HomeMy WebLinkAbout12.12.00 Planning Packet
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CITY OF'F GTON
PLANNING CO ION AGENDA
Regula Meeting
December 12, 2 00 at 7:00 PM.
Council hambers
325 Oa Street
1. CALL TO ORDER
b) November 14, 2000
3. PUBUC HEARINGS
a) Silver Springs 3rd Addition Preliminary d Final Plat (continued)
Applicant: Tim Giles
c)
b) Variance Permit Appliclition - Exceed aximum Lot Coverage in R-2 PUD
Applicant: Michael Jensen
Riverbend Schematic P.U.D.
Applicant: Astra Gens$' Partnership, L. .P.
d) Application to Rezone Property fromR- (Low Density) Residential to R-2(Medium
Density) and Ro03 (High Density) Reside tial
Applicant: Jim Allen, Allen Homes Co oration
e) Tamarack.Ridge 2nd Addition Final Plat
Applicant: Jim Ostenson, James Develo ment Company
4. DISCUSSION
a) None;
5. ADJOURN
Planning Chair:
Planning Commissioners:
Ditk Rotty
Todd Larson, Ch Johnson, Ben Barker, Dan Privette
City Staff:
David L. Olson, C ~unity Development Director
Lee Smick, Plann. g Coordinator
Michael Schultz, ssociate Planner
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City of Farmington
325 Oak Street. Farmington. MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farminiton.mn.us
TO:
. City Planning Commission
Lee Smick, AICP .f'\f ()
Planning Coordinator \jX::'
FROM:
SUBJECT:
Silver Springs 3rd Addition Preliminary & Final Plat
DATE:
December 12, 2000
INTRODUCTIONIDISCUSSION
The attached letter from Dave Olson, Community Development Director to Mr. Mike Folken
explains the City Ordinance for an appeal of a decision by the Zoning Board of Adjustment. As
noted in the letter, City Ordinance 2-4-3 requires_an appeal to be filed within 10 days of a
decision by the Zoning Board of Adjustment.
Therefore, an appeal to the Conditional Use Permit for the. Farmer in the Dell Daycare needed to
be filed by October 20, 2000 to meet the ordinance requirements.
Also attached is a memo from Shelly Johnson, the City's Transportation Engineer that addresses
traffic-related issues and concerns expressed to him by Mr. Folken.
In light of the expiration of the appeal period, the Planning Commission should determine
whether the Silver Springs 3rd Addition Preliminary and Final Plat meets the City's zoning
requirements. As stated at the November 14, 2000 Planning Commission meeting, City staff
recommended approval of the plat contingent on the Engineering memo dated November 8, 2000
(see attached memo). -
ACTIONREOUESTED
Recommend approval of the Silver Springs 3rd Addition Preliminary & Final Plat contingent on
the Engineering memo dated November 8, 2000 and forward the recommendation to the City
Council.
..... Re.;~.7ec. tf~ SU.b~Yd.. .'.
Glitt ,,-~'p~.(C-..
Lee Smick, AICP
Planning Coordinator
cc:
Tim Giles, TC Construction
Karol Bednar, Farmer in the Dell Daycare
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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
November 17,2000
Mike Folken
l8851 Emblem Court
Farmington, MN 55024
RE: Appeal of Conditional Use Permit - Farmer in the Dell Daycare
Dear Mr. Folken
.
Upon further review of the issue you raised prior to and during the Planning Commission
meeting on November 14,2000, it has been determined that City Ordinance 2-4-3
requires that an appeal to a decision of the Zoning Board of Adjustment (Planning
Commission) be filed within lO days of their final decision (see attached ordinance).
This ordinance is not part of Zoning Code chapter but rather is located in another chapter
that outlines the composition and authority of the Board of Adjustment.
The City Attorney has confirmed that date of the decision of the Board of Adjustment is
the date of the meeting at which the vote was taken. In the case of the Farmer in the Dell
Daycare, the Planning Commission voted to approve the conditional use permit at their
October 10, 2000 meeting and thus the appeal period expired on October 20, 2000. I also
consulted with the City Attorney as to whether there is any means to extend the appeal
period and he indicated that there was not.
If you have any further questions, please contact me at 651.463.1860.
~
~son -~
Community Development Director
cc:
Mayor Councilmembers
Planning Commission
John F. Erar, City Administrator
Joel Jamnik, City Attorney
Carol Benar, Farmer in the Dell Daycare
Tim Giles, TC Construction
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2-4-3
2-4-3
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2-4-3: APPEALS TO CITY COUNCIL: A party may appeal a
decision of the Zoning Board of Adjustment when issues of
fact, procedure or other finding made by the Board are in dispute. Appeals
must be filed with the City within ten (10) days of the final decision of the
Board of Adjustment.
Building permits shall not be issued after an appeal has been filed with the
Planning Department. If permits have been issued before an appeal has
been filed, then the permits are suspended and construction and/or usage
shall cease until the City Council has made a final determination of the
appeal.
The City Council shall conduct a hearing within sixty (60) days after the
receipt by City staff of the appeal from an action by the Board of
Adjustment. As provided in subsection 10-8-6(0) of this Code, notice of the
hearing shall be mailed to property owners adjacent to the subject property
disregarding public rights of way. Any person may appear and testify at the
hearing either in person or by duly authorized agent or attorney.
A fee to be established by resolution of the City Council shall be paid by the
appellant at the time the notice of appeal is filed. (Ord. 097-393, 4-7-1997)
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398
City of Farmington.
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1\11
Bonestroo
Rosene
Anderlik &
Associates
Bonestroo, Rosene, Anclerlik ancl Associates, Inc. is an Affirmative Action/Equal Opportunity Employer
ancl Employee Ownecl
Principals: Otto Bonestroo, P.E.. Marvin L. Sorvala, P.E.. Glenn R. Cook, P.E..
Robert G. Schunicht, P.E. . Jerry A. Bourdon, P.E.
Senior Consultants: Robert W. Rosene, P.E. . Joseph C. Anderlik, P.E. . Richard E. Turner, P.E. .
Susan M. Eberlin, C.P.A.
Associate Principals: Howard A. Sanford, P.E.. Keith A. Gordon, P.E.. Robert R. Pfefferle, P.E..
Richard W. Foster, P.E. . David O. Loskota, P.E.. Robert C. Russek, A.I.A.. Mark A. Hanson, P.E..
Michael T. Rautmann, P.E. . Ted K. Field, P.E. . Kenneth P. Anderson. P.E. . Mark R. Rolfs, P.E. .
David A. Bonestroo, M.B.A. . Sidney P. Williamson, P.E., L.S. . Agnes M. Ring, M.B.A., .
Allan Rick Schmidt, P.E.
Offices: SI. Paul, Rochester, Willmar and SI. Cloud, MN . Milwaukee, WI
Website: www.bonestroo.com
Engineers & Architects
Memorandum
TO: David Olson
Director of Community Development
COPY TO: Lee Mann
City Engineer
FROM: Shelly Johnson
DATE: December 6, 2000
RE:
Issues/Concerns - English/190th Street - Proposed Day Care Facility
Our File No. 141-99-101
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Responses have been formulated for the issues/concerns expressed to me by Mr. Mike Folken, who
resides at 18851 Emblem Court in Farmington. These issues/concerns are in regard to the proposed
day care facility and traffic operations in the vicinity of the English A venuel190th Street
intersection. The following provides a statement of each issue/concern and the traffic
engineering/planning response to the issue/concern.
1. Issue/Concern -- Can the proposed day care driveway, located along English Avenue, be
restricted to right turn out only?
Response -- The restriction of left turns from the driveway is not necessary since the expected
volumes using the driveway, coupled with the traffic on English Avenue, do not pose a situation
that we feel will be a safety concern. We do not recommend restricting the turns from the
driveway since English A venue is a facility that allows for access to properties and
accommodating "short" trips that would have to utilize Pilot Knob Road if English were not
available. The function of Pilot Knob Road is to accommodate regional and sub-regional trips at
a higher speed and not to accommodate the shorter trips. A prohibition of left turns from the
driveway would be ignored by many of the motorists since they would not see why a left turn
can't be made at this location. The placement of traffic controls or turn restrictions that are not
necessary to solve a traffic problem are often ignored by the travelling public.
. 2. Issue/Concern -- Can the driveway be placed on 190th Street rather than on English Avenue?
Response -- The driveway to the proposed day care facility is more aptly placed on English
Avenue than on 190th Street. 190th Street is a major collector roadway on the City thoroughfare
2335 West Highway 36. St. Paul, MN 55113. 651-636-4600. Fax: 651-636-1311
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plan and as such driveways need to be very carefully limited in order to protect the capacity and
safety functions of the major collector. English A venue is a lower classified roadway that
functions as an access roadway.to properties and as a neighborhood collector facility. Access to
English Avenue is the correct street for access to the proposed facility given the function of the
two roadways.
3. Issue/Concern -- Can there be a one-way inbound driveway on English and a one-way exit
driveway to 190th Street?
Response -- The answer to this question is the same as that stated in number two above. The
volumes are not of sufficient magnitude to warrant such driveway treatment and safety should not
be a significant issue with the proposed two-way drive onto English.
4. Issue/Concern -- The proposed driveway is on an "s" curve and the concern is to sight distance
aspects of the driveway location.
Response -- This is a legitimate concern with any driveway placement and a sight distance
assessment needs to be accomplished in order to ensure that sight distance is adequate for this
driveway. This will require an up-to-date sight plan and copy of English Avenue as-built
drawings in this area. The City Engineer may have already addressed this situation.
5. Issue/Concern -- People drive too fast on the English Avenue "s" curve already referenced and
. due to this excessive speed, they cross over the center line in this "s" curve area.
Response -- I have not, personally, observed the occurrences mentioned in the above issue. If this
does occur. then the issue is correct, it is an unsafe driving practice. If this can be documented,
then placement of curve speed sign warnings or provision of a depressed rumble strip area may be
two methods that could be applied in order to notify motorists of the speed warning and the
location of the roadway center line. The documentation of the reported practice must present
solid evidence that this unsafe practice occurs and not just one or two vehicles during the day.
The city may desire to review this situation in the field.
6. Issue/Concern -- Dominos and other traffic use this as a thoroughfare.
Response -- As previously stated, English Avenue's function is to provide access to properties
and allow for traffic to move north-south without having to travel on Pilot Knob Road for the
shorter trips. It may be that some traffic drives the entire length of English Avenue, but that is
not expected to be a very high percentage of vehicles that make up the English traffic. Some
drivers that live or have business in the English Avenue corridor may well choose to use English
and that is expected and encouraged in order to help protect Pilot Knob Road for the regional and
sub-regional trips. The volumes on English Avenue are not of such magnitude to present a
capacity or safety problem.
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7. Issue/Concern -- There aren't any turn lanes on I 90th Street at the intersection with English
Avenue.
Response -- It is my belief that the turning volumes at the intersection are not of sufficient
magnitude to recommend the installation of turn lanes on 190th Street. I am sure that the
2335 West Highway 36 n St. Paul, MN 55113 n 651-636-4600 n Fax: 651-636-1311
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intersection capacity is sufficient to accommodate the existing and expected traffic volumes
without intersection widening. The accident records can be checked to see if there is a significant
accident history at this location.
