HomeMy WebLinkAbout07.11.00 Planning Packet
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AGENDA
PLANNING COMMISSION
Regular -
July 11,2000 at 7:00 P.M.
COUDeD Chambers
325 Oak Street
1.
CALL TO ORDER
2.
MINUTES
a)
JlUle 13, 2000
3.
PUBLIC HEARINGS
7:00 PM
a) Conditional Use Permit - Greenhouse/Landscape in an R-2 District (continued)
Applicant: Colin Garvey
b) Vermillion Grove Preliminary Plat
Applicant: Rottlund Homes, Michael Noonan
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3. DISCUSSION
a) Proposed MUSA Expansion
4. ADJOURN
Planning Chair: Dirk Rotty
Planning Commissioners:
City Staff:
Todd Larson, Chaz Johnson, Ben Barker, Dan Privette
David L. Olson, Community Development Director
Lee Smick, Planning Coordinator
Michael Schultz, Associate Planner
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning Commission
Michael Schultz /\ /()
Associate Planner ~
FROM:
SUBJECT:
Conditional Use Permit Application-
Greenhouse/Landscape business in B-2
Applicant: Colin Garvey, 100 5th Street, Farmington
DATE:
July 11, 2000
INTRODUCTION
Colin Garvey has submitted a Conditional Use Permit Application to expand the his
existing Greenhouse/Nursey/Landscape business use onto Lot 4 and the east 30 feet of
Lot 5, Block 30, Town of Farmington within the R-2 (Medium Density) zoning district.
DISCUSSION
Staff has reviewed the application and site plan submitted by the applicant and
recommends that the public hearing be continued to the July 25th meeting in order to
allow the applicant additional time to resolve the issues as stated below.
a) The access arrangement off of 4th Street to a proposed rear entrance across the
Canadian Pacific Railroad ROW does not appear to be authorized in the contract
between Mr. Steve Finden and SOO Line Railroad Company. The contract terms
state in paragraph 9(b) that Mr. Pinden leases the portion land lying 9.5 feet of the
either side of the centerline of the track. Staff requests the exhibits that identify the
areas mentioned in paragraph 9(a) of same contract and a written permission from the
railroad company to allow for the proposed use(s) of the right-of-way.
b) Staff originally identified that a portion of the lot that the applicant proposes to utilize
is within both an existing unimproved alley that runs east-west in Block 30 and also
encroaches along the railroad right-of-way. Staff notes that a survey submitted by the
applicant identifies the alley to be vacated; staff will follow up with City
documentation. Staff also recognizes that the Pine Street right-of-way has not been
officially vacated according to records dating back to 1950. Staff points out that the
property comer is located just to the north side of the centerline of the 100- foot
railroad ROW.
c) Staff also requests that the applicant submit a survey along with a site plan indicating
. the location of proposed structures, driveways and possible screening.
ACTION REQUESTED
Continue the public hearing to the next scheduled Planning Commission meeting to allow
the applicant additional time to submit requested information.
Michael Schultz
Associate Planner
cc: Colin Garvey
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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
Planning Coordinator
SUBJECT:
Vermillion Grove Preliminary Plat
DATE:
July 11, 2000
INTRODUCTION
Rottlund Homes proposes to develop approximately 122.5 acres ofland in the southeast quadrant
ofthe intersection ofCSAH 31 (Pilot Knob Road) and CR 64 (195th Street West) as a single and
multi-family development. The property was rezoned to R-3 PUD High Density residential on
January 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 3, 2000. The proposed development
consists of 94 detached residential units and 283 attached residential units.
Plannine: Division Review
Applicant:
Rottlund Homes
J. Michael Noonan, Division Vice President
3065 Centre Pointe Drive
Roseville, MN 55113
(651) 638-0520
jmnoonan@rottlundhomes.com
Referral Comments:
1. City Engineering Division
2. Dakota County Soil & Water Conservation District
Attachments:
1. Location Map
2. Letter from Developer
3. Application for Plat Review
4. Plat Information
Location of Property:
Southeast quadrant of the intersection of CSAH 31
(Pilot Knob Road) and CR 64 (195th Street West).
Area Bounded By:
Single-family residential on the east, agriculture on the
south, vacant on the west and an elementary school on
the north.
