgrounds
2. Conditional
a. Churches
b. Clinics
c. Clubs
d. Dwellings, Multi-family
e. Dwellings, Twinhome
f. Dwellings, Townhouse
g. Dwellings, Two-Family
h. Group Day Care, 13 to 16 persons
1. Offices
J. Public Buildings
k. Public Utility Buildings
3. Accessory
a. Accessory Structures
b. Home Occupations
Solar Energy Systems
10-5-12: R-D DOWNTOWN RESIDENTIAL DISTRICT
Purpose. The R-D Downtown Residential District recognizes the development pa
origi residential areas of Farrnington adjacent to the downtown. The purpose of the District is to
accomm ates existing higher density single-family and two-family residential dev opment and
promotes in II of high-density single family residential development within the wntown area in order
to strengthen t downtown, create pedestrian friendly neighborhoods, and de ease the need for
automobile use.
. (B) Bulk and Densi
1.
Lot Area
Minimum
Maximum
. Accessory Structure Standards
6,000 square feet
14,400 square feet
6,000 square feet
11,000 s uare feet
60 feet
75 feet
20 feet
5 feet
20 feet
35 feet
35%
.
Accessory structures must be located behind principal structure in the s e or rear yard according to the
following requirements:
.
.
.
HISTORIC PROPERTIES LIST
Properties Listed in the National Register of Historic Places
Exchange Bank Building, 344 - 3rd Street
Daniel F. Akin House, 19185 Akin Road
Church of the Advent (Episcopal), 412 Oak Street
Properties Designated Farmington Heritage Landmarks
Fletcher Building, 345 - 3rd Street
Farmington State Bank Building, 320 - 3rd Street
Masonic Temple Building, 324-328 - 3rd Street
Hamilton Clay House, 621 Oak Street
Properties Determined Eligible for Nomination as Heritage Landmarks
Lyric Theater, 314 Oak Street
Old St. Michael's Church (Catholic), 104 Elm Street
House, 408 Oak Street
House, 421 Oak Street
House, 509 Oak Street
House, 520 Oak Street
House, 521 Oak Street
House, 612 Oak Street
House, 409 Spruce Street
House, 500 Spruce Street
/J~ #1
.
Antennas". The City Council shall determine the proper distance for notice as determined under Title 1 0,
Chapter 8, Section 5(A)(5). The Zoning Officer shall also be responsible for mailing a notice to property
owners within three hundred fifty feet (350') or that distance set by the City Council for television and
radio antenna of the subject property. Failure of such owners to receive notice shall not invalidate the
proceedings. COrd. 086-177, 3-17-86; amd. Ord. 091-248, 6-3-91, Ord. 091-251, 8-5-91)
1. The Board of Adjustment must take action within sixty (60) days unless the petitioner agrees in
writing to a time extension and it may attach such conditions to the approval of any conditional
use as may be necessary.
2. The approved site plan and all attached conditions shall be filed by the petitioner with the
Zoning Officer within thirty (30) days of final approval. Any development contrary to the
approved plan shall constitute a violation of this Title.
conditional use shall be approved if it is found to meet the following criteria:
1. The proposed use conforms to the district permitted and conditional use provisions and all
general regulations of this Title.
2. The proposed use shall not involve any element or cause any conditions that may be dangerous,
injurious or noxious to any other property or persons and shall comply with the performance
standards listed below.
3. The proposed use shall be constructed, designed, sited, oriented and landscaped to produce
harmonious relationship of buildings and grounds to adjacent buildings and properties.
4. The proposed use shall produce a total visual impression and environment which is consistent
with the environment of the neighborhood.
5. The proposed use shall organize vehicular access and parking to minimize traffic congestion in
the neighborhood.
6. The proposed use shall preserve the objectives of this Title and shall be consistent with the
Comprehensive Plan.
(D) All conditional uses shall comply with the requirements of this Section. n order to determine whether
a proposed use will conform to the requirements of this Title, the Board of Adjustment may obtain a
qualified consultant to testify. Said consultant service fees shall be borne by the applicant.
.
1. Fire prevention and fighting equipment acceptable to the Board of Fire Underwriters shall be
readily available when any activity involving the handling or storage of flammable or explosive
material is carried on.
2. No activity shall cause electrical disturbance adversely affecting radio or other equipment in
the vicinity.
3. Noise which is determined to be objectionable because of volume, frequency, or beat shall be
muffled or otherwise controlled, except for fire sirens and related apparatus used solely for public
purpose shall be exempt from this requirement.
.
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Farmington 2020 Comprehensive Plan Update
.