8. Issue/Concern -- There isn't a street light at the 190thlEnglish intersection, making this
hazardous during conditions of darkness.
Response -- The accident history can be evaluated to determine the occurrence of nighttime
accidents at this location. If the history indicates a potential problem, and if a nighttime survey
indicates a potentially unsafe situation, remedies can be proposed to mitigate the situation.
9. Issue/Concern -- There aren't any street lights along the "s" curve on English Avenue.
Response -- Again, the response to issue number eight above is appropriate.
10. Issue/Concern -- Can speed bumps be installed along English A venue?
Response -- The City Council can order such an installation. However, a speeding problem needs
to be documented before any such action is recommended. Other remedial measures should be
considered before physical speed control is built. Increased enforcement is one method to help
reduce speeding, if it is documented to be a problem. Physical changes such as Speed Humps
(not bumps) or intersection and midblock "chokers" have proven to have some success in slowing
traffic if properly placed. Again, the speeding problem must first be documented. I believe that
previous speed surveys conducted by the Farmington Police Department have concluded that
speeding is not excessive along this corridor.
While it is my belief that an unmanageable or unsafe traffic problem will not occur with the
provision of the day care facility, the situation should be monitored and reviewed after the facility is
open. If any specific problems occur, a plan to mitigate such problems could then be developed.
2335 West Highway 36 n St. Paul, MN 55113 n 651-636-4600 n Fax: 651-636-1311
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
. fa .
www.cl.rnun.ron.mn.us
TO:
City Planning Commission
Lee Smick, AICP f'\ n
Planning Coordinator ~
FROM:
SUBJECT:
Silver Springs 3rd Addition Preliminary & Final Plat
Applicant: Tim Giles
DATE:
November 14,2000
INTRODUCTION
Tim Giles, P.O. Box 51, Elko, MN 55020, proposes to plat approximately 4 acres of land in the
northeast quadrant of the intersection of CSAH 31 (Pilot Knob Road) and 190rh Street. The
Preliminary and Final Plat shows three outlots and one platted lot of record.
Plannine: Division Review
Applicant:
Tim Giles
P.O. Box 51
Elko, MN 55020
Attachments:
1.
2.
3.
4.
5.
Application
Location Map
Preliminary and Final Plat
Site Plan for Block 1 Lot 1
Farmer in the Dell CUP Memo
Location of Property:
Northeast comer of Pilot Knob Road and 190th Street
Surrounding Land Uses:
Single-family residential surrounds the plat boundaries.
Existing Zoning:
R-I (Low Density)
Comprehensive Plan:
Low Density
Lot Area:
Block 1 Lot 1
Outlot A
Outlot B
Outlot C
Right-of-Way
40,000 s.f.
7,076 s.f.
28,730 s.f.
67,990 s.f.
31,313 s.f.
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DISCUSSION
The applicant, Tim Giles is seeking approval of the Preliminary & Final Plat for Silver Springs
3rd Addition. On October 12,2000 the Planning Commission approved a Conditional Use Permit
to construct a day care facility on Block 1 Lot 1 of the Silver Springs 3rd Addition. For reference,
the Conditional Use Permit staff memo is attached to this document.
Mr. Giles proposes to plat the remainder of his property as outlots and also identify the realigned
English Avenue right-of-way.
Attached is a memo from the Engineering Division identifying the need for additional easements
to be shown on the plat. Plat approval is contingent on the requirements identified in this memo.
RECOMMENDATION
Approve the Silver Springs 3rd Addition Preliminary & Final Plat contingent on the Engineering
memo dated November 8, 2000 and forward the recommendation to the City Council.
Zi:Z?
Lee Smick, AICP
Planning Coordinator
cc: Tim Giles
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APPLICATION FOR PLAT REVIEW
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LOCATION
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A.REA BOUNDED BY ,~O S+C"~ C2.\'" v.J .
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TOTAL GROSS AREA
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ZONING DISrRICT(S)
NAMES & ADDRESSES OF ALL Ow"NERS T C
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PHONE:
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NAME & ADDRESS OF LAND SURVE70R/ENGIm:a g,U$!l OQ......\o ~LS. DQ....~(,.) ~I'@r- ~~~
Probe i:"^,~~~E!.c-~",C.c:s I~(! Bu~..:>~u~lIc' n.~ PHONEQS-z,-4'.J2.-.3C<::lO
NAMES & ADDRESSES OF ALL ADJOINING PROPERTY OWNERS AVAILABLE nOM:
ON:
PLAT REVIEW OPTION:
PRELL~INARY & FINAL TOGETHER:
PRE PLAT ADMINISmTIilE r.:::.E:
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PA-ID
IN SEQUENCE:
PRE PLAT SURETY:
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I HEREBY CERTIFY !RAT I A..'! (w:: ARE) '!'HE FEE OWNER(S) OF idE ABOVE UJ.'ID, illT TIm
PERSON PREPARING idE PLAT HAS RECEIVED A COpy OF TITLE 11, CHAPTERS 1 'IHRU 5,
ENTITLED "SUBDIVISIONS" AND TITLE la, CHAPTERS 1 IHRU 12 ENTITLED "ZONING" OF TEE
FARMINGTON CITY CODE A..'ID WILL pREI'.~ idE PLAT u~ ACCORDANCE WITH r~ PROVISIONS
CONTAINED IREREIN.
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SIGNATURE OF OWNER
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DATE
ADVISORY MEETING:
1 . SKETCH pL~'l'
2. ST.~F ~'l'D DEVELOPER CONSENSUS
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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.farmineton.mn.us
City Planning Commission
Michael Schultz f)rfJ
Associate Planner/,
Conditional Use Permit - Construct Day Care Facility within R-l (Low
Density) Zoning District
Applicant: Karol & Mike Bednar
September 12,2000
Karol and Mike Bednar have submitted for a Conditional Use Permit to construct a Day Care
Facility serving 14 or more persons within an R-l (Low Density) Zoning District proposed at the
northeast corner of Pilot Knob Rd and 190th Street.
Plannin!! Division Review
Applicant:
Attachments:
Karol & Mike Bednar
18877 Englewood Way
Farmington, MN 55024
1.
2.
3.
Application
Location Map
Section 10-3-2; Permitted and Conditional Uses,
R-I (Low Density) District
Preliminary Site Plan
Preliminary Floor Plan
Preliminary Elevations
4.
5.
6.
Location of Property:
Northeast corner of Pilot Knob Rd and 190th Street
Surrounding Land Uses:
Single-family to the east, west and south. The developer
has indicated possible twin homes to the north.
Existing Zoning:
R-l (Low Density)
Comprehensive Plan:
_ Low Density
Lot Area:
+/- 40,000 square feet
DISCUSSION
.
The applicants, Karol and Mike Bednar are seeking Planning Commission approval for a
Conditional Use Permit to construct a day care facility within an R-l (Low Density) Zoning
District.
The Bednars would utilize approximately half of the 7,625 square foot building for the use of
their day care facility, the other half of the building would be used for a pre-school facility run by
Living Spring Community Church.
The applicants are anticipating having up to 60 children within their facility, ranging in age from
o to 8 years old. The estimated number of children within the Living Springs Community Church
preschool facility is 50 (the CUP application does not include the preschool facility, the
information is included only in the determination of required parking and trip generation), with
ages ranging from 2 to 5.
Proposed Buildin!!:
The building is proposed to have a residential appearance, allowing it to blend into the
surrounding neighborhood. The building materials includes vinyl siding and trim, vinyl-clad
windows, pre-finished aluminum fascia & sofit, pitched roof and asphalt roof shingles (the color
of the building and roof within the elevation drawings do not necessarily reflect the finished
product).
Windows are proposed along each wall of the building providing natural daylight within the
building and continuing the residential look. A vestibule is proposed for the main entrance to
.. both of the spaces along the west side of the building.
The interior of the building is designed per the requirements of the State guidelines for childcare.
The daycare area includes an infant and crib room, preschool room and a room for toddler and
school age children. An office, kitchen, janitor and mechanical room is proposed within the
center of the building. The leased space is proposed along the north portion of the building which
will have access to the toilets for preschool, the mechanical room, 2 closets and the outdoor play
area. There are nine bathrooms proposedto facilitate the number and age groups of the children.
Parkin!!: Lot/Traffic GenerationIRoad Access
The proposed parking lot contains 23 parking spaces, 1 accessible handicap space and a drop off
area in front of the building. The drop off area is unmarked on the plan, but is estimated to be 60-
65 feet in length; allowing for stacking of approximately 3 to 4 vehicles. The estimated number
of trips per day is 500 (250 in and 250 out) for both the day care and pre-school facility (110 total
children), this is based on 4.52 trips per child. The number of estimated trips for just the day care
facility would be approximately 270 (135 in and 135 out) (information provided by Shelly
Johnson, Bonestroo Engineering based on lTE Trip Rates).
The proposed driveway access is located off of English Ave and is approximately 250 feet from
the intersection of English Ave and 190m Street; this distance provides adequate stacking distance
from the English Ave stop sign. The access is also situated in a location that is visible for
southbound traffic along English Ave. Access is not pennitted onto 190th Street or Pilot Knob
Road.
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LandscaDine:
Landscaping is provided along the boulevard on English Ave and 190th Street. Staff
recommends that the trees along English Ave be placed seven (7) feet off of curb instead of
within the property line. The trees along 190th Street can be kept along the property line in order
to avoid the overhead utility lines and allow for snow storage within the boulevard (there are no
trees planted within most of the boulevard along 190th Street). Staff notes that the deciduous
trees along English Ave will need to be planted at 2 1/2" caliper instead of the proposed 2" caliper
according to the City's Landscape Ordinance.
Landscaping is also provided around the perimeter of the parking lot, within the parking island
and in the front of the building. The perimeter plantings include 6' evergreens spaced 20' on
center along the north property line provide screening for future residential. The perimeter
planting also includes 1 1/2" caliper ornamental and 12" deciduous shrubs and coniferous shrubs.
Staff will work with the architect and applicants on the details of the variety and species of
plantings on the property.
Exterior Li!!htin!!
The applicant's architect is proposing four (4) perimeter parking lot luminaries that will be low
watt, shoebox design that is directed downward to minimize light spill to the property line. Staff
is recommending that the applicant add one additional luminaire near the ingress/egress to the
property to provide light within the area of the driveway. Details of the lighting will be supplied
to staff and reviewed during the building permit application.
Plav!!round Area
The play area is proposed in the rear of the building near English Ave and will be contained by a
four (4) foot chain link fence. The play area is sized for no more than 30 school aged children to
be using it at any given time; the State formula calls for 75 square feet of playground space for
the maximum number of children, this equates to 2,250 square feet, the proposed playground is
2,285 square feet. The area could be enlarged either to the north or south of the proposed
location.
Waste Mana!!ement
Staff and the applicant originally discussed the possibility of having roadside garbage collection
because of the lack of waste that was anticipated (the applicant was considering that meals would
not be provided). Staff has since discussed this issue with the applicants and due to the
anticipated number of children in both the day care and preschool facility has suggested
constructing a dumpster enclosure along the south portion of the parking lot. The dumpster
enclosure will be added to the diagram during construction plan submittal.
