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CITY OF FARMlNGTPN, .
PLANNING COMMISSION AGENDA
Regular. Meeting
JaIluary 9, 1~1 at 7:66 P oM.
CALL TO ORDER
APPROVAL OF MINUTES
December 12, 2000
PUBLIC HEARINGS
Riverbend Schematic P.U.D. (continued public hearing)
Applicant: Astra Genstar Partnership, L.L.P.
Charleswood 5th Addition Preliminary and Final Plat
Applicant: Newland Communities
DISCUSSION
Vermillion Grove Final Plat
Applicant: Rottlund Development
Middle Creek Final Plat
Applicant: DR Horton! Arcon Development
c) Middle Creek 2nd Addition Final Plat
Applicant: DR Horton! Arcon Development
b)
d) Charleswood 4th Addition Final Plat
Applicant: Newland Communities
e) Tamarack Ridge 3rd Addition Final Plat (Centex Townhomes)
Applicant: Jim Ostenson, James Development Company
t) 2005 MUSA Postponement Policy Amendment
5. ADJOURN
Planning Chair:
Planning Commissioners:
Dirk Rotty
Todd Larson, Chaz Johnson, Ben Barker, Dan Privette
City Staff:
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David L. Olson, Community Development Director
Lee Smick, Planning Coordinator
Michael Schultz, Associate Planner
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City of Farmington
325 Oak Street, farmington, MN 55024
(651) 463-7111 fax (651) 463-2591
www.ci.farmine.ton.mn.us
TO:
City Planning Commission
Lee Smick, AICP ,1ltJ
Planning Coordinator Yl
FROM:
SUBJECT:
Riverbend Schematic PUD
DATE:
January 9, 2001
INTRODUCTION
This public hearing has been continued from the December 12, 2000 Planning Commission
meeting. 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 67.1 acres of developable land.
DISCUSSION
Astra Genstar Partnership, L.L.P. has revised the Riverbend Schematic PUD eliminating the
multi-family land use thereby proposing the development as single-family residential throughout
the property. The revised concept shows 272 single-family lots on 67.1 acres of upland area
resulting in a 4.0 unit/acre density. This falls within the low/medium land use density category
of2.5 to 5.5 units per acre complying with the 2020 Comprehensive Plan.
At the December 12, 2000 Planning Commission meeting, residents from the Dakota County
Estates neighborhood acknowledged concerns about the Riverbend proposal that showed both
single-family and multi-family units on the property. Additionally, they were concerned with the
amount of traffic that would be generated from the single and multi-family uses. Another
concern was the single-family lot sizes, requesting that they be larger than the 6,000 square foot
lots currently within the Dakota County Estates subdivision.
Multi-Family Residential
The residents were concerned that the location of multi-family units within the proposal would
reduce the values in their homes and create increased populations of people in a small area. The
Developer has addressed this issue by reducing the amount of total units in the development by
97 units.
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Traffic Analysis
Shelly Johnson, the City's Traffic Engineer has reviewed the revised plan. His preliminary
findings indicate that the ITE Trip Generation daily traffic from the development will generate
2,605 vehicles per day. The AM peak hour traffic into the development is 50 vehicles and out of
the development is 150 vehicles. The PM peak hour traffic into the development is 175 vehicles
and out of the development is 100 vehicles.
In order to determine actual trips generated from the Riverbend and Dakota County Estates
subdivisions a traffic study would be required at Pilot Knob Road and the intersections of 180th
Street, Upper 182nd Street and Upper 183rd Street. This traffic study is required as part of the
Environmental Assessment Worksheet (EA W) that is required for the review of this
development. In order to begin an EA W, a schematic plan needs to be prepared to review traffic
issues, environmental issues and other concerns pertaining to the property. 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. Therefore,
approval of the schematic PUD does not imply that the EA W will be approved.
Lot Size
The Developer proposes lot sizes ranging from 6,000 square feet to 10,000 square feet in the
development. The residents raised concerns about the amount of lots in the development if the
lots remained at 6,000 square feet generating increases in traffic and reducing the quality of life
for people within the neighborhood.
The lot sizes meet the requirements of the 2020 Comprehensive Plan showing low/medium
density. The 2020 Comprehensive Plan showed this area as low/medium density in order to
correlate to the lot sizes in Dakota County Estates. Because this revised proposal meets the
requirements of the 2020 Comprehensive Plan, staff recommends approval of the Riverbend
Schematic PUD.
ACTION REQUESTED
Recommend the Riverbend Schematic PUD rezoning the 67 acres of developable land from R-l
(Single-Family Residential) to R-2 PUD (Medium Density Residential Planned Unit
Development).
Respectfully submitted,
$~
Lee Smick, AICP
Planning Coordinator
cc:
Newland Communities, Steve Juetten
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TO:
FROM:
SUBJECT:
DATE:
INTRODUCTION
City of Farmington
325 Oak Street. farmington. MN 55024
(651) 463-7111 fax (651) 463-2591
www.d.farminiton.mn.us
City Planning Commission
Michael Schultz ^ r()
Associate Planner ~
Charleswood 5th Addition - Preliminary & Final Plat Approval
December 9,2001
Newland Communities is seeking Preliminary and Final Plat approval on the 5th Addition of
Charleswood. The plat is made up of only the right-of-way for 200th Street W. that connects the
4th Addition to Pilot Knob Road.