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Existing Zoning:
R-3 PUD High Density Residential
Proposed Development:
The Developer proposes 377 housing units constructed
on approximately 122.5 acres. The proposed building
types are as follows:
Single-Family -
Gardens
Garden Townhomes
Villa Townhomes
94 units
68 units
67 units
148 units
The single-family product proposes ramblers, split-
levels and two-story configurations. The gardens are
slab on grade construction and provide one-level living
and consist of 4-unit buildings. The garden townhomes
include a basement. The two-story villa townhomes
consist of 8 or 12-unit buildings.
Streets and Accesses:
The Developer proposes three accesses from the
property. One access onto Pilot Knob Road to the west,
a second access onto 195th Street to the north (Street A)
and a third access onto Akin Road to the east (Street B).
The Developer proposes both public and private streets.
The private streets will be maintained by a homeowners
association.
Public Street Widths
40' back of curb to back of curb with 70' ROW
34' back of curb to back of curb with 60' ROW
Private Street Widths
30' back of curb to back of curb
24' back of curb to back of curb
22' back of curb to back of curb
Water, Sewer & Gas:
Water access is located at the newly constructed City
water tower and sewer will be available from the south
through the Murphy Farm development. A 100-foot
wide gas line easement runs north and south through the
western portion of the site. No structures may be
located within the easement. The Developer proposes to
maintain a 10- foot building setback from the gas line
easement.
Sidewalks:
A sidewalk has been proposed on the west side of the
north/south (Street A) roadway and a 8-foot wide trail is
proposed on the east side of Street A.
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Topography:
Site topography is rolling except for the central portion
of the site that tends to provide wider contours. The
drainage patterns are generally towards the south. There
is a large existing swale area along the eastern property
line that abuts the homes along Akin Road.
Wetland:
The wetlands shown on the site are classified as protect
wetlands. The largest wetland encompasses
approximately 14.8 acres and the smaller wetland is
approximately 5.6 acres in size. The protect wetland
classification requires that structures shall not be placed
within a minimum of 10 feet of the buffer area. The
buffer area provides a minimum of 75 feet from a
protect wetland, thereby requiring a minimum setback
of 85 feet surrounding the entire wetland. These types
of wetlands exist in a largely unaltered state and have
special and unusual qualities that call for a high level of
protection.
Flood Plain:
There are no flood plains delineated on this property.
Parkland and Trails:
The Developer proposes a park located on the peninsula
between the two wetlands. A trail will be provided to
access the park through the buffer area surrounding the
wetlands as well as from the cul-de-sac at the end of
Street D directly to the north of the proposed park.
Additional Comments
The Vermillion Grove PUD was approved by the City Council on January 3, 2000, re-
designating the property to R-3 PUD. The PUD process permits any combination of the
following uses: single-family, two-family, quad homes, town or row houses and apartments. The
PUD requires that the total coverage by buildings shall not exceed twenty percent (20%) of the
total area in the PUD. The total building coverage shown on the preliminary plat is 13.22 acres
and the total plat area is 122.44 thereby providing 10.80% building coverage within the
Vermillion Grove Preliminary Plat.
Proposed Density
The Developer proposes the following gross densities:
Housing Type Proposed Density City Requirement Land Use Designation
Single-Family 2.3 du/ac 1 to 3.5 du/ac Low-Density
Gardens 3.9 dulac 2.5 to 5.5 du/ac LowlMedium-Density
Villa Townhomes 7 dulac 5.5 to 14.0 du/ac Medium-Density
The proposed gross densities correlate to the 2020 Comprehensive Plan Update.
3
. Transportation
The Developer proposes three accesses from the property. The westerly access is proposed as a
70-foot right-of-way with a roadway width of 40 feet measured from the back of the curb to the
back of the curb that connects to Pilot Knob Road. The roadway is shown as a future minor
collector on the 2020 Thoroughfare Plan. A majority of the traffic is expected to enter and leave
the property from this access, thereby requiring a left turn lane on Pilot Knob Road towards the
south.
The northerly access is shown as a 70-foot right-of-way with a roadway width of 40 feet
measured from the back of curb to back of curb and provides a north/south transportation
corridor (Street A) through the development. The proposed roadway will also provide a shared
access with the City property to the west. This roadway is considered a public street and will be
maintained by the City of Farmington. The City is negotiating a cost share agreement with
Rottlund Homes for the construction of both this roadway as well as the roadway along the
southern border of the City's property.
The easterly access is shown as a 60-foot right-of-way with a roadway width of34 feet measured
from the back of curb to back of curb that is proposed to connect to Akin Road. The Developer
is in the process of acquiring a small piece of the Pettis property in order to connect the roadway
to the right-of-way of Akin Road. This access will mainly accommodate vehicles travelling
south on Akin Road into the subdivision and north on Akin Road, leaving the subdivision. The
developer will be required to provide a right turn lane and a bypass lane on Akin Road.