RECOMMENDATION
Staff recommends approval of the Conditional Use Permit to allow for a day care facility serving
more than 14 persons within the R-l (Low Density) Zoning District subject to the following
conditions:
l) The property is platted prior to a building permit being issued for the construction of the
building;
2)
The proposed trees along English Ave are planted within the boulevard and to the City
standards outlined according to Section 10-6-14 of the City Code;
.
.
.
3)
An additionalluminaire be added near the entrance of the property to provide driveway
lighting;
4) The architect and staff work together on adding brick veneer as detailing on the building;
5) The architect and staff work together on placing a six (6) foot high dumpster enclosure
someone along the perimeter of the parking lot;
6) The architect and staff work together on the placement and variety of plantings around
the perimeter of the parking lot;
7) The applicant's architect/engineer work with Engineering staff on the City's standards
and requirements for the construction of the parking lot;
8) The applicants submit landscape and parking lot sureties in an amount acceptable to the
Planning Coordinator and City Engineer.
;z~
Michael Schultz t
Associate Planner
cc: Karol & Mike Bednar
Paul Humiston, AlA
.
.
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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.farminiton.mn.us
City Planning commpJ.iSSi~
Michael Schultz
Associate Planner
Variance Permit Application - Exceed Maximum Lot Coverage
in R-2 PUD
Applicant: Michael Jensen
December 12,2000
The applicant, Michael Jensen, is seeking a variance to exceed the maximum lot coverage for a
both units of a twin home to add a 3-season porch to each unit.
Planning Division Review
Applicant:
Attachments:
Location of Property:
Lot Area:
Legal Description:
Michael Jensen
20148 Canberra Ct
Farmington, MN 55024
1. Application( s)
2. Location Map
3. Gil's Addition Plat
4. Planning Commission Minutes July 16, 1985
5. Applicant's Plot Plan
6. 10-8-6: Variances
7. Section 10-7-2 (G) Planned Unit Development
8. Formal Variance Permits
4445 Westdel Road and 4453 Westdel Road
4,780 square feet (each lot)
Lot 13 and 14, Block 1, Gils Addition
Surrounding Land Uses:
Single-family to north, twin homes to the east, multi-family
to the west and institutional to the south.
Existing Zoning:
R-2 (Medium Density) PUD
.
.
.
Comprehensive Plan:
Medium Density
DISCUSSION
The applicant, Michael Jensen, is seeking Planning Commission approval of a variance to exceed
the maximum lot coverage within an R-2 (Medium Density) Planned Unit Development.
The subject lots are the last remaining lots for twin homes to be constructed within the Gils
Addition - Planned Unit Development. The Gils addition was initially zoned as R-3 (High
Density) residential to allow for higher density, more affordable housing; but was later rezoned
from R-3 to R-2 PUD in July of 1985 to mimic the zoning that changed within the Westview
Acres and School property from R-3 to R-2.
The subject lots are each 4,780 square feet (or 9,560 square feet total), approximately 1,500
square feet below the current standard for two-family lots within the R-2 zoning district (11,000
sq. ft. minimum). The lots are undersized due to the need of right-of-way for the construction of
a cul-de-sac on the west end of West del Road.
Currently the coverage for Lot 13 is 1,607 square feet and 1,587 square feet on Lot 14, resulting
in a coverage percentage of 33.6% and 33.2%, respectively. The applicant is proposing to
construct a 154 square foot 3-season porch onto both units, increasing the overall lot coverage to
36.8% for Lot 13 and 36.4% for Lot 14.
In Section 10-7-2 (G) Planned Unit Development chapter, the allowed increase in "the location,
design, setting of dwelling units" is ten percent (10%); this would allow coverage to be increased
to approximately 33% (10% of 30% coverage = 3 percentage additional lot coverage within on
each lot within the PUD).
Staff feels that a variance request is required because the property owner is increasing the lot
coverage above the additional 10% permitted within the City's PUD Ordinance.
The following are findings to support the variance request suggested by staff:
1) Strict enforcement of the Title would result in undue hardship with respect to the property:
The lots were platted at 4,780 square feet, 1,140 square feet below the current requirement
for twin home lots and about 1,835 square feet below the other twin home lots platted within
the Gil's Addition.
2) Such unnecessary hardship results of circumstances unique to the property:
Both Lots 13 and 14 were platted significantly shorter than the other lots within the Gil's
Addition to allow for the right-of-way needed for the turning radius ofthe cul-de-sac.
3) The hardship is caused by provisions of this Title and is not the result of actions of persons
presently having an interest in the property.
.
.
.
The current zoning ordinance allows a building coverage of 30% within the R-2 and 10%
"fluctuation" when under the PUD. The hardship was not caused by the current applicant;
Gil's Addition was platted in 1984 by Gil Gilbertson.
4) The variance observes the spirit and intent of this Title, produces substantial justice and is not
contrary to the public interest.
Approval of the variance would observe the spirit and intent of the Zoning Code, it produces
substantial justice and is not contrary to the public interest.
5) The variance does not permit a lower degree of flood protection.
Flood protection is not a concern to this variance request.
ACTION REQUESTED
Staff recommends approval of the variance application to exceed the maximum lot coverage for
the lots zoned R-2 PUD an additional 3.8%, up to 36.8% building coverage, for Lot 13, Block 1;
and, an additional 3.4%, up to 36.4% building coverage, for Lot 14, Block 1 Gil's Addition to
allow for the construction of a 154 square foot 3-season porch on each twin home unit contingent
upon the following;
1. The subject lots not be permitted to exceed the maximum building coverage any more than
the approved percentage stated above.
~
Michael Schultz y---
Associate Planner
Cc: Michael Jensen
.
CITY OF FARMINGTON
VARIANCE APPLICATION
Fannington, MN 55024
651-463-7111 FAX6S1-463-1611
ApplicantName J~SO\ -li(~", ~
Applicant Address 0' '-I ~ r lJ. 1\ h If' h:.
Street City
Phone Number 1::,"1- L.f 6.3 - }i eM
Legal Descri~on of Sub' ect roperty: (lot, ,block, plat,n,a.me, section, township, range)
/""0+ L.) Q I G. Is 4Jd,,J/D
For office use
Permit Number
JY) n /I
State
~-~o..l 41
Zip Code
Current Land Use T uJ;,\ -I-It> Yh t"
Current Zoning District
. Specific Nature of Request / Claimed Hardship: 3 se~.>ol1
Pore h..
Following Attached: (please check)
_ Proof of Ownersbip /' Boundary/Lot Survey
V Application fee (5150) L Copies of Site Plan
_ AbstractIResident List (adjoining property owners only)
Torrens er's Dublicate Certificate of'Fitle Required)
Property Owner's Signature 0l -
Date l{-tO-()lS
For office use only
Request Submitted to the Planning Commission on
Public Hearing Set for: Advertised in Local Newspaper:
Planning Commission Action:
Comments:
_ Approved _ Denied
Conditions Set:
.
Planning Coordinator:
Date:
.
CITY OF FARMINGTON
VARIANCE APPLICATION
Farmington.l\.1N 55024
651-463-7111 FAX 651-463-1611
Applicant Name J e. '" Set"- - L-Ie J L v..J. ~A i.
Applicant Address '2--Qj~f<' Qbl'lh~r-. ri: ~ lA. M "v1
Street Ci . State
Phone Number I.,<}J- tic' '1 -..)) Y1
Legal Deseription of Subjed Property: (lot, block. lat name, seetion, towuship, range)
L f- /ij 'D ~:Is. '~'
For office use
Permit Number
-<-~c :)-.1/
Zip Code
Current Land Use IZu/n. - Nome
Current Zoning District
.
Specifie Nature of Request I Claimed Hardship:.-l $' etl. ~I'\
Porc.l
Following Attached: (please check)
_ Proof of Ownersbip /~undarylL~t Survey
L Application fee (5150) Z Copies of Site Plan
_ AbstractlResident List (adjoining property owners only)
Torred (Owner's Dublieate Certificate of Title Required)
Property Owner's Signature
Date
For office use only
Request Submitted to the Planning Commission on
Public Hearing Set for: Advertised in Local Newspaper:
Planning Commission Action:
Comments:
_ Approved _ Denied
Conditions Set:
.
planning Coordinator:
Date:
.
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MINUTES
PLANNING COMMISSION
REGULAR
JULY 16, 1985
1. Chairman Hanson called the meeting to order at 7:00 P.M.
Members Present: Angell, Gerten, Hanson, Sampson.
Members Absent: Rotty.
Also Present: Planner Tooker.
2. The Chairman asked for comments on the minutes of June 18, 1985. Motion
by Angell, second by Hanson to approve the minutes of June 18, 1985 as dis-
tributed. APIF, motion carried.
.
3. Chairman Hanson opened the public hearing advertised at 7:00 P.M. to
discuss the request for a special exception by Darrell Moench to construct an
addition to his existing garage in the F-1 Floodway District at 19 Elm Street.
Planner Tooker presented the memorandum written by David Leuthe, Area Hydrolo-
gist for the Minnesota Department of Natural Resources concerning this request.
In essence, the DNR believes that the Floodway District is intended only for
open space use including structures accessory to open space use. The only way
that this request could be granted would be through a zoning amendment which
removes this site from the Floodway District. Such an action would require the
City to document that this particular area is not necessary to carry the volume
of a 100 year occurrence. Mr. Moench was not in attendance to support the
request. Motion by Sampson, second by Angell to close the public hearing. APIF,
motion carried. Motion by Angell, second by Gerten to deny the request of
Darrell Moench to build a garage addition in the F-1 Floodway District at 19 Elm
Street since it does not comply with any existing requirements of the Zoning
Ordinance. APIF, motion carried.
~. Planner Tooker described the request by Staff to rezone Gils Addition to
-1\ ~estview Acres from R-3 High Density to PUD as required by the Zoning Ordinance.
The oversight was noted when the request to rezone most of Westview Acres and
the school district property from R-3 to R-2 was forwarded to the City Council.
Motion by Hanson, second by Gerten to recommend that the City Council rezone
Gils Addition to Westview Acres from R-3 to PUD as required by the Zoning Ordinance.
APIF, motion carried.
5. Planner Tooker indicated that Harvey Snyder would like to discuss platting
of the Berglund holdings on the north side of Highway 50 but could not be at
the meeting until 8:15. The Commission indicated its willingness to meet in
special session if the developer would like to proceed right away.
6. The Commission decided that because member Gerten did not receive a copy of
the revised draft of the sign ordinance and that member Rotty was absent, a
discussion of the draft should be delayed until the regular meeting on August 20,
1985.
7. Motion to adjourn at 7:45 P.M. APIF, motion carried.
.
Submitted by,
(i~t7JL
Charles Tooker
Planner
Approved
(L.~y
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.~'of House Ux::ation For:
.~- Jensen
a
112018
.
DELMAR H. SCHWANZ
LAND SURV1!YORS. INC.
.......... Under '-- of ,.". .... of Mf_.
14750 SOUlH ROBERT TRAIL ROSE MOUNT, MINNESOTA 550GS 65.11423-1789
. = Iron pipe namment .
o = Set -wood hub at building offset
+ .