Develop the following strategies for new traditional neighborhoods:
1. Require one tree per forty linear feet of right-of-way, preferably between the curb and
sidewalk.
2. Promote traffic calming in residential areas; reduce traffic speeds on local streets to
state standards.
3. Establish neighborhood centers focused on a park, open space or a public facility as
community gathering places.
4. Promote streets scaled for typical uses not worse case scenarios.
5. Promote neighborhood commercial centers that are pedestrian in character and whose
uses meet everyday needs (drugstore, bookstore, grocery, hardware, personal
services, and cafes.)
6. Promote the preservation of open space and the conservation of the land's natural
features in all new residential developments.
.
Develop the following strategies for all existing neighborhoods:
1. Enhance the public center of the neighborhood, Le. the park or school.
2. Preserve and promote old historic homes for their contribution to neighborhood
character.
Promote historic rehabilitation.
Promote infill housing of high quality design that is compatible with the surrounding
context and also preserves and contributes to the existing neighborhood character.
5. Maintain edges between the residential areas, connector streets, and other uses
through landscaping buffers and clear separation of uses.
6. Connect all neighborhoods to downtown by expanding the existing bike and walking
trail system through the Vermilion River corridor and the environmentally sensitive
areas. As a result, the natural and built environments of the City will be woven
together to create a organized whole and to merge at the Farmington central
"community green."(Refer to policy statement 5).
7. Preserve existing mature shade trees and green spaces.
13
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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
Michael Schultz we
l\ssociate Planner
FROM:
SUBJECT:
Maximum Building Coverage in R-l Zoning District - Steve Van Winkle
DATE:
May 14, 2002
INTRODUCTION
Mr. Steve Van Winkle, 18627 Everest Path, has requested to discuss the issue of maximum building
coverage in the R-l Zoning District in relation to his recently denied building permit for a proposed in-
ground pool (see attached denial letter dated May 2,2002).
DISCUSSION
The property owner, Mr. VanWinkle, has requested discussion with the Commission concerning the
possibility of being granted a variance to allow for the construction of the proposed pool. The maximum
building coverage permitted within the R-l (Low Density) zoning district is 25%; the minimum lot size is
10,000 sq. ft. Mr. Van Winkle is considering a variance application to allow for the construction of the
pool as submitted.
Staff calculates the building area of all structures on the property, which includes the house, attached or
detached garage(s), sheds, decks, gazebos, in-ground or above ground pools and any other structure that
requires a building permit. What are not included in the calculation are driveways, patios, sidewalks or
any other items not considered a structure.
The specifications of the lot size, current structures and proposed structure:
Lot Size Area:
House & Garage Area:
Deck Area:
Proposed Pool Area:
Total Structure Area:
Total Building Coverage:
Exceeds Maximum by:
10,785 sq. ft.
2,322 sq. ft.
168 sq. ft.
no sq. ft.
3,210 sq. ft.
29.76%
4.76% or 513.75 sq. ft.
Staff conducted a survey of area communities to compare the maximum lot coverage allowed within its
low density zoning district(s) (results of the survey will be presented at the night of the meeting). Some
communities don't have maximum building coverage guidelines while others calculate all impervious
surfaces and use a greater percentage (e.g. 35% of all impervious surfaces instead of 25% of building
coverage).
.
.
.
The City has adopted maximum lot coverage standards for two purposes, first for control of impervious
surface on private property that has a direct affect on storm water control. Allowing storm water to
permeate through the ground helps elevate the need to direct and control storm water runoff. The more
impervious surface there is the less area for water to permeate creating control and erosion problems.
Secondly, control of building coverage is aesthetic. Allowing property owners to cover more property
with structures or impervious surface is less attractive than allowing green space.
ACTION REQUESTED
This is for discussion purposes only and does not require a decision by the Commission.
.
.
.
. 'J
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
May 2, 2002
Steve Van Winkle
18627 Everest Path
Farmington, MN 55024
RE: Building Permit Application - In-ground Swimming Pool
Dear Mr. Van Winkle,
This letter is in reference to the building permit application for an in-ground swimming pool submitted on
April 23rd.
Upon review of the Planning Division the proposed structure would exceeded the maximum lot coverage
allowed within the R-l (Low Density) Zoning District. Under Section 10-5-6 (B) of the Farmington City
Code, structures may cover a maximum of 25% of the total lot area (total building area 1 lot area). Below
are the staff calculations based on the current lot survey and information provided within the building
permit application:
Lot Size = 10,785 sq. ft.