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The Developer has prepared a trip generation analysis for the development. In total, the
Vermillion Grove development is expected to generate 2,500 average daily trips with the
proposed 377 housing units. The trip generation model anticipates approximately 60% of site
traffic will be distributed to the north on Pilot Knob Road (from the site via Pilot Knob Road and
Akin Road) and approximately 20% will be distributed to the west via 195th Street. The
remaining trips will be distributed to the south.
Roadways associated with the villas and gardens will be private streets and will be maintained by
a homeowners association. The widths of these roadways include 30-foot, 24-foot and 22-foot
all measured from the back of curb to back of curb.
Transportation Issues
There are transportation issues that need to be addressed on the preliminary plat. As mentioned
above, an agreement with the Pettis property needs to be finalized to connect Street B with Akin
Road on the east. The phasing of the property will be from the west and no connection with
Akin Road is proposed until after these phases are completed.
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Secondly, all of the public cul-de-sacs (Streets C, D, E and N) proposed on the plat exceed the
maximum cul-de-sac length of 500 feet as required in the City Code by 15 feet. Therefore, the
Developer requests a variance to the maximum length of a cul-de-sac. City staff has reviewed
the request and has researched surrounding communities for their maximum requirements. An
average length for most communities is 700 to 1,000 feet.
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Additionally, the Fire Marshal has reviewed the cul-de-sac issue and has stated that ifthe cul-de-
sac has an unobstructed lane of traffic 20 feet in width and an adequate turnaround radius, the
Fire Department can accept a cul-de-sac length of 500 feet or more. Therefore, City staff
recommends approval of the variance concurrent with the approval of the preliminary plat.
During the zoning code update, staff will propose an update to the maximum length of a cul-de-
sac.
The third transportation issue consists of the turnaround radius for the proposed cul-de-sacs on
Streets C, D, E and N and Drive H. The City standard requires a 66-foot right-of-way with a 50-
foot radius to the face of the curb (no curb is required for Drive H). The cul-de-sacs are shown
with a 60-foot right-of-way and 47 feet to the back of the curb. This issue needs to be addressed
on the plat.
Additionally, City staff recommends that the cul-de-sac roadways (Streets C, D, E and N) be
reduced from 34-foot back to back streets to 30-foot back to back streets making the street
pavement width 28 feet and requiring a sidewalk on one side of the street. Staff has made this
recommendation for a 28-foot wide street upon the following criteria:
1. The functional classification of the roadway (i.e. local, collector) will be a primary
consideration.
2. Proposed developments that reside near land that is environmentally sensitive including
wetlands, floodways, slopes or natural areas to reduce pavement and runoff from large
expanses of paved surfaces.
3. The reduction of road widths in areas where the presence of neighborhood parks and
multiple driveways are being planned.
4. The need for sidewalks on at least a minimum of one side is required, however sidewalks on
both sides of the street will be encouraged to enhance pedestrian safety.
5. The 28-foot roadway requires an 8-foot parking lane on one side and a 20-foot width for
two-way traffic flow.
6. The development is part of a PUD where the preservation and enhancement of desirable site
characteristics and open space are recommended.
Benefits to the reduced street widths and sidewalk installation include improved pedestrian
safety, increased traffic calming effects and may provide for a more cohesive neighborhood.
City staff also recommends that the Developer propose a sidewalk or trail on one side of Street B
in order to promote pedestrian safety in the single-family area and provide access to the
north/south trail along Street A. The trail along Street A may then be utilized by the entire
development for to access Akin Elementary School to the north, thereby alleviating some
pressures to bus children in this neighborhood.
The final transportation issue concerns the lengths of the dead end driveways of buildings 62, 63
and 64. The driveways along the west sides of these buildings show lengths exceeding the fire
code requirement of a maximum of 150 feet. Therefore, the City's dead end access road policy
(see attached) is required for the three driveways and needs to be addressed on the plat.
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Park & Recreation Issues
The Parks & Recreation Commission has approved a park location on the peninsula between the
wetland areas. A playground structure is proposed for this area. Additionally, a trail is required
from the cul-de-sac on Street D to the park area. Trail locations surrounding the wetlands is
being negotiated with the Developer.
Secondly, the proposed 4-acres of park space along the easterly property line is not conducive to
the park system due to the inability of accessing the site. City staff recommends that this area be
shown as an outlot and be dedicated to the City to preserve the area adjacent to the "protect"
wetland.