., 1'1 = Existing spot elevation.
o = Proposed elevation ~~~ ~
= Prqlosed direction of drainage-
/ ~g EAST 45.00
-
SURVEYOR'S CERTIFICATE
EAST 45.00
(fi0
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ENGINEERING
REVIEWED
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~ - ~.;;- - - - - - - ~Ij;- -
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DRIVEWAY 26' AT CURB
30' AT PROPERTY
Scale: 1 inch = 30 feet
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91 .2
PROPOSED
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elev. 'II/?;7
Proposed top of block
elev. 9/6.0
Proposed lowest level
elev. 9tJ8, 0
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916.0 .' POST JOB ,
SITE ADDRESS
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[o.t 13 Area = 4780 sq. feet
rot 14 Area = 4780 sq. feet
f.Dt '13 House Area =
_~1607 sq. feet
I:Dt 14 Hoose.Area =
'-- 1587 sq. feet +
CURP. STOP CASTIN(!13.a
REQUIRED IN DRIVEWAY
914.6
~Property Description:
lot 13 and IDt 14, Block 1,
GUS ADDITICti, accozding to
914.0 the recorded plat thereof,
Dakota County, Minnesota.
Also showing the location of
a prqlOSed twinhane staked
~SILT FENCE REQUIRED \\\\\\11 I IIimlll . .:' thereon.
~\\\"\ N E S ~JJ)>J~ .
I hereby C8rt.. Ify that thl. .urvey, plan, Dr report WI' ~~~~............Ql;' ~ "..-. ,
preplred by me Dr under my direct .upervl,'on end # ...... ';"~ ~ iA'/
.thlt I 1m I dilly Reglltered LInd Suneyor under i!~: DELMAR H. \* l. . fl.""",,!.
e IIWI ofthe State of Mlnnnota. ~ i SCHWANZ i. ' .., n.' I
e \ i ::= Delmar H. Schwlnz-
Dated _~ 15, 2000 %<\ - 8625 - /~~ MlnnftDtl Reglltratlon No. 8825
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1 0-8-5
1 0-8-6
Commission. The amount of the surety may be increased or
decreased by the City Administrator to reflect inflation, changed
conditions, or compliance with permit conditions. (Ord. 094-340,
11-21-1994)
~ -:1 0-8-6: VARIANCES: The Board of Adjustment shall have the power
l' to vary from the requirements of this Title, and to attach
conditions to the variance as it deems necessary to assure compliance with
the purpose of this Title. Any variances dealing with land in flood plains
shall comply with requirements listed in Chapter 10, Flood Plain
Management, of this Title. (Ord. 093-323, 12-6-1993)
(A) The following exhibits shall be required unless waived by the Zoning
Officer:
1. A boundary surveyor an area survey including the property in
question and three hundred feet (300') beyond showing: topography,
utilities, lot boundaries, buildings, easements and soil test data if
pertinent.
2. A site development plan showing buildings, parking, loading,
access, surface drainage, landscaping and utility service. (Ord.
086-177,3-17-1986)
(B)
Procedure for obtaining a variance from the regulations of this Title
are as follows:
1. The property owner or agent shall file with the Zoning Officer an
application form together with required exhibits plus a filing fee in an
amount established annually~ by the City Council. (Ord. 086-177,
3-17-1986)
2. The Zoning Officer shall set a public hearing, transmit the
application directly to the Board of Adjustment and mail a notice to
property owners adjacent to the subject property disregarding public
rights of way. Failure of such owners to receive notice shall not
invalidate the proceedings. (Ord. 094-339, 11-21-1994)
3. The Board of Adjustment shall, within sixty (60) days of submittal
of all required exhibits, approve, deny or approve under conditions
accepted by the applicant.
(C) The Board of Adjustment may vary the regulations of this Title if all
of the following requirements are met:
398
City of Farmington
10-8-6
1 0-8-7
.
1. Literal enforcement of this Title would result in undue hardship
with respect to the property.
2. Such unnecessary hardship results because of circumstances
unique to the property.
3. The hardship is caused by provisions of this Title and is not the
result of actions of persons presently having an interest in the
property.
4. The variance observes the spirit and intent of this Title, produces
substantial justice and is not contrary to the public interest.
5. The variance does not permit a lower degree of flood protection
than the flood protection elevation for the particular area or permit
standards lower than required by State law. (Ord. 086-177,
3-17-1986)
.
(D) Upon appeal of a decision by the Board of Adjustment, the Zoning
Officer shall set a public hearing, transmit the application directly to
the City Council, and mail a notice to the Board of Adjustment and
property owners adjacent to the subject property disregarding public
rights of way. The City Council shall, within sixty (60) days of the
public hearing, decide to affirm or overturn the decision of the Board
of Adjustment with a four-fifths (4/5) vote of the City Council. (Ord.
097 -393, 4-7-1997)
10-8-7: SPECIAL EXCEPTIONS: The Board of Adjustment may
authorize a permit to move structures into or within the City in
accordance with the criteria and provisions listed herein: (Ord. 086-177,
3-17-1986)
(A) Applications will be filed with the Zoning Officer who shall set a
public hearing, transmit the application directly to the Board of
Adjustment and mail a notice to property owners adjacent to the
subject property, disregarding public rights of way. Failure of such
owners to receive notice shall not invalidate the proceedings. The
application shall consist of:
1 . An application fee in an amount equal to that set by the City
Council.
2. Six (6) copies of a site plan and supporting data which show the
size, proposed location of the structure and topography of the site.
.
398
City of Farmington
.
.
.
*(G)
10-7-2
10-7 -2
(B)
The tract of land shall be under unified control at the time of application and
scheduled to be developed as one unit. In addition. the development plan must
Include provisions for the preservation of natural amenities.
(e) The planned unit development proposal must harmonize with both existing and
proposed development in the area surrounding the project site.
(0) The proposed planned unit development must be comprised of at least five
(S) acres of contiguous land,
(E) Permitted uses may include:
1. Any combination of dwelling units in single-family, two-family, Quad homes,
town or row houses and apartments.
2. Educational, religious. cultural, recreational or commercial facilities that are
designed and intended to serve the residents of the planned unit development.
The burden of proof shall rest upon the applicant to show that such nonresiden-
tial uses are designed and intended for the primary use of the residents in the
P.U.D.; provided further, that no such commercial uses shall be constructed
until fifty percent (SO%) of the total dwelling units contained in the entire pro-
ject is completed. "Completed" shall mean Qualifying for a certificate of
occupancy.
3. Public and private education facilities.
4. Other uses permitted in the zoning district in which the planned unit develop-
ment is located.
(F)
Land for private or public open air recreational use protected by covenants run-
ning with the land or by conveyances or dedicated as the Planning Commis-
sion may specify shall be an integral part of the plan. Such open space areas
shall conform to land area requirements of the Subdivision Title and shall not
include land devoted to streets. parking and private yards.
Density increases of up to thirty percent (30%) from those outlined in Table
1. Section 10-4-2 of this Title. Lot and Yard Requirements. may be allowed
in proportion to the number of conditions listed immediately below which have
been fulfilled. provided that traffic patterns will not be adversely affected and
that public utilities and facilities are adequate.
1. The location. amount and proposed use of common open space - ten per-
cent (10%).
2. The location. design, setting of dwelling units - ten percent l1 0%),
3. Location adjacent to existing or proposed collectors or arterial streets - five
percent (S%).
4. PhYSical characteristics of the site - five percent (S%).
686
.
CITY OF FARMINGTON
DAKOTA COUNTY, MINNESOTA
Applicant: Michael Jensen
Property: 4453 Westdel Road
VARIANCE
1. PERMIT. Subject to the terms and conditions set forth herein, the City of Farmington hereby grants a
variance to allow the following:
An additional lot coverage of3.8% to no more than 36.8% of total building coverage.
2. PROPERTY. The variance is for the following described property in the City of Farmington, Dakota
County, Minnesota:
Said property is located on Lot 13, Block 1, Gil's Addition, Town of Farmington, Dakota County.
.
3.
CONDTIONS. The variance is issued subject to the following conditions:
The Planning Commission attached the following conditions:
1. The subject lots not be permitted to exceed the maximum building coverage any more than the approved percentage stated
above.
4. LAPSE. Ifwithin one year of the issuance of this variance the allowed construction has not been completed,
this variance shall lapse.
Dated:
,20_.
CITY OF FARMINGTON
BY:
Dirk Rotty, Planning Commission Chair
(SEAL)
AND:
Lee Smick, Planning Coordinator
STATE OF MINNESOTA)
(ss.
(COUNTY OF DAKOTA)
The foregoing instrument was acknowledged before me this _ day of , 19_ by Dirk Rotty, Planning
Commission Chairman, and by Lee Smick, Planning Coordinator, of the City of Farmington, a Minnesota municipal
corporation, on behalf of the corporation and pursuant to the authority by the City Council.
.
Notary Public
.
CITY OF FARMINGTON
DAKOTACOUNTY,M~ESOTA
Applicant: Michael Jensen
Property: 4445 Westdel Road
VARIANCE
1. PERMIT. Subject to the terms and conditions set forth herein, the City of Farmington hereby grants a
variance to allow the following:
An additional lot coverage of 3.4% to no more than 36.4% of total building coverage.
2. PROPERTY. The variance is for the following described property in the City of Farmington, Dakota
County, Minnesota:
Said property is located on Lot 14, Block 1, Gil's Addition, Town of Farmington, Dakota County.
.
3.
CONDTIONS. The variance is issued subject to the following conditions:
The Planning Commission attached the following conditions:
1. The subject lots not be permitted to exceed the maximum building coverage any more than the approved percentage stated
above.
4. LAPSE. If within one year of the issuance of this variance the allowed construction has not been completed,
this variance shall lapse.
Dated:
,20_.
CITY OF FARMINGTON
BY:
Dirk Rotty, Planning Commission Chair
(SEAL)
AND:
Lee Smick, Planning Coordinator
STATE OF MINNESOTA)
(ss.
(COUNTY OF DAKOTA)
The foregoing instrument was acknowledged before me this _ day of , 19_ by Dirk Rotty, Planning
Commission Chairman, and by Lee Smick, Planning Coordinator, of the City of Farmington, a Minnesota municipal
corporation, on behalf of the corporation and pursuant to the authority by the City Council.
.
Notary Public
.
City of Farmington
325 Oak Street, farmington, MN 55024
(651) 463-7111 fax (651) 463-2591
www.d.farmine-ton.mn.us
TO:
City Planning Commission
Lee Smick, AICP ()L{J
Planning Coordinato~' .
FROM:
SUBJECT:
Riverbend Schematic PUD
DATE:
December 12, 2000
INTRODUCTION
Astra Genstar Partnership, L.L.P. proposes to develop approximately 126.2 acres (67 acres is
developable) of land in the northeast corner of the City directly east of Dakota County Estates.
The developer proposes to rezone the property from R-l (Single-Family Residential) and F-3
(General Flood Plain) to R-2 PUD (Medium Density Residential Planned Unit Development)
within the 67 acres of developable land.
. Plannine: Division Review
Applicant:
.