House &
Garage Area = 2,322 sq. ft.
Deck Area = 168 sq. ft.
Proposed Pool Area (20' x 36') = 720 sq. ft.
Total Structure Area = 3,210 sq. ft.
Total Building Coverage = 29.76%
Exceeds Maximum by = 4.76% or 513.75 sq. ft.
Based on the calculations given above, staff is denying the building permit application as submitted on
the basis that it does not comply with Section 10-5-6 (B) of the City Code. A building permit application
may be resubmitted that meets the requirements of the Farmington Zoning Code or an application for a
variance may be submitted to Planning staff to be reviewed and decided by the Farmington Planning
Commission (see inserted variance process information).
If you have any questions concerning this letter or the process to apply for a variance please contact me at
(651) 463-1821.
Cc:
Kevin Carroll, Community Development Director
Building Department
.
.
.
STRUCTURE: Anything constructed or erected, the use of which requires a fixed location on the ground
or an attachment to something having a fixed location on the ground, including buildings, billboards,
carports, porches, signs, retaining walls, and other building features, but not including sidewalks, drives,
fences and patios.
SUPPL y YARD: A commercial establishment storing or offering for sale building supplies, steel
supplies, coal, heavy equipment, feed and grain and similar goods. Supply yards do not include the
wrecking, salvaging, dismantling or storage of automobiles and similar vehicles.
THEATER: A facility devoted to showing of motion pictures or for dramatic, dance, musical or other
live performance. Such facilities may include related services such as food and beverage sales and other
concessions.
TOWER: Any ground- or roof-mounted pole, spire, structure or combination thereof taller than fifteen
feet (15'), including supporting lines, cables, wires, braces, and masts, intended primarily for the purpose
of mounting an antenna, meteorological device, or similar apparatus above grade.
TOWER, MULTI-USER: A tower to which is attached the antennas of more than one commercial
wireless telecommunication service provider or governmental entity.
TOWER, SINGLE-USER: A tower to which is attached only the antennas of a single user, although the
tower may be designed to accommodate the antennas of multiple users as required in this Code.
TRA VEL TRAILER AND BOAT STORAGE FACILITY: Indoor or outdoor facility for the storage of
trailers, boats and other such recreational vehicles.
TREES: Any self-supporting, woody plant of a species which normally grows to an overall minimum
height of fifteen feet (15') in this region.
TURF: A species of perennial grass grown as permanent lawns or for landscape purposes as distinguished
from those species grown for agricultural or commercial seed purposes.
VARIANCE: A waiving by the Board of Adjustment of literal provisions of the Zoning Title.
VARIANCE: A modification of a specific permitted development standard required in this Chapter to
allow an alternative development standard not stated as acceptable, but only as applied to a particular
property for the purpose of alleviating a hardship, practical difficulty or unique circumstance. COrd.
093-322, 12-6-93)
VEGETATION, NATIVE: The presettlement group of plant species native to the local region, that were
not introduced as a result of European settlement or subsequent human introduction.
We should review the following wetland definitions and decide what stays as a defmition and what should
go back under the wetland section as standards or....
WETLAND: Lands transitional between terrestrial and aquatic ecosystems, where the water table is
usually at or near the surface or the land is covered by shallow water. Consistent with the WCA, wetlands
are to be identified and delineated using the methodology set forth in the Federal Manual for Identifying
and Delineating Jurisdictional Wetlands (Interagency Task Force on Wetland Delineation, 1987). For
purposes of this definition, wetlands must have three (3) of the following attributes:
.
.
.
CONDITIONAL USE: A listed specific type of structure or land use that may be allowed but only after
review and with appropriate conditions or restrictions as provided in the Zoning Ordinance.
CONDITIONAL USE PERMIT: A permit issued by the Planning Commission in accordance with
procedures specified in this Title as a flexibility device to enable the Commission to assign dimensions to
a proposed use or the conditions surrounding it after consideration of adjacent areas and their functions
and the special problems which the proposed use presents.
CONDOMINIUM: Real estate, portions of which are designated for separate ownership and the
remainder of which is designated for common ownership solely by the owners of those portions.
CONDOMINIUM UNIT: A portion of a condominium, whether or not contained solely or partially
within a building, designated for separate ownership, the boundaries of which are described pursuant to
MSA section 515A2-110.
CONVENIENCE STORE, WITH GAS: A small retail establishment that sells groceries, household items
and gasoline intended for the convenience of the neighborhood, but does not include automotive services
stations or vehicle repair.