Wetland Buffer Issue
The attached memo from John Smyth discusses the need to mitigate the average buffer width
that is lost due to Street B encroaching within the buffer strip. As the memo states, Protect
wetlands allow no buffer averaging. Street B encroaches into the buffer and wetland area by 35
feet.
The location of the roadway is constrained by the connection to Akin Road and the pond to the
north. Based upon the "no buffer averaging" requirement, it is recommended that impacts to the
buffer from the road be allowed if a buffer is re-established on the fill slope of the road and the
average width of the entire buffer is equal to the minimum buffer width. Therefore, the fill slope
area at 35 feet in width and 200 feet in length needs to be re-established with vegetation
appropriate and consistent with the buffer strip. If site constraints prohibit achieving the average
buffer width, the additional buffer area needed should be included elsewhere in the development.
Landscaping
As reported in the Environmental Assessment Worksheet (EA W), the Developer proposes to
preserve approximately 40 percent of the forested area on the site. The forested area that will be
affected due to grading of the site is the 24.3 acres located in the northeast portion of the site. As
described in the EA W, American Elm and Bur Oak with understory of common buckthorn and
prickly ash dominate this forested area.
With the large amount of mass grading proposed on the site, the Developer proposes to replace
many of the larger trees with oaks, maples, birch and lindens along the roadways. Additionally,
the Developer proposes to landscape each villa, garden and garden townhome with a number of
plantings as shown on the attached landscape plan.
The Developer also proposes to re-establish a buffer area of trees along the shared property line
with the five homes along Akin Road. However, City staff recommends that landscaping also be
installed along the pond area that is adjacent to the Pettis property.
Phasing of the Development
The developer is proposing to gain preliminary plat approval for the entire development by the
end of July 2000 with final plat approval for various phases of the development shortly
thereafter. The developer will begin construction of the villas along the northern property and
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the gardens along the western property line in the first phase. The developer plans on the
construction of model homes for marketing purposes and plans to be built-out within 3 to 5
years.
Homebuyer & Housing Characteristics
The development is proposed to meet the needs of the first time homebuyer, the move-up
purchaser and the "empty nester" looking to down size. . The villa townhomes will accommodate
the first time homebuyer and are the most affordable in the Rottlund Development. This product
will range in size from 1,220 to 1,645 square feet. The villas will be part of the first phase of
development on the property.
The gardens and the garden townhomes will meet the needs of the "empty nester" with one level
living in the gardens home and one level and a basement living in the garden townhomes. These
products will range in size from 1,260 to 1,450 square feet. The gardens and garden townhomes
will also be a part of the first phase of development on the property.
The single-family product will accommodate the move-up segment of the population and will
range in size from 1,850 to 2,700 square feet in rambler, split level and two-story configurations.
The single-family construction will be included in later phases of the development; however,
most of the utilities and streets will be installed in the first phase.
Population Projections
The developer has estimated that at total build-out the population of Vermillion Grove will be
near 743 persons. These projections are based on the following:
148 villa townhouses @ 1.25 persons per unit (ppu)
135 garden and garden townhomes @ 1.8 ppu
97 single-family homes @ 3.25 ppu
= 185 persons
= 243 persons
= 315 persons
Summary of Requirements
1. Approval of the Vermillion Grove Preliminary Plat is contingent upon an agreement being
reached between Pettis and Rottlund Homes for the purchase of a small piece of property
owned by Pettis in order to connect with Akin Road to the east.
2. Approve a IS-foot variance from the maximum cul-de-sac length of 500 feet for the cul-de-
sacs on Streets C, D, E and N.
3. Require a 66-foot right-of-way with a 50-foot radius to the face of curb for cul-de-sacs on
Streets C, D E and N and Drive H.
4. Require Streets C, D, E and N to be reduced from 34-foot back to back roadways to 30-foot
back to back roadways meeting the City's criteria for 28-foot wide streets thereby requiring a
sidewalk on one side of the street.
5. Require a sidewalk on one side of Street B to promote pedestrian safety and provide a
pedestrian access to Akin Elementary School to the north from these neighborhoods.
6. Require the driveways on the west side of buildings 62, 63, and 64 to meet the requirements
of the City's Dead End Access Road Policy per Fire Code requirements (copy attached).
7. Require additional trees to be installed along the east side of the storm water pond adjacent
to the Pettis property for screening of the development.
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8. Require the re-establishment of the buffer area along the fill slope of Street B per
requirements of the Wetland Ordinance and/or additional buffer area to achieve the average
buffer width.