Principal Contact:
Referral Comments:
Attachments:
Schematic P.U.D. Plan Amendment
Location of Property:
Area Bounded By:
Astra Genstar Partnership, L.L.P.
Newland Communities
11000 West 78th St., Suite 201
Eden Prairie, MN 55344
(612) 942-7844
Steven P. Juetten, Newland Communities
1. City Transportation Engineer, Shelly Johnson
1. Location Map
2. Application for PUD
3. Letter from Developer
4. Schematic PUD Plan
Northeast corner of the City limits directly east of
Dakota County Estates.
Single-family residential on the west, vacant on the
north, east and south.
'-\
.
.
.
Existing Zoning:
Land Use Plan Designation:
Proposed Amendment:
Proposed Development:
Streets and Accesses:
Water, Sewer & Gas:
Sidewalks:
Topography:
Wetland:
R-1 (Single-Family Residential), F-3 (General Flood
Plain)
LowlMedium Residential
The Developer proposes to amend the Zoning Map from
R-l Single-Family Residential to R-2 PUD. This is
consistent with the Land Use Plan
The Developer is proposing the following number of
units:
Single-Family -
Multi-Family
Open Space
43.1 acres
24.0 acres
59.1 acres
168 units
94-201 units
o units
The Developer proposes four accesses from its property,
two accesses to the west through Dakota County estates
at Upper 182nd Street and Upper 183rd Street. Two
accesses are also proposed to the south through the
proposed Prairie Creek East subdivision. The northerly
access shown on the plan that has yet to be determined
for connection to the north in the Lakeville City limits is
the fifth access from the property. The development
proposes both public and private streets, whereby the
private streets will be maintained by a homeowners
association.
Water access is available through Dakota County
Estates and sewer will be available from the south
through the Prairie Creek East development. A 60-foot
wide gas line easement runs from the southwest corner
of the site to the northeast near the central portion of the
easterly half of the site. No structures may be located
within the easement.
The Developer is currently reviewing a plan for
sidewalks to be located in the subdivision.
Site topography is generally flat.
The wetlands shown on the site are classified as Manage
2 and Protect wetlands. The Manage 2 wetlands are
located in the central portion of the site. Manage 2
wetlands have typically been altered by human
activities. Manage 2 buffer widths require a minimum
buffer of 20 feet and a structure setback from the outer
edge of the buffer of 10 feet, thereby requiring a
2
.
.
.
structure setback of 30 feet from the wetland. The
Protect wetland is located in the northeast portion of the
property and will not be affected by development.
Flood Plain:
The floodplain takes up most of the easterly half of the
property. A Letter of Map Revision is being prepared to
send to FEMA requesting the revised floodplain line as
shown on the Schematic Plan. No platting of lots will
be allowed in areas currently identified as floodplains
until the Letter of Map Revision is approved by FEMA.
Parkland and Trails:
The Developer proposes a park area east of the medium
density residential area and trails located throughout the
site. The park dedication requirement is 12.5% of the
total acreage and will be dedicated by the developer
through land, fees and/or trail construction.
Additional Comments
Land Use Issues
The property is currently zoned R-l and F-3 and consists of 126.2 acres and is within the
Metropolitan Urban Service Area (MUSA). The Developer proposes to rezone the property to
R-2 PUD with and underlying land use designation of low/medium density. The proposed
low/medium density designation complies with the 2020 Comprehensive Plan.
Proposed Density
The Developer proposes the following gross densities:
Land Use # of Units Proposed Density City Requirement Land Use Designation
Single- Family 168 3.8 du/ac 2.5 to 5.5 du/ac Low/Medium- Density
MuIti- Family 94-201 3.9 - 8.4 du/ac 5.5 to 14.0 du/ac Medium-Density
Total 262-369 , 3.9 - 5.5 du/ac 2.5 to 5.5 du/ac Low/Medium-Density
The proposed density for the low/medium designation correlates to the 2020 Comprehensive
Plan Update. The total dwelling units per acre have been calculated using only the Single-
Family and Multi-Family land areas.
Phasing of the Development
As noted on the attached letter from the Developer, the project is proposed to gain approval of
the P.U.D" Environmental Assessment Worksheet and Phase I of the development by May of
2001. The Developer plans to start grading and constructing utilities and streets in June 2001
and begin house construction in the fall of 200 1.
Homebuyer & Housing Characteristics
3
.
In the first phase of the project, the Developer proposes 60 to 70-foot wide lots in the southwest
comer of the property marketed toward housing in the $120,000 to $180,000 price range.
Amenities to the project include low maintenance entryway features, boulevard tree plantings,
wetland preservation, parkland dedication, standardized mailbox structures, sidewalks and trails
and architectural controls that will ensure the construction of a quality neighborhood.
The medium density residential area allows Astra Genstar Partnership, L.L.P. the opportunity to
respond to market forces at the time of development. At the current time, the exact type of
medium density residential is unknown. Multi- family developments continue to change and
currently take on the appearance of detached townhomes, twin homes, quad homes and attached
townhomes. As the medium density residential area continues to evolve through changing
demographics and consumer preferences, this area will further be defined.
Population Projections
The Developer has estimated a maximum build-out of 369 units. The maximum population of
Riverbend would be approximately 782 persons. This could be reduced based on the type of
medium density residential development that takes place. These projections are based on the
following:
168 detached @ 2.5 persons per unit (ppu)
201 attached @ 1.8 ppu
Total
= 420 persons
= 362 persons
= 782 persons
. Transportation Issues
The Developer proposes four accesses from the property, two accesses to the west through
Dakota County estates at Upper 182nd Street and Upper 183rd Street. Two accesses are also
proposed to the south through the proposed Prairie Creek East subdivision. The northerly access
shown on the plan that has yet to be determined for connection to the north in the Lakeville City
limits is the fifth access from the property.
The attached memo from Shelly Johnson discusses the increased volumes on Upper 182nd and
Upper 183rd Streets causing the roadways to functions as minor collectors. As noted in the
memo, the project is expected to generate 2030 to 3025 vehicle trips per day depending on the
number of medium density units allowed in the project. The increase in volume on Upper 183rd
Street is approximated by 1600 vehicles per day and by 450 to 1400 on Upper 182nd Street. Not
all traffic will utilize Upper 182nd and Upper l83rd Streets within Dakota County Estates, as
l80th Street will also see some minor volume increases as well.
.
Additionally, Shelly Johnson has recommended the need to determine how to accelerate the
construction of an access to the north of the City limit line onto an east/west minor arterial
connection to CSAH 31. However, the City of Lakeville's 1999 Transportation Plan does not
show a roadway in this area. Lakeville's Comprehensive Plan Update shows low density
residential to the north of the Riverbend property and medium density residential to the north of
Dakota County Estates. MUSA Expansion in Lakeville shows the medium density north of
Dakota County Estates to be extended by 2005 and in the low-density residential area to be
extended by 2010.
4
.
.
.
Park & Recreation Issues
The Parks & Recreation Commission met on December 6, 2000 to discuss park issues
concerning the site. The Commission members approved the proposed ballfield location directly
to the east of the medium density residential area. However, the Commission insisted that when
the medium density was in the platting stages, that road access be provided to the neighborhood
park.
Environmental Assessment Worksheet
Minnesota Statute section 473.859 requires that any development that consists of mixed
unattached and attached units must prepare an EA W if the following is true:
The sum of the quotient obtained by dividing the number of unattached units by
the applicable unattached unit threshold, plus the quotient obtained by dividing
the number of attached units by the applicable attached unit threshold, equals or
exceeds one. Therefore, 168 unattached units/250 unattached units = 0.67 + 94
attached units/375 attached units = 0.25, which equals to 0.92 or 201 attached
units/375 attached units = 0.53, which equals 1.20 indicating the need for an
EA W to be prepared for the Vermillion Grove project.
The EA W must be completed before any platting of the property is reviewed; however, the
rezoning of a property may take place before the EA W is finalized. The EA W must contain the
description of the project, quantification of physical characteristics and impacts and major issues
identifying potential environmental impacts and issues that may require further investigation
before the project may commence such as transportation, wetlands etc.
ACTION REQUESTED
Recommend the Riverbend Schematic PUD rezoning the 67 acres of developable land from R-1
(Single-Family Residential) to R-2 PUD (Medium Density Residential Planned Unit
Development).
,;:;II~
y .
Lee Smick, AICP
Planning Coordinator
cc: Newland Communities, Steve Juetten
5
,
.
.
n Bonestroo
_ _ Rosene
"" AnderJik &
1 \11 Associates
Engineers & Architects
Bonestroo. Rosene. Andertik and Associates. Inc. is an Affirmative Action/Equal Opportunity
Employer and Employee Owned
Principals: Ocro G. Bonesr~oo. PE. . Marvin L. Sorvala. P.E. . Glenn R. Cook. PE. .
R==ert G. Schunlchr. PE. . Jerry A. Bourdon. P.E.
Senior Consultants: Rober: W. Rosene. PE. . Joseph C. Anderlik. PE. . Richard E. Turner. PE. .
S..san M. Eberlin. C.PA.
Associate Principals: Howard A. Sanford. PE. . Keirh A. Gordon. PE. . Robert R. Pfefferle. PE. .
R.:,.,ard W. Foster. PE. . David O. Loskora. PE. . Robert C. Russek. A.I.A. . Mark A. Hanson. PE. .
.v.,:,.,ael T. Rautmann. P.E. . Ted K.Field. PE. . Kennerh P. Anderson. PE. . Mark R. Rolfs. PE. .
Ca'lld A. Bonestroo. M.B.A. . Sidney P Williamson. P.E.. L.S. . Agnes M. Ring. M.B.A. . Allan Rick Schmidt. PE.
Offices: St. Paul. Sr. Cloud. Rochester and Willmar. MN . Milwaukee. WI
Website: www.bonestrOO.com
Memorandum
TO:
Lee Smick
Planning Coordinator
Sheldon J Johnson '3/~9
Director of Traffic Engineering/Transportation Planning
FROM:
DATE:
October 25,2000
RE:
Preliminary Traffic Review-
Riverbend Residential Development
Our File No. 141-98-000
The Riverbend mixed use concept plan contains 168 single family residential units and medium
density residential units ranging from 72-240 units depending upon density allowed. The
development is located adjacent to the east side of the residential area called Dakota County
Estates.
The project will generate an estimated 2030 to 3025 vehicle trips per day depending upon the
number of medium density units that are allowed. I have used single family trip rates for the
single family uses and townhome trip rates for the medium density uses.
The site plan provides east-west access connections to Upper 1 82nd Street and to Upper l83rd
Street. These are existing streets in Dakota County Estates. North-south future connections are
contained on the concept plan. To the west, it appears as though the entire site is bordered by
floodplain.
The medium density segment of the plan is connected to Upper 1 82nd Street while the single
family area is connected to Upper l83rd Street. The areas are connected by the new north-south
minor collector. Both Upper 1 82nd and Upper l83rd Streets will experience increased volumes.
These volumes will increase approximately 1600 vehicles per day on Upper l83rd Street to a
range of450 to 1400 on Upper 182nd Street. These are preliminary estimates. This assumes a
completed development before north-south connections are made to other roadways shown on
the attached sketch of the thoroughfare plan. Not all traffic will use Upper 182nd and Upper
l83rd Streets within the Dakota County Estates area. As volumes move east-west, other streets,
such as 180th Street, will see some minor increases as well.