CONVENIENCE STORE, WITHOUT GAS: A small retail establishment that sells groceries and
household items intended for the convenience of the neighborhood, but does not include gas pumps,
automotive services stations or vehicle repair.
COVERAGE: That portion of a lot covered by the principal and accessory use structures.
DAY CARE FACILITY, IN-HOME: A single family dwelling in which a permanent occupant of the
dwelling provides for the care of children or adults. Those receiving care are not all related to the
occupant or to each other and are not the legal wards or foster children of the attendant adult. For the
purpose of this ordinance, such activities shall meet all requirements of home occupations. The home
must meet all state standards for registration and inspections and not exceed state limits for number of
clients.
DECIDUOUS TREES: Those trees which drop all of their leaves annually, such as ash, maple, oak,
linden, etc.
DENSITY, NET: The number of dwelling units per acre minus features such as wetlands, water features
(excluding storm water ponding facilities), steep slopes, parks and open space, and major roadways.
DIMENSIONAL REQUIREMENTS: A minimum/maximum setback yard requirement or structure
height or size established in the Municipal Code.
DRAINAGEW A Y: (A) Any natural, altered or artificial watercourse which has definable beds and banks
capable of conducting confined runoff from adjacent lands. Watercourse beds not clearly defined shall be
delineated to include that area which would be inundated by runoff resulting from a twenty four (24) hour
rainfall having a recurrence interval of once in five (5) years.
(B) An altered watercourse is that which has been affected by manmade changes in straightening,
deepening, narrowing, or widening the original channel.
(C) An artificial watercourse is that which has been artificially constructed by man where there
was no previous natural watercourse. The limits of the watercourse bed are confined to that area,
. (C) Uses
1. Permitted
a. Agriculture
b. Day Care Facilities, In-home
c. Dwellings, Single Family
d. Greenhouses and Nurseries,
Commercial
e. Public Parks and Playgrounds
f. Recreational Vehicle Storage
Facilities
g. Seasonal Produce Stands
h. Specialized Animal Raising
Facilities
1. Truck Gardening
2. Conditional
a. Accessory Apartment
b. Agricultural Services
c. Cemeteries
d. Churches
e. Commercial and Recreational Uses
f. Equipment Maintenance and Storage
. Facilities
g. Feedlots
h. Golf Courses
1. Kennels
J. Mineral Extraction
k. Public and Parochial Schools
1. Public Buildings and Facilities
m. Public Utility Buildings
n. Stables and Riding Academies
o. Towers
1. Accessory
a. Accessory Structures
b. Home Occupations
c. Solar Energy Systems
10-5-6: R-1 LOW DENSITY RESIDENTIAL DISTRICT
(A) Purpose. The R-l Low Density Residential District provides for existing and future low-density
single-family development with full public utilities.
.
.
(B) Bulk and Density Standards.
1. Minimum Standards
Lot Area
Single Family 10,000 square feet
Two-Family ---
Townhouse ---
Multi-Family ---
Other ---
Lot Width 75 feet
Front Yard Setback 20 feet
Side Yard Setback 6 feet
Rear Yard Setback 6 feet
Height (ma.x.) 35 feet
Maximum Lot Coverage of all structures 25%
Net Dwelling Units per Acre
(max. ) 3.5
* All standards are minimum requirements unless noted
2. Accessory Structure Standards
Accessory structures must be located behind principal structure in the side or rear yard according to the
following requirements:
.
Maximum size:
Detached garages
Lots up to 0.5 acre Lessor of 1,000 s.f. or sJ. of principal use
Lots 0.5 to 1 acre Lessor of 1,250 s.f. or s.f. of principal use
Lots 1.0 acre + Lessor of 1,500 s.f. or s.f. of principal use ....
Storage 120 square feet
Ma.ximum number: 1 of each
Side Yard Setback: 6 feet
Rear Yard Setback 6 feet
He[ght (max.) Shed 12 feet
Height (max.) Garage 20 feet
* All standards are minimum requirements unless noted
3. Minor Arterial Setbacks
The minimum front yard setback for all land adjacent to minor arterial streets shall be fifty (50') feet from
the planned right~of-way line.
(C) Uses
.
1. Permitted
a. Agriculture
b. Day Care Facilities, In-home
c. Dwellings, Single Family
Certificate of House Location F0r:
Rtazlaff Construction Inc.
a J~4. Sf.J.'/7~~ .lItJtuw:uke.t
/8'~21 c::?~~ H98186
...J't1A"-l'~.~.,..chJ-'<-- / c; J7 9'9
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.
DELMAR H. SCHWANZ
.....ND SURVEYORS. INC.