9. Approval of the Vermillion Grove Preliminary Plat is contingent upon all engineering
requirements being addressed.
ACTION REQUESTED
Recommend approval of the Vermillion Grove Preliminary Plat contingent upon the above
requirements and forward this recommendation to the City Council.
Respectfully submitted,
A:~~
Lee Smick, AICP
Planning Coordinator
cc: Michael Noonan, Rottlund Homes
8
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
FROM: Lee M. Mann, P.E., Director of Public Works/City Engineer ~
SUBJECT: Vermillion Grove Preliminary Plat Review
DATE: July 6, 2000
Engineering staff has reviewed the preliminary plat for the above referenced project and
forwards the following comments:
Plat Issues
1. 15-feet of additional right-of-way needs to be platted along CSAH 31 for future
expansion of the County roadway.
2. Ponds must be platted as outlots to the high water level. Access to ponds on outlots must
. be included within the outlot.
3. The parkland areas need to be defined and platted as Outlots.
Street Issues
1. All street designs must be in accordance with City standards. Cul-de-sacs are currently
shown with a 47-foot radius to back of curb with a right-of-way radius of 60-feet. City
standards require a 66-foot right-of-way radius and 50-foot radius to face of curb.
2. Street grades should be limited to a maximum of 7.0%.
3. Turn lane and bypass lane improvements will be required on Akin Road at the
intersection with Street B. The intersection of Street A and 195th Street will need to be
reviewed to determine if turn lanes are necessary.
4. Retaining walls must be placed outside of City easements on private property. Retaining
walls that retain higher than four-feet must be designed by a structural engineer.
5. At a minimum, sidewalks or trails need to be provided along collector routes, including
Street A and Street B.
Utility Issues
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1. The water and sewer systems for the site need to comply with the City's comprehensive
Water Supply and Distribution Plan and Sewer Policy Plan respectively."
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Vermillion Grove Preliminary Plat Review
07/06/00
Page 2
2. As indicated previously, two water supply well sites must be planned within the area of
this development. Corridors for the future raw water mains must be provided.
3. Trunk water main needs to be routed through the site per the Water Supply and
Distribution Plan j
4. The sanitary sewer layout and the issue of serving the properties along Akin Road needs
to be finalized.
5. Sanitary sewer proposed to be located along rear and side lot lines will require larger
easements for future access and maintenance.
6. Structures (gatevalves, manholes, etc.) need to be located outside of the gas main
easement. When crossing pipeline easements, cross perpendicular to pipeline. Utility
and house pad layouts must be reviewed with the gas company.
7. Confine utilities (water, sanitary and storm) to the road right-of-way and lot lines
whenever feasible. Exceptions for conservation of trees and minimizing sanitary sewer
depth will be considered.
8. Utility tie-ins with the City's facilities site need to be coordinated.
Storm Water Issues
1. The storm sewer systems for the site need to comply with the City's Surface Water
Management Plan (SWMP).
2. Submit storm sewer design worksheet, storm sewer profiles with drainage area map for
final plat review. Storm sewer design will need to be approved before grading plan
approval.
3. The pond east of Block 3 is encroaching within the wetland buffer area.
4. Confine drainage to rear and side lot easements. An easement must be provided for all
drainage routes.
5. The comments stated in Erik Peters memo dated 6/9/2000 need to be addressed.
The preceding comments will need to be addressed during the final platting process. Further
comments will be forthcoming upon review of the final construction plans.
Memo
Jl]j Bonestroo
-=- Rosene
"l11li Anderlik &
1\11 Assodates
EngJneers & Architects
.
Project Name: Vermillion Grove Response to
EAW Comments
Client: City Of Farmington
File No: 141-99-114
To: Lee Smick
Date: 6/6/00
From: John Smyth
Re: Review of Vermillion Grove Response to Comments dated 6/14/00
Remarks: I have reviewed the Vermillion Grove responses to EA W comments in regards to Wetland Protection.
One concern relates to response 3 of Peterson Environmental to the Dakota County Soil and Water Conservation
District, EAW Item 12 - Wetland Buffers. The following statement is not entirely correct: "One of the stormwater
treatment ponds will encroach into a wetland buffer, however, this has been accepted by the City of Farmington in the
past because the pond serves the same purpose as the buffer that surrounds it." In my memo for Vermillion Grove
PUD EA W dated February 14, 2000 under General Buffer Area Requirements it states that "It appeared that the
current pond location along the fringes of the wetland may be within the vegetated portion of the buffer. Ifponding is
to occur within the buffer it should be limited to the cropped area."