2335 West Highway 36 . St. Paul, MN 55113. 651-636-4600 · Fax: 651-636-1311
'",
.
.
.
Lee Smick
Page 2 of2
October 25, 2000
The point being, until a connection to the north is made with the future east-west minor arterial,
all site-generated traffic will pass through Dakota County Estates.
The concept site plan seems relatively straight forward. The location of the medium density
intersection on the north end of the north-south collector mayor may not be too close to the
future intersection of the collector and the future arterial since we don't know the alignment of
the future arterial. Access to the east side of the north-south collector will need to be reviewed
when building footprints are added to the plan, particularly in the medium density area. The plan
indicates 70' right-of-way for the north-south collector, which is, I believe, what the city requires
for a minor collector.
Summary
. Increased volumes on Upper 1820d and Upper 183rd will cause these streets to function as
minor collectors. Thoroughfare plan amendments and traffic control/design elements may
have to be considered.
. Need to determine how to accelerate access to the north and provision of east-west minor
arterial connection to CSAH 31.
. If an EA W is to be ordered, a detailed traffic analysis needs to be completed as a part of that
EAW.
. Roadway concept looks fine with a couple of concern areas noted above.
'.
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Site Location
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APPLICATION FOR PUD - PLANNED UNIT DEVELOPMENT
Name: Riverbend
Date: October 27,2000
Fee: $3,276.40
Location: NE Comer of the City of Farmington, east of Dakota Estates.
Names & Address of All Owners: Grace M. Seed Family Trust. Astra Proiects, Inc.,
James M. Seed, and Astra Genstar Partnership, L.L.P. Mailing: address is 11000 West
78th Street. Suite 201. Eden Prairie, Minnesota 55344.
Principal Contact: Steven P. Juetten, Newland Communities
Telephone: 952-942-7844
Names and Addresses of Property Owners within 350 Feet: See Attached property
owners list.
Project Data
Land Use
Detached Single Family Residential
Attached and Detached Multiple Family Residential
Open Space (parks, ponds, wetlands, flood plain, etc.)
Total Area
Density
Detached Single Family Residenital
Attached and Detached Multiple Family Residential
Total Density
Parking
Detached Residential
Attached Residential
Total Acres
43.1
24.0
59.1
126.2
U nits/Acre
3.9
3.9 - 8.4
3.9 - 5.5
N.OffStreet
Private Drive and Garages
Not Known at this stage
PHASING:
See Attached letter outlining the proposed Riverbend P.U.D. which discusses phasing.
.
.
.
POPULATION CHARACTERISTICS:
See attached letter outlining the proposed Riverbend P.D.D. which discusses population
characteristics.
Schematic Plan
Action by Planning Commission
Public Hearing Date
Approval Date
Recommended Revisions
Comments:
Preliminary pun Plan
Approval Date:
Comments:
Final Plat
Approval Date:
Comments:
Certification:
Fee:
Action by City Council
Public Hearing Date
Approval Date
Recommended Revisions
Comments:
Fee:
Approval Date:
Comments:
Fee:
Approval Date:
Comments:
I hereby certify that I am the applicant named herein and that all information given
above, including exhibits submitted, is in all respects true and accurate to the best of my
knowledge and that if the application is approved, the future use of the property will
conform to the plans contained herein. I am the Owner, Lessee,
XXXX Purchaser, Agent.
~.:J
Signatur of e Applicant
.
--
NEWLAND
COMMUNITIES
NEWLAND MIDWEST
11000 West 78th Street
Suite 201
Eden Prairie, MN 55344
952'942'7844
Fax 952'942'8075
.
.
October 30,2000
Mayor and City Council
Planning Commission
City of Farmington
325 Oak Street
Farmington, Minnesota 55042
RE: Riverbend P.U.D. and Schematic Plan Submittal.
Dear Mayor, Councilmembers, and Commission Members:
The Astra Genstar Partnership, L.L.P., is requesting P.U.D. and Schematic
Plan approval from the City of Farmington for Riverbend, an
approximately 67 acre (developable) parcel located in the northeast corner
of the City of Farmington (see attached legal description).
We are requesting a P.U.D. approval to designate land uses that will allow
us to respond to market demands and changes as the planned community
matures. The flexibility that we are requesting is necessary to develop a
mixed use master planned community that complies with the recently
adopted comprehensive plan.
Ownership and Experience
The Astra Genstar Partnership, L.L.P., is a partnership formed between
Astra Projects, Inc. (Seed Family) and Newland Communities (Newland).
Newland, formerly Genstar Land Company, serves as the managing
partner throughout the development process. The Partnership was formed
in 1993 to facilitate the planning and development of the Seed Family
holdings throughout the Twin Cities Metropolitan area. Upon approval of
a final plat, the Partnership will purchase the property legally described by
the final plat from the Seed Family. Once owned by the Partnership, the
Partnership will service, market and sell individual lots and parcels to
home builders and individuals. Individually, each partner has been
developing property for several decades. The Seed Family has developed
property in the cities of Brooklyn Park (Edinburgh Golf Course Area),
Savage, Anoka and Farmington. Newland and Genstar have developed
property since in many locations in the U.S. over 30 years. In the Twin
Cities, Newland has developed, or is developing, in Anoka, Savage,
Brooklyn Park, Woodbury and Farmington. The Partnership, has been
developing the Charleswood community in Farmington since 1998.
.
--
Character of the Riverbend Master Planned Community
Riverbend will be a residential community that will consist of small lot
detached single family units and attached multiple family units.
Riverbend will be developed in several phases. The fust phase will be the
detached single family neighborhood located in the southwest corner of
the property. This neighborhood will consist of 60 to 70 foot wide lots
marketed toward housing in the $120,000 to $180,000 price range. As the
multiple family phases of the property are further planned, the land plan
will be further refined to better address the physical characteristics and the
ever-changing market conditions. This refinement will most likely modify
slightly the road layout and multiple family parcel configuration. The
schematic plan that has been submitted is for illustrative purposes only,
the plan is not intended to be a final development plan for the entire
property.
.
Along with the traditional construction of roads and utilities, an amenity
program will be introduced that will include low maintenance entryway
features, boulevard tree plantings, wetland preservation, parkland
dedication, standardized mailbox structures, sidewalks and trails, and
architectural controls that will ensure the construction of a quality
neighborhood. Further, a marketing program will be implemented that
will include several builders, model homes, semi-annual builder events,
marketing brochures, and controlled identification and directional signage.
Development Schedule
We have started the planning process now with the intent of gaining
P. U.D. approval, Environmental Review acceptance and Phase I
development approval by May 2001. With these approvals, we plan to
start grading the property and constructing utilities and streets in June
2001 and have houses started in Fall 2001. It is important that this
schedule be achieved in order to take advantage of the current favorable
market conditions (interest rates and housing demand).
Subsequent phases will depend on the absorption levels in Phase 1 and the
interest of multiple family builders in the attached market. With a strong
market and the timely competition of off-site infrastructure, Riverbend
will be completed in three years. However, if the market slows, it could
take additional years to complete Riverbend.
.
Ultimate Ownership
All low density residential neighborhoods will have public streets,
utilities, and ponding areas. Any amenity constructed on the site (i.e.
entryway features) will be either maintained by an individual homeowner
or a homeowners association. The attached housing neighborhoods will
have some public streets and utilities that will be maintained by the City of
.
--
Farmington. There is also the likelihood of some privately owned streets,
parking areas, and utilities in the attached residential area that would be
privately owned and maintained by a homeowners association. The
ultimate ownership of the streets and utilities in the attached residential
area will depend on the type of the attached product that is constructed.
Services Provided
Riverbend will be part of the City of Farmington and will rely on the City
of Farmington and School District #192 to provide standard municipal
services. Services such as police and fue protection, ambulance service,
utility service, street maintenance, public education, recreation programs,
etc. are expected to be provided by the City of Farmington. Any street or
utility that is privately owned will be maintained by the private property
owners.
Population Proiections
Below is a projected population range for the project. It should be noted
that the information is only an educated guess. Given the ever-changing
demographic characteristics of the Twin Cities Metropolitan area, it is
extremely difficult to predict household trends into the future.
.
Land Use Units Pop
Calc.
Total
Pop.
Total
Adults
Total
Children
Total
School
Aged
Detached 168
2.5
420
168-336 84-252
67-202
Attached 201
1.8
362
199-362 0-163
0-130
Total 369
N/A
782
367-698 84-415
67-332
Assumptions:
(1) The range of the adult and children population per each unit
for each land use is as follows:
Percent of total population of each land use
Detached
Adult Population
40% to 80%
Children Population
20% to 60%
Attached
55% to 100%
0% to 45%
(2) 80% of the population not classified as adults (population
calculator less adults) are school age children)
.
.
--
Astra Genstar Partnership, L.L.P., looks forward to working with you and
your staff on Riverbend and future Seed Family property in the City of
Farmington. If you or any of your constituents ever have a question
regarding our plans or practices, please feel free to contact me.
Sincerely,
Newland Communities
c5Jj31J
Steven P. Juetten
Project Manager
Attachment
.
.
.
RIVERBEND
Density Calculations
.
Land Use Acres Dwelling Estimated
Category Units Per Total Units
Acre
Single Family
Detached 43.1 3.9 168
Multiple Family
Attached and
Detached * 24 3.9 - 8.4 94 - 201
Open Space
(parks, wetlands
Floodplain, etc.) 59.1 0 0
Total all Land
Use Categories 126.2 3.9 to 5.5** 262 - 369
* This land use designation allows the City and Astra Genstar
Partnership, L.L.P. the opportunity to respond to market forces at
the time of development. The property will develop as residential.
What is not known today is what type of residential. Given the
ever changing demographics and consumer preferences, the
multiple family developments continue to change in character and
appearance. Today we can see detached townhouses, twin homes,
quad homes, attached townhouses, etc. As we proceed with
development and start to work with multiple family builders, the
type of residential will become better defined.
.
** The Total Dwelling Units Per Acre has been calculated using
only the Single Family Detached and Multiple Family Attached
and Detached land areas.
.
.
.
TO:
FROM:
SUBJECT:
DATE:
INTRODUCTION
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.d.farmin~on.mn.us
City Planning Commis(fon
Michael Schultz DUV
Application to Rezone Property from R -1 (Low Density)
Residential to R-2 (Medium Density) and R-3 (High Density)
Residential
December 12, 2000
The applicant, Jim Allen, 12433 Princeton Ave, Savage, has submitted application to
rezone property located in the northwest corner of Denmark Ave and 220th Street from R-
1 (Low Density) Residential to R-2 (Medium Density) and R-3 (High Density)
Residential.
PROPERTY DESCRIPTION
Attachments:
Location:
Acres:
Current Zoning:
1. 10-3-2 (D) and 10-3-2 (E):
Permitted and Conditional Uses
2. 10-4-2: Table 1
3. City Zoning Map (subject area)
4. 2020 Comprehensive Land Use Plan
(subject area)
5. Page 28 of 2020 Comprehensive Land
Use Plan, Land Use Density Levels
6. Legal Description of Property/Areas to
be Rezoned
The subject property is located west of
Denmark Ave and north of 220th Street in
the east half of the southeast corner of
Section 36, Township 114N, Range 20W,
Town of Farmington.