Plan nine Division Review
Applicant:
Newland Communities
11000 W/ 78th Street
Eden Prairie, MN 55344
(612) 942-7844
Referral Comments:
Attachments:
1. Lee Mann, Director of Public Works/City Engineer
2. Jay Riggs, Dakota County Soil & Water
1. Application for Final Plat
2. Location Map _
3. Charleswood 5th Addition Final Plat
4. Landscaping Plat
5 . Wetland Buffer
6. Wetland & Vegetation Map
Location of Property:
South of 195th Street and between the 4th Addition and
Pilot Knob Road (CSAR 31).
Area Bounded By:
Existing Zoning:
Single-family residential to the west, future multi-family
to the north and south.
R-3 PUD
Streets and Accesses:
The right-of-way shown on the plat for 200th Street
follows the general alignment shown on the PUD.
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Sidewalks:
A bike trail will be constructed along the north side of
the street and connect to the sidewalk located within the
4th Addition and eventually to the future trail along Pilot
Knob Road.
Topography:
Site topography is generally flat toward the east but
begins to slope up to Pilot Knob Road.
Wetlands:
Wetlands are located both to the south and north of the
future roadway except for the area of future multi-family
development.
Flood Plain:
Flood plain exists south of the development, but does not
effect this plat.
Parkland and Trails:
A portion of the parkland has been dedicated to the north
of the main wetland and east of the single-family
development. Trails have been constructed leading into
the park.
Plat Application Received:
November 29,2000
Additional Comments
Newland Communities has submitted for approval a plat that consists of the 200th Street W. right-
of-way. The road will connect what that of the 4th Addition and will connect to Pilot Knob Road
(CSAH 31). The 200th Street connection will serve as a minor collector, and will have a 70-foot
right-of-way and a 36-foot wide roadway.
During the preliminary platting of the 3rd and 4th phases, the Planning Commission made it a
contingency of approval, that at a minimum, a temporary gravel roadway be constructed for
construction and emergency response vehicle access. Because the developer is anticipating the
sale of the property for the future construction of multi- family housing, they have decided to plat
and construct the roadway simultaneously with the construction of the portion of 200th Street
located within the 4th Addition.
Landscaping Plan
The developer is proposing to landscape 200th Street with the following
. 10 - Hackberry
. 8 - Redmond Lindens
. 20 - Sugar Maples
· 23 - Marshall's Seedless Ash
City staff is requesting that the developer replace the Sugar Maples shown along 200th Street with
another tree species acceptable within the City's boulevard tree list.
The developer is also proposing entry monuments with landscaping and also additional
landscaping along Pilot Knob Road. The monuments will be located on both sides of the
roadway and is not proposed to be constructed within the right-of-way, similar to the monument
located on Everest Path/l 95th Street.
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Sidewalks/Trails
An 8- foot bike path is proposed along the north half of 200th Street W beginning at Pilot Knob
Road and heading west toward Charleswood 4th Addition. The trail will eventually connect with
the future trail way to be construction along Pilot Knob Road.
Wetlands
Wetlands are located to the north and south of the plat with a small portion of a wetland will be
directly effected and mitigated for. A small "appendage" of a wetland extends southward and
will be crossed by 200th Street W. This portion of the effected wetland was calculated and
mitigated for during the platting and wetland review for Charleswood 3rd Addition. The mitigated
area is located south of 200th Street and is shown in Outlot C.
Engineering Comments
Engineering is requesting that the 200th Street W. segment perpendicular to CSAH 31 extend a
minimum of 200 feet (measured from the curb line of CSAH 31). This is to allow adequate sight
and stacking distance from the county roadway.
Engineering staff also indicate that future utility easements will need to be shown when Outlots
A, B, C and D are later replated. Also, an easement will have to be shown for the existing
sanitary trunk line located south of200th Street W.
Turn lanes will be required on CSAH 31 (Pilot Knob Road) at the intersection of 200th/203rd
Streets, this will need to be coordinated with Dakota County.
ACTION REQUESTED
Continue the public hearing for Charleswood 5th Addition Preliminary and Final Plat to the
January 23,2001 meeting based on the following findings:
1) Amend the Landscape plan excluding Sugar Maples with another tree species accepted in
Title 10-6-14 (G) 2: Allowable Street Tree Species;
2) The developer adjust the alignment of 200th Street at the intersection of Pilot Knob Road to
allow for at least a 200-foot "stacking and sight distance section";
3) Identify the required easement for the existing sanitary trunk line located south of200th Street
West;
4) Continued coordination with City Staff and Dakota County on the implementation of turn
lanes at the intersection of CSAH 31 (Pilot Knob Road) and 200th/203rd Streets.