.
The first project that requested ponding in the buffer was Charleswood 3rd Addition. The ordinance language below is
followed by the City's interpretation of the ordinance which was met by Charleswood 3rd Addition.
Ordinance Language: The wetland ordinance discusses this issue under section 10-9-7 (E). Clearing and removal
of vegetation in the buffer area is prohibited, except for selective clearing and pruning, of individual trees and shrubs
which are dead, diseased, noxious weeds, or water hazards. This section is interpreted to indicate that grading within
a buffer area that has existing natural vegetation would not be allowed. This interprtation is consistent with other City
ordinances.
City's Interpretation
The following interpretation of the ordinance has been developed so that the criteria regarding allowing grading and
ponding in a buffer area is consistent for each development.
1. Grading within buffer areas, including ponds, should be limited to areas that have had a history of being farmed.
Farming within the buffer needs to have occured 7 out of 10 years to be considered having a history of being
farmed.
2. If the ponding location meets the criteria above in item 1, then it can be counted as buffer area as long as the
minimum vegetative buffer areafor the classification is maintained.
In the case of Vermillion Grove, the minimum width for the buffer strip for a Protect Wetland is the same as the
overall buffer width, so no part of the buffer strip can be used for ponding without a variance to the Farmington
Wetland Ordinance. In other words, the buffer strip cannot be designed to an "average" width. The entire buffer strip
must meet the minimum width. The plans currently show grading for a berm around the pond site extending into the
buffer area. This grading needs to be eliminated from the buffer in order to be in compliance with the City Wetland
Ordinance.
. Another proposed encroachment into the required buffer occurs with the proposed road access to Akin Road. Roads
are discussed under Section 10-9-7 (K) of the Farmington Wetland Ordinance. This section reads as follows: "For
roadways, trails, and driveways, or portions thereof, that are routed across wetlands and are subject to WCA
Bonestroo, Rosene, Anderlik and Associates
2335 West Highway 36 + St. Paul, MN 55113 + Phone: 651-636-4600 + Fax: 651-636-1311
n Bonestroo
-=- Rosene
"IilI Anderfik &
1\11 Assodates
EngIneers & Architects
. replacement requirements, no buffer areas shall be required." The purpose of this statement in the ordinance was to
insure that an applicant would not widen a road embankment to meet buffer requirements and therefore impact more
wetland area.
Memo
The proposed road does not impact wetland and thus it does not require a replacement plan and therefore the
exemption for the buffer strip does not apply. However, the city does not want applicants routing roads through
wetlands to meet the above exemption so impacts to buffer strips from roads will be allowed with the following
conditions:
1. Impact to the buffer strip by roadways, trails or driveways should be minimized to the extent possible while still providing
public saftey and access to development.
2. After minimizing the impact of the road to the buffer strip, the embankment of the road should be re-established with
vegetation appropriate and consistent with the buffer strip.
3. Road impacts to buffer strips will be allowed ifItems I and 2 above are followed and the overall buffer strip average for the
wetland classification is maintained. This would include Protect wetlands in which buffer strip averaging is not typically
allowed.
.
The location of the road is constrained by the existing connection at Akin Road and the required ponding for the
development. Based on the discussion above, it is recommended that the impacts to the buffer from the road be
allowed if a buffer is re-established on the fill slope of the road and the average width of the entire buffer is equal to
the minimum buffer width. The fill slope extends along 200 feet of the wetland buffer and is approximately 35 feet
wide. This area should be re-established into a buffer in accordance with Section 10-9-7(C) of the Wetland
Ordinance. This would provide 35 feet of buffer strip that would be included in calculating the average buffer width.
The remaining buffer strip should completed elsewhere on-site to meet the overall buffer average of 75 feet. If site
constraints prohibit achieving the average buffer width, the additional buffer area needed should be included
elsewhere in the development.
Please don't hesitate to contact me at (651) 604-4708 if you have questions.
.
Bonestroo, Rosene, Anderlik and Associates
2335 West Highway 36 + 51. Paul, MN 55113 + Phone: 651-636-4600 + Fax: 651-636-1311
.
DAKOTA COUNTY SOIL AND WATER
CONSERVATION DISTRICT
Dakota County Extension and Conservation Center
41 00 220th Street West, Suite 1 02
Farmington, MN 55024
Phone: (651) 480-7777 FAX: (651) 480-7775
July 6, 2000
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Ref.: 00-FRM-036
Ms. Lee Smick
City Planner
325 Oak Street
Farmington, MN 55024
RE: REVIEW OF THE PRELIMINARY GRADING PLANS FOR VERMILLION GROVE P.U.D.