Approximately 69 acres
R-l (Low Density)
.
.
.
Current Land Use:
Agriculture
2020 Comprehensive Land
Use Designation (Units Per Acre):
Low-Medium = 2.5 to 5.5 units/acre
and
Medium Density = 5.5 to 14 units/acre
Surrounding Land Uses:
Agriculture to the North, South and West;
Residential and Public/Semi-public to the
East
MUSA Designation:
MUSA is currently not designated on this
property, but is seeking 2005 designation for
next year
DISCUSSION
The applicant, Jim Allen, is seeking approval to rezone property from the existing R-l
(Low Density) Residential to R-2 (Medium Density) and R-3 (High Density) Residential,
which is consistent with the City's 2020 Comprehensive Land Use Plan.
The 2020 Comprehensive Land Use Plan designates Medium Density residential on the
east half of the property, which allows a range of housing density from 5.5 to 14 units per
acre. The current zoning category that would permit similar densities is R-3 (High
Density) which allows up to 14.0 units per acre; which would be consistent with the 2020
Comprehensive Land Use Plan's density designation. The R-3 zoning designation would
similar to that of Glenview Townhomes and Bristol Square Townhomes, but would not
exclude other permitted land uses.
The west half of the subject property is designated as Low-Medium Density with a range
of housing from 2.5 to 5.5 units per acre; the current zoning category that falls within that
range of density is R-2 (Medium Density) which permits up to 5.5 gross dwelling units
per acre.
Although the category titles do not match-up between the existing zoning designations
and the 2020 Comprehensive Land Use Plan designations, the permitted gross dwelling
units per acre are similar enough to allow for the proposed designations without actually
diverting from the City's overall land use plan.
Staff feels comfortable enough to permit the suggested zone changes knowing that the
property does not currently have MUSA designation, but is a property under
consideration for the 2005 designation.
Staff also suggests that when and if new zoning categories are determined during the
Zoning Code update that differs in the gross dwelling units per acre, that the new zoning
category closest to meeting the gross dwelling units per acre (as designated within the
. 2020 Comprehensive Plan) be assigned to the property.
Most of the rezoning of properties to meet the 2020 Comprehensive Land Use Plan will
occur after the Zoning Code update is completed next year; but there are instances that
property owners may want to rezone their parcels now. The current postponement of the
2005 MUSA designation does not restrict property owners from seeking rezoning
approval from the City.
ACTION REQUESTED
Consider approval of the petition to rezone the subject property as described on the
attached legal description from R-l (Low Density) Residential to R-2 (Medium Density)
and R-3 (High Density) Residential based on the fact that it is consistent with the City's
2020 Comprehensive Land Use Plan and forward the recommendation to the City
Council.
.
Michael Schultz
Associate Planner
Cc: Jim Allen
.
10-3-2
.
Permitted Uses
1 0-3-2
Conditional Uses
8. Water recreation and
water storage
9. Solar energy systems
10. Double and multiple-family
dwellings
11. Planned unit developments
12. Greenhouses and nurseries
13. Townhouses - quad homes
14. Condominiums
15. Accessory apartments
16. Public and parochial
schools
17. Churches
18. Congregate care facilities
19. Towers
(Ord. 086-177, 3-17-1986; amd. Ord. 088-198, 2-1-1988; Ord.
091-246, 5-20-1991; Ord. 093-298, 2-16-1993; Ord. 094-335,
8-1-1994; Ord. 096-378, 8-19-1996; Ord. 096-383, 11-18-1996)
7. Day care facility
serving 14 or fewer persons
)/( (D)
.
.
R-2 Medium Density District
1. Agriculture
2. Single-family dwellings
3. Public parks and playgrounds
4. Accessory storage buildings
5. Residential care facility
serving 6 or fewer persons
6. Day care facility
serving 14 or fewer persons
1. Two-family dwellings
2. Multiple-family dwellings
3. Day care facility serving
more than 14 persons
4. Solar energy systems
5. Planned unit developments
6. Boarding house
7. Water recreation and water
storage
8. HospitalS and clinics
9. Nursing homes
10. Public utility buildings
11. Public buildings
12. Funeral homes
13. Cemeteries
14. Greenhouses
15. Townhouses - quad homes
16. Condominiums
17. Accessory apartments
18. Dental laboratories
19. Public and parochial
schools
((.o~t M.:i+ ~j~)5.7
City of Farmington
.
10-3-2
Permitted Uses
10-3-2
Conditional Uses
20. Churches
21. Congregate care facilities
22. Towers
(Ord. 086-177, 3-17-1986; amd. Ord. 088-198, 2-1-1988; Ord.
091-246, 5-20-1991; Ord. 093-298, 2-16-1993; Ord. 094-335,
8-1-1994; Ord. 096-378, 8-19-1996; Ord. 096-383,11-18-1996)
*(E)
.
\
R-3 High Density District
1. Single-family dwellings
2. Two-family dwellings
3. Day care facility serving
more than 16 persons
4. Planned unit developments
5. Public utility buildings
6. Public buildings
7. Solar energy systems
8. Hospitals and clinics
9. Nursing homes
10. Clubs
11. Accessory apartments
12. Public and parochial
schools
13. ChurChes
14. Funeral homes
15. Congregate care facilities
(Ord. 086-177, 3-17-1986; amd. Ord. 091-246, 5-20-1991; Ord.
093-298, 2-16-1993; Ord. 094-335, 8-1-1994)
1. Multiple-family dwellings
2. Townhouses - quad homes
3. Public parks and playgrounds
4. Accessory storage buildings
5. Residential care facilities
serving 7 through 16 persons
6. Day care facility serving
13 through 16 persons
(F) R-4 Mixed Code District
1. Single-family dwellings (UBC)
2. Public parks and playgrounds
3. Accessory storage buildings
4. Residential care facility
serving 6 or fewer persons
5. Day care facility serving
14 or fewer persons
.
597
City of Farmington
1. Two-family dwellings
2. Multiple-family dwellings
3. Planned unit developments
4. Townhouses - quad homes
5. Solar energy systems
6. Accessory apartments
7. Public utility buildings
8. Public buildings
9. Day care facility serving
more than 16 persons
10. Public and parochial
schools
11. Churches
10-4-2 10-4-2
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594
.
City of Farmington
City of Farmington
Zoning Districts
R-l
II
220th Street W.
Legend
/' I City Boundary
'/' '"/ MUSA Boundary
~oning Districts
_ A-1 (Agriculture)
_ A-2 (Agriculture Preserve)
_ B-1 (Limited Business)
_ B-2 (General Business)
_ B-3 (Heavy Business)
_ B-4 (Neighborhood Commercial)
_ C-1 (Conservation)
_ F-1 (Floodway)
_ F-2 (Flood Fringe)
D F-3 (General Flood Plain)
_ 1-1 (Light Industrial)
_ PUD (Planned Unit Development)
D R-1 (Low Density)
LI R-2 (Medium Density)
t:J R-3 (High Density)
_ R-4 (Mixed Code)
N
W*E
s
.
Last Amended April 3, 2000
2020 Comprehensive Land Use Plan
.
City of Farmington
'-=
-1
,
III
..
Legend
,
. ^. / City Boundary
'/' "/ MUSA Boundary
t:nVlronmentally Sensative- Flood Plain/Major WetlandslWoodland
D Environmentally Sensitive within Developed Areas
Environmentally Sensitive in Undeveloped Areas
Comprehensive Land Uses N
r::::l Urban Reserve w. E
_ Business
_ Industrial
_ Business Park
L=:J Low Density Residential
ICJ Low/Medium Density
~ Medium Density
_ High Density
_ Public/Semi Public
_ City Park/Open Space
_ Restricted Development
C:J Natural Open Space
c=:J ROW
NOTE THIS "'''P IS FOA PlI\NNI~
PVRPOSESONlY ANO SHOULD NOT
ee USEO FOR EUCT IolEASlJltEIIlENTS
CR 7.
I
I
i~ ~
II
Farmington 2020 Comprehensive Plan Update
.
HOUSING
22. It is the policy of the City of Farmington to provide additional single-family and
multi-family housing units.
.
Strategies
* Allow for high-quality residential development in the available areas according to
the staged growth plan in order to meet the projected housing demand of 5,775
households by the year 2020.
* Continue housing development of the 735 vacant residential acres within the
current MUSA area and provide an additional 1,060 residential acres outside the
existing MUSA boundary for a total of 2,852 acres. The needed 1,060 residential
acres will be acquired through an adopted MUSA staging plan, a majority of this
additional acreage exists outside the existing City limits within the orderly
annexation area controlled by the Seed family and Genstar Land Company.
These new residential areas are proposed to accommodate low, low-medium and
medium density housing units.
* Promote traditional design standards to provide for a variety of housing types.
* Provide for higher end, housing in the Farmington "community green" area that
will be distinctively designed around a golf course, lake or open space and will be
characterized by many amenities.
* Approve proposals for private housing developments that are consistent with the
residential Land use designations.
* Promote housing developments that support the small town character of
Farmington and promote pedestrian-friendly characteristics.
23. It is the policy of the City of Farmington to establish residential density levels at
Livable Community standards.
Strategies
* Establish the following residential land use standards as the citywide norm and
ensure that these density levels are consistent with city development standards.
Low-Density
1.0 to 3.5 units per acre
Low-Medium Density
2.5 to 5.5 units per acre
Medium-Density
5.5 to 14.0 units per acre
High-Density
12.0 + units per acre
28
Land Use Element
I
I
I
1
j
:1
,:j
i
1
.
.
.
.
NUVl:~Ml:n:;}{ 2U, 2000
BOHLEN SURVEYING & ENGINEERING, INC
4735 West 123M Street suite #200 31462 Foliage Avenue
Savage, Minnesota 55378 Northfield. Minnesota 55057
(612) 895-9212 (507) 645-7768
(612) 895-9259 fa" (507) 645-7799 fax
PROPOSED R-2 ZONED
The E1I2 of the SE1/4 of Section 36, Township 114, Range 20, Dakota County, Minnesota, lying westerly of the
following described line: Commencing at the northeast comer of said SE1I4; thence S 89050'14" W, along the
North line of said SEl/4 a distance of 619.06 to the point of beginning of the line to be descn~ thence S
11008'31" W, a distance of2699.45 to the south line of said SEl/4 and there terminating.
Excepting therefrom the South 190 feet of the West 500 feet
PROPOSED R-3 ZONED
The E1I2 of the SE1I4 of Section 36, TOllnship 114, Range 20, Dakota County, Minnesota, lying easterly of the
following described line: Commencing at the northeast comer of said SE1I4; thence S 89050'14" W, along the
North line of said SE1I4 a distance of 619.06 to the point of beginning of the line to be described; thence S
11008'31" W, a distance of 2699.45 to the south line of said SE1I4 and there terminating.
Excepting therefrom the South 190 feet of the West 500 feet.