1'Ie9- Und<< ~ '" no. ilia.. '" --.
1.4750 SOUTH ROBERT TRAIL ROSEMOUNT. MINNESOTA 55088 812/423-1789
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SURVEYOR'S CERTIFICATE
Property Mdress: 18627 Everest Path AI
. = Iron pipe IIOnt.Jlrent
o = Set 'WOOd hub at building offset
cr?r I = Existing spot elevation
o = Proposed elevation
. /"" = Proposed direction of
f drainage
v = ~oposed Silt Fence
,
Q'-sr. 6'0
~. .~
aO . <9
~.
~
Proposed garage floor elev.
. __,Proposed top of block elev.
Proposed lowest level elev.
fJ 14. 4-
116, (
96;',/
Property nescription:
lDt 8, Block 4, NELSEN HIllS FARM FIFI'H
MDITICN, according to the record plat
thereof, Dlkota County, MinneSOta.
Also shewing the location of a proposed
house staked thereon.
..
. - ":,'~:':'~'~~\'fr~~::~.~.::~;,, Itd/
I hereby certIfy that thl. .urvey. plan. or report w..,(.:..:...:...:...:..........~ ~A ~-1':" . J .-'. '
~hr:~~:~ :Yd:l; ~;:~r:~\d~~':is~~:I~~;;~~~ .-t.;,Jt~>;.:.?::}:,; ;;~. > i ..J.lk1~/
the laws oft~ St.te of Mln~ot~~ ~.'. - . - ~. I ";s'i~~~~i.~~:ti' Y 1 ~:_- .,.. ','. - -- .' "
.; : . . '! ~ Delmar H. Schw.nz . . .
o.ted' 09-16-98 \.< - :';:3:~ -:- .f..... iHMlnnnota R~lmatlOn No. ~5 .
"(~~Z;j7,:~f;)l;~;~l
.
.
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Maximum Building Coverage by Zoning District
Zoninq District Minimum Lot Size Maximum Buildinq Coverage
A-1 (Aqriculture) 40 acres -
R-1 (Low Densitv) 10,000 sq. ft. 25%
R-2 (Low/Medimum Density)
Single-family 6,000 sq. ft. 30%
Twinhome 5,500 sq. ft. 30%
Two-family 11,000 sq. ft. 30%
R-3 (Medium Density)
Townhouse 15,000 sq. ft. 30%
R-4 (Medium/Hiqh DensitY)
Townhouse 15,000 sq. ft. 30%
Multi-family 10,000 sq. ft. 30%
R-5 (Hiqh Density Residential)
Multi-family 40,000 sq. ft. 30%
R- T (Downtown Transition Mixed Use District)
Sinqle-family 6,000 sq. ft. 30%
Twinhome 7,500 sq. ft. 30%
Two-family 15,000 sq. ft. 30%
Townhouse 15,000 sq. ft. 30%
Multi-family 10,000 sq. ft. 30%
R-D <Downtown Residential District)
Sinqle-family 6,000 sq. ft. 30%
B-1 (Hiqhway Business District) 10,000 sq. ft. 25%
B-2 (General Business District) 5,000 sq. ft. 100%
B-3 (HeaVY Business District) 5,000 sq. ft. 35%
B-4 (Neiqhborhood Business District) 5,000 sq. ft. 35%
BP (Business Park District) 2 acres 100%
IP (Industrial Park District) 40,000 sq. ft. 35%
J -1 (Light Industrial District) 20,000 sq. ft. 35%
.
.
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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
FROM:
\tfG
Lee Smick, AICP
Planning Coordinator
SUBJECT:
Joint City Council/Planning Commission Workshop
DATE:
May 14,2002
INTRODUCTION/DISCUSSION
A Joint City Council/Planning Commission Workshop has been scheduled for Tuesday, May 28,2002 at 5:00
PM in the Council Chambers to discuss the following proposed issues:
1. Proposed development for the parcels designated as "Restricted Development" areas in the
2020 Comprehensive Plan along with areas on the east side of Farmington.
2. Reviewing, clarifying, and/or revising City policies and procedures regarding the handling of
future requests/petitions for annexation.
3. Revising the City's Sign Code.
4. Discussion of mini~storage in the Industrial Park.
Additional information will be prepared and distributed before the workshop.
ACTION REOUESTED
Indicate your availability to meet on May 28, 2002 at 5:00 PM for the Joint City Council/Planning
Commission Workshop.
Respectfully submitted,
0~~
Lee Smick, AICP
Planning Coordinator