"-
Dear Lee:
The Dakota County Soil and Water Conservation District (SWCD) has reviewed the Preliminary Grading
Plan for the above-mentioned site. This project entails 145 mixed use lots on approximately 122 acres.
The following report summarizes the proposed erosion controls, submits additional erosion control
recommendations, and discusses alternative site design considerations to minimize development impacts.
Erosion Control Observations
.
"1. Silt fence at the downslope gradients and around wetland areas.
2. Multiple storm water ponds.
Erosion and Sedimentation Control Comments and Recommendations
1. Project phasing is critical to minimize erosion and sedimentation on this site. Show how the site will
be phased and exposed soils will be kept to a minimum.
2. Develop a phased grading plan to show how drainage on the site will be controlled during active
grading.
3. All slopes exposed adjacent or directly tributary to the DNR wetland should be brought to final grade
and stabilized immediately.
4. Construct the stormwater ponds first to use as temporary sediment basins. Install a floating riser or
similar structure to enhance sediment trapping efficiency. The pond should be stabilized immediately
and a controlled overflow structure installed.
5. Install a double row of heavy duty silt fence to protect the DNR wetland. Place the fence outside of
the proposed buffer and have the fences about 6-10 feet apart.
6. Any areas adjacent or directly tributary to the DNR wetland that left idle for more than 7 days should
have seed and temporary cover applied. This is a requirement of the NPDES permit.
7. Stabilize all 3:1 and steeper slopes with erosion blanket or hydromulch with tackifier. Show the
location of these areas on the plan. Reguire that once these areas are exposed, they are finish 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 and type of energy dissipation devices at all storm sewer outfalls.
10. Show the location and type of check dams in areas of concentrated flow.
11. Show the location of the rock construction entrance.
.
AN EQUAL OPPORTUNITY EMPLOYER
Vermillion Grove PUD
OO-FRM-036
2
.
12. Include notes regarding NPDES permit requirements on the plan, including inspection and
maintenance timing.
13. Include locations and specification of all erosion controls on the plan.
14. Additional controls may be deemed necessary during construction to protect the DNR wetland.
Further, there are many opportunities on the site to install diffuse integrated management practices (IMPs)
to retain water on the site and mitigate long term, down stream erosion and water quality issues. The
Dakota SWCD has cost-share funds available to design and install these low impact development (LID)
practices.
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 Sfurmwater 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,
Jay Riggs, CPESC
Urban Conservationist
cc:
Jay Michels, MPCA
PatLynch,MDNR
.
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ROTTLUND HOMESTM
. A DMSION OF THE ROmUND COMPANY. INC.
April 28, 2000
~~8U:]~~
Mr. Dave Olson,
Community Development Director,
City of Farmington,
325 Oak Street,
Farmington, MN
55024
Dear Mr. Olson,
RE: Application for Preliminary Plat Approval
Vermillion Grove
.
We are pleased to submit for the City's consideration our application for preliminary plat
approval for the proposed Vermillion Grove community. This plan, I believe, represents
the culmination of considerable effort on the part of many parties and individuals. We
truly appreciate the interest and assistance provided by staff in the Engineering,
Community Development/Planning, Parks and Finance Departments. The advice and
feedback that has been provided over the past number of months has been invaluable in
terms of refining our preliminary plat.
Enclosed you will find the City's standard application form executed by the Rottlund on
behalf ofthe owner ofthe property, our checks to cover the City's application and escrow
requirements, 15 copies of the preliminary plat and associated information, a reduced
copy of the plat, hydrology report and abstractor's certification. In addition, our
consulting engineer, Pioneer Engineering, has provided a cd on which all plans are
contained in an electronic format.
We trust this provides the City will all information its requires to process our application
and move it forward for consideration by the City's Planning Commission and Council.
As we have discussed previously we are targeting a hearing before the City's Planning
Commission and Council on June 13,2000 and June 19,2000, respectively. Should you
require any additional information or clarification please do not hesitate to contact the
undersigned.
Special considerations being requested by Rottlund are summarized under the heading
"pud requirements" on the cover sheet to the pud plan package. These requirements touch
upon such things as private and public street widths (pavement and right of way),
minimum lot setbacks and setbacks from county roads, designated wetlands and the gas
.