Also Excepting that part of the E1I2 of the SE1I4 of Section 36, Township 114, Range 20, Dakota County,
Minnesota described as follows: Commencing at the northeast comer of said E1I2 of the SEI/4; thence South
(assumed bearing) along the east line thereof a distance of 450.00 feet to the point of beginning of the land to be
described; thence continuing South along said east line a distance of 248.91 feet; thence on a bearing of West a
distance of 464.00 feet; thence on a bearing of North a distance of 248.91 feet; thence on a bearing of East a
distance of 464.00 feet to the point of beginning.
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmin~on.mn.us
TO:
City Planning Commission
Michael Schultz . ^ ()
Associate Planner V'
FROM:
DATE:
December 12, 2000
SUBJECT:
Tamarack Ridge 2nd Addition Final Plat
INTRODUCTION
James Development is seeking final plat approval for Tamarack Ridge 2nd Addition. The plat
consists of 45 single-family lots on approximately 14.13 acres located east of Trunk Highway 3,
south of County Road 66, west ofthe Prairie Water\\(ay and Cambodia Avenue and north of208th
Street West.
DISCUSSION
Tamarack Ridge 2nd Addition is a continuation of the single-family lot development from the first
addition. The Tamarack Ridge Preliminary Plat was approved by the Planning Commission on
May 9, 2000 and by the City Council on May 15, 2000. No major changes have been made to the
2nd Addition final plat since the preliminary plat was approved.
James Development Company proposes to plat 45 single-family lots in the second phase of the
single-family portion of the Tamarack Ridge project. The single-family portion will consist of a
total of 73 lots. Lots within the second addition will range from 9,053 square feet to 22,020
square feet. (The single-family portion otthe development has been named "Rock Cliff' for
marketing purposes).
Access to the second addition will have two ingress/egresses, one off of CSAH 66 through the
first addition and off of208th Street West. The cul-de-sac is measured at 245 feet.
Engineering staff has completed their review of the final plat and has no major issues, attached is
a memo from engineering staff dated November 13, 2000. Sewer and water utilities were
installed within the 2nd Addition simultaneously with the 1 st Addition mainly to avoid having to
dewater the site and interrupt well service to area residents twice instead of just once. Roads
within this portion of the plat were rough graded when utilities were installed; the remaining
"small" utilities will be completed in the spring.
A large percentage of the lots will be limited to split-entry homes because of the high water table;
however, the Developer proposes full-basement homes on as many lots as possible. The housing
prices may range from $120,000 to $180,000.
.
.
.
Area Summary
Block I = 7.3 acres
Block 2 = 4.2 acres
Total Lot Area = 11.5 acres
Total Right-of-way Area = 2.6 acres
Total Area = 14.13 5 acres
The park land dedicated for this development was dedicated within the 1 st Addition and is shown
as Outlot F in the southwest comer.
ACTION REQUESTED
Approve the Tamarack Ridge 2nd Addition Final Plat and forward the recommendation to the City
Council.
Michael Schultz
Associate Planner
cc:
Jim Ostenson, James Development Company
Wayne Lamoreaux, Pioneer Engineering
2
City of Farmingt"'n
325 Oak Street. Farmington, MN 55024
(651) 463-1111 Fax (651) 463-2591
. www.d.farmin~n.mn.us
.
.
TO: Lee Smick, Planning Coordinator
Dave Olson, Community Development Director
FROM: David Sanocki, Engineering Division
SUBJECT: Tamarack Ridge 2nd Addition Final Plat review
DATE: November 13, 2000
Engineering staff has reviewed the final plat that was submitted for the above referenced
project. The following comments are related to this fmal plat review:
1. Label ponding outlot I and J as platted in the 1 st addition of Tamarack Ridge.
2. Clearly label the 1st addition of Tamarack Ridge on the proposed plat.
Adequate easements have been provided for all sanitary, watermain and storm sewer
proposed to be constructed for this project.
If you have any question regarding these final plat comments feel free to discuss them
with me.
smcerelY'ffJ R. U<
David R. Sanocki
Engineering Division
Cc: Lee Mann, Director of Public Works/City Engineer
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
FROM:
Lee Smick, AICP
Planning Coordinator
JJjJ
-:t C.Ord o'ii S~ ek
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TO:
City Planning Commission
DATE:
April 25, 2000
SUBJECT:
Tamarack Ridge Preliminary Plat
INTRODUCTION
James Development Company proposes to develop approximately 64 acres east of Trunk
Highway 3, south of County Road 66, west of the Prairie Waterway and Cambodia Avenue and
north of 208th and 2091h Streets. The developers propose single and multi-family residential
within the development along with a commercial site along TH 3, The propel1y was rezoned to
R-3 PUD on February 7, 2000 to provide for a variety of land uses.
. Plannin2: Division Review
Applicant:
Jim Ostenson
James Development Company
7808 Creekridge Circle
Bloomington, MN 55439
Referral Comments:
1. City Engineering Division
2. City Fire Marshal
3. Traffic Review
4. Metropolitan Council Comments - 3/16/00
5. Dakota County Plat Commission - 4/3/00
6. Dakota County SWCD Comments - 4/4/00
7. MnlDOT Comments - 4/14/00
8. Empire Township's Engineer - 3/8/00
Attachments:
1. Plat Application
2. Location Map
3. Schematic PUD Plan
4. Preliminary Plat
5. Site Plan
6. Landscape Plan
.
.
.
.
Location of Property:
East of Trunk Highway 3, south of County Road 66,
west of the Prairie Waterway and Cambodia Avenue and
north of 208th and 209th Streets.
Area Bounded By:
Streets surround the property on the north, south and
west. Empire Township surrounds the property on the
east, north and south with single-family residential on
the west and south and open space on the north. The
Prairie Waterway is located to the east of the property
within the City limits of Farmington.
Existing Zoning:
R-3 PUD
Proposed Development:
The development proposes 237 housing units
constructed on approximately 64.3 acres. The proposed
land uses are as follows:
Single-Family
Carriage Homes
Townhomes
Commercial
Park
71 units
134 units
32 units
7.1 acres
4.5 acres
3.82 units/acre
9.40 units/acre
8.23 units/acre
N/A
N/A
Streets and Accesses:
The development proposes seven accesses from the
property including five along the south side to 20Sth and
209tl1 Streets and two accesses to County Road 66 on the
north. The development proposes both public and
private streets, whereby the private streets will be
located in the multi-family areas and will be maintained
by a homeowners association.
Water & Sewer:
Water access is located within the Trunk Highway 3
right-of-way along the east side of the roadway.
However, the water service terminates at the American
Legion, approximately 620 feet to the south of the
Tamarack Ridge development. The City's 2000 Trunk
Water Main project proposes the installation of a water
main along Trunk Highway 3 and along the SE Trunk
Sanitary Sewer line to service the Tamarack Ridge
project. City sewer currently exists within the eastern
and central portions of the site.
Sidewalks:
Sidewalks are shown on one side of the public streets
within the single-family area. A sidewalk is also shown
along the north boundary of the rental townhome area.
Topography:
Site topography is generally flat with an occasional
inundation of standing water at the northwest comer of
the site.
2
.
.
.
Wetland:
No wetlands exist on the site. The Prairie Waterway to
the east of the property is designated as a greenway
corridor, however, no wetland designation has been
granted for this area.
Flood Plain:
No floodplains exist on this property.
Parkland and Trails:
The developer proposes a 4.5-acre park area on the
southern portion of the property along 209th Street and
Cantana A venue. The Parks & Recreation Commission
has approved a ballfield and play structure in the park.
Bituminous paths are located throughout the project and
will be a part of the City's trail system. The trail shown
on the plat runs from west to east along 209th Street then
turns north along the west side of the proposed
neighborhood park in Outlot B. The trail eventually runs
along the north side of 209th Street to the east and will
connect with the trail in the Prairie Waterway.
DISCUSSION
Phasing of the Development
James Development Company will develop the single-family residential property, The Developer
proposes 71 single-family lots. The lots range from a minimum of 9,000 to 18,000 square feet.
The Developer proposes that the single-family homes will be constructed in 2002 and will be at
full build-out by 2004-2006. A large percentage of the lots will accommodate split-entry homes
because of the high water table, however, the Developer proposes full-basement homes on as
many lots as possible. The housing prices may range from $120,000 to $180,000.
The Carriage Homes will be developed by Centex Homes and will consist of 134 two-story
condominiums in 8 to 10-unit buildings and will be part of a homeowner's association. The
Carriage Homes will begin construction within I to 2 years of the project's approval.
The Farmington Family Townhome project will be constructed by Jim Deanovic of Fannington
Family Housing Limited Partnership. The project will consist of 32 rental units on 3.8 acres in
the southwestern portion of the site. The Developer proposes the Farmington Family Townhomes
to be developed within the first year of the approval by the City.
The Developer proposes the commercial area to be constructed between 3 to 5 years. The
Developer wiII pursue the development of the commercial area upon the connection of CR 66 and
20Slh Street to the west, Possible uses within the commercial area include a gas station, dry
cleaner, insurance office, etc. along with a possible location of a day care within the 7 . I-acre site.
Further discussions concerning the commercial uses on the site will commence when the
Developer plats the commercial area.
3
.
Transportation Issues
The preliminary plat shows seven accesses from the site, five along the southern border accessing
to 20Sth and 209th Streets and two along the northern border accessing CSAH 66. At this time
discussions between the City and the Developer continue concerning the width of the private
roadways within the Centex area and the access at Cantana Avenue and 20Sth Street.
Dakota County's Plat Commission reviewed the accesses along CSAH 66 on April 3, 2000 and
determined that the northerly access is too close to the driveways to the north and should be
relocated to the south to meet the County's Access Spacing Guidelines of an 1/Sth mile (see
attached). This would eliminate the southerly access on CSAH 66. The Developer reviewed the
plat with the County prior to the Plat Commission's review and was told that the accesses would
be allowed. Since this dispute needs to be resolved, the Planning Division recommends that the
preliminary plat be continued.
Construction of 20Sth and 20glh Streets
The City has been working with Empire Township to determine if the Developer or the Township
will install water main in the 209th Street right-of-way, The Township has approached the
township residents concerning hook ups for township water; however, they will also give the
residents the opportunity to review Fannington's costs for hooking up with the City, requiring the
residents to annex into the City. Empire Township will hold a meeting on April 25, 2000 to
present the cost issues to the residents, Since there has not been a resolution concerning this
matter, the Engineering Division recommends that the preliminary plat be continued on this issue.
. Utilities including Sewer, Water and Storm Sewer
The Engineering Division has reviewed the utilities proposed on the site (see attached) and they
recommend that the plat be continued due to the number of engineering issues concerning the
utilities.
ACTION REQUESTED
Staff recommends that the Planning Commission continue the review of the Tamarack Ridge
Preliminary Plat until the following issues are resolved:
I, The access issues on CSAH 66 are resolved between the Developer and Dakota County.
2. The water main issues are resolved between the City and Empire Township.
3. Issues concerning the sanitary sewer, water and storm sewer are resolved.
Respectfully submitted,
~~~
Lee Smick, AICP
Planning Coordinator
.
cc:
Jim Qstenson, James Development Company
Wayne Lamoreaux, Pioneer Engineering
4
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