Gl
L1C~~S'U~~~~~ MLS EO:rJG~~~
3065 CENTRE POINTE DRIVE ROSEVILLE, MN 55113
(651) 638-0500 FAX (651) 638-0501
easement. One requirement that this not enumerated on this sheet is for special
. consideration for a relaxing of the maximum cui de sac length requirement.
.
.
Further, we are also requesting the ability to construct model homes prior to the first lift
of asphalt. This is a commonly accepted practice throughout other municipalities in the
metropolitan area. We would appreciate the opportunity to discuss with the City an
acceptable milestone for the receipt of permissions to construct models and models alone.
For the information of the City, the single family lots proposed for this development have
an average lot width of70 feet and average lot depth of 130 feet. Lots of these
dimensions, we feel, are able to meet the demands of the consumer and allow for the
construction of a variety of homes.
We would respectfully request that the City undertake a comprehensive and total review
of our submission, rather than the raising of possible issues as they emerge. This
approach allows all parties to deal with the Vermillion Grove development in a total
versus an incremental manner, thereby allowing all issues to be considered at one time
and in a way where interrelationships and connections are fully understood. We believe
that whatever issues do emerge they can be addressed through an appropriately worded
condition of approval governing the preliminary plat. Rottlund is confident that this
approach would enable the approval process to move forward, while at the same time
providing the necessary protection and assurances to the City.
We appreciate the City prompt and professional consideration. Weare at your
convenience in terms of meeting to discuss our application or providing the City any
additional information.
Yours very truly,
~
ichael Noonan,
V e President,
Minnesota Division
JMN/jmn
EncIs.
c.c. Paul Thomas, Pioneer Engineering
John ErarILee Smick, City of Farmington (without attachments)
.
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.
04/08/00 11;53
'a'612~~63 1611
CITY FARMINGTON IaJ 0002/0003
'_'" ~... .~. . I.... ' .. ........ . <t.. .........._..........,....c_
APPLICATION FOR PLAT REVIEV
DATE
PLAT NA!m VERMILLICN GROVE
LOCATION South - east quadrant of intersection @ Pilot Knob and 195th
AREA BOUNDED BY north - 195th Street: east-Akin Road, five sfd: south - Murphy Farm
east - pilot Knob Road
TOTAL GROSS AREA 122.4687 acres
ZONING DISTRICT(S)
R3 - PUD
NAltES & ADDRESSES OF ALL OWNERS Lawrence W. Wenzel and Doneene R. Wenzel
2001 l20th Street West, Rosemount, MN 55068
PHONE: (651) 452-1565
NAKE & ADDRESS OF LAND StravEYOa/ENGlNEER Pioneer Engineering -1>t.W.f 1n~
2422 Enterprise Drive Mendota Heights, 55120 PHONE (651) 681-1914
NAMES & ADDRESSES OF ALL ADJOINING PROPERTY OWNERS ~VAItABLE FROM:
ON: see attached abstracters list
preliminary plat
Stewart Title
PLAT REVIEW.OPTION:
~ET.T~nJAAY & ~!~Al. :tOGETHER:..
.. .'
PRE PLAT ADMINISTRATIVE FEE:
'.. .. '.. ..
._,.-1~, SEQUENCE:
PRE PLAT SURETY:
$20,400
$1623
I HEREBY CER7IFY tHAT I AM (YE ARE) THE FEE OWNER(S) OF THE ABOVE LAND. THAT THE
PERSON PREPARING THE PLAT HAS RECEIVED A COpy OF, TITLE 11, Clf.APTERS 1 THaU S.
ENTITLED "SUBDI,VISIONS" AND TITLE 10. CHAPTERS 1 TBRU 12 ENTITLED "ZONING" OF THE
FARMINGTON CIn CODE .AND WILL PREPARE THE PLAT IN ACCOBDANCE WITH nIE PROVISIONS
CONTAINED THEREIN. '
ADVISORY MEETING:
1. SKETCH PLAN
2. STAFF AND DEVELOPER CONSENSUS
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DEAD END F:M~;U~;QS;~~S~OAD POLICY II
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;r I( THE FARMINGTON F. IRE DEPT. HAS .llfLost ReviSion:"".,'
.i:II.. II APPROVED THREE ALTERNATIVES WHEN I
II A CUL-DE-SAC HAS PROVEN TO BE / I
I ll, IMPOSSIBLE TO CONSTRUCT J (City Plate NO.~II
\'- "",.,,,,,,,,." J FARMINGTON, MINNESOTA )L JI
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