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Michael Schultz
Associate Planner
cc:
Steve Juetten, Newland Communities
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City of Farmington
325 Oak Street. Farmington. MN 55024
(651) 463-1111 Fax (651) 463.2591
. www.a.farminlfOn.mn.us
TO: Lee Smick, City Planner
FROM: Lee Mann, Director of Public Works/City Engineer
SUBJECT: Charleswood SthAddition (Final Plat Review)
DATE: January 4, 2001
Engineering staff has reviewed the preliminary/final plat for the above referenced project. The
following comment will need to be addressed prior to the next submittal:
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1. 200th/203rd Street needs to be realigned to incorporate a minimum 200-foot segment
perpendicular to CSAH 31 from the end of curb radius at CSAH 31 westerly.
The future utility easements for storm, sanitary and watermain will have to be shown when Outlot
A, B, C and Dare replatted. In addition, an easement will have to be shown for the existing
sanitary trunk line that is located south of proposed 200 Street West.
.. Sincerely-,
~>>1~
Lee M. Mann
Director of Public Works/City Engineer
cc: File
Dave Olson, Community Development Director
Mike Schultz, Associate Planner
Steve Juetten, Newland Community
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DAKOTA COUNTY SOIL AND WATER
CONSERVATION DISTRICT
Dakota County Extension and Conservation Center
4100 220th Street West, Suite 102
Farmington, MN 55024
Phone: (651) 480-7777 FAX: (651) 480-7775
www.dakotaswcd.org
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January 4, 2001
Mr. Michael Schultz
Associate Planner
City of Farmington
325 Oak Street
Farmington,.MN 554-1358
Ref: 97FRM055
RE: REVIEW OF THE PRELIMINARY AND FINAL PLAT FOR CHARLESWOOD sm
Dear Michael:
The Dakota County Soil and Water Conservation District (District) has reviewed the Preliminary Grading
Plan/Preliminary and Final Plat for the above-mentioned site. This phase of the Charleswood PUD
entails 94 multi-family units (24 buildings) on approximately 21.1 acres; the entire PUD encompasses
approximately 396.8 acres. This report summarizes the proposed erosion controls and submits additional
erosion and sediment control recommendations. Further, wetland issues and low impact development
concepts are discussed.
We observed the following erosion and sediment controls on the plans:
1, Heavy-duty silt fence at the construction limits.
2. Design specifications for rock construction entrance, silt fence, and inlet sediment filter.
3. A two-cell stormwater pond.
4. Notes regarding silt fence installation/maintenance, street cleaning, and stabilization.
We have the following comments and recommendations regarding erosion and sedimentation control:
1. Construct the two-cell stormwater pond immediately upon initiating grading to act as temporary
sediment basin. Direct runoff from the roadway to this basin via diversion channels. Temporary
sediment basins must be constructed properly to be effective. A stabilized emergency spillway must
be installed. Further, install a temporary riser at the sediment pond outlet to optimize sediment
trapping efficiency. The Dakota SWCD has a free floating skimmer/riser available to test its
effectiveness in the field. Contact our office if the developer is willing to install this device.
2. Install rock check dams at appropriate intervals in all diversion channels and other areas of
concentrated from at design intervals.
3. Modify the General Grading Note regarding "positive site drainage" to include the following;
. Water pumped from a depressional area must be discharged to a sediment pond or filtered prior to
discharge to a wetland, waterbody, or storm sewer.
. Trenches cut to convey water from a ponded area must lead to a sediment pond or other sediment
control prior to discharge to a wetland, waterbody, or storm sewer.
. All sediment basins, including temporary ponds, must have a controlled and stabilized overflow.
AN EQUAL OPPORTUNITY EMPLOYER
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Charleswood 5th Addition
97FRM055
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. Energy dissipation devices must be installed where the trenches and pump hoses discharge to
areas with exposed soils. This may not be necessary if pump hoses are discharged to a stable,
vegetated area. Silt fence alone is not adequate for this purpose.
4. Show the location of the proposed rock construction entrance on the plan.
5. Seed pond edges with a native wet prairie seed mix, MnlDOT spec 2SA.
6. Show type of energy dissipation devices at all storm sewer outlets, including outlets from temporary
sediment basins.
7. Include temporary and permanent seeding, mulching, and fertilization specifications on the plan.
8. The current note regarding stabilization timing should be amended to include the following NPDES
General Stormwater Permit requirement: the applicant must stabilize all exposed soil areas within
100 feet of a water of the state or any stormwater conveyance system which is connected to a water of
the state must be stabilized within 7 days (steeper than 3: 1 slopes), 14 days (10: 1 to 3: 1 slopes), or 21
days (flatter than 10:1). This includes areas within 100 feet from all storm sewer inlets. Also add
notes regarding specific NPDES permit requirements on the plan, including inspection, stabilization,
and maintenance timing.
9. Install silt fence, a double row of sod, or alternative device behind curbs and the downslope gradient
between lots to minimize runoff from lots during building construction.
By a Memorandum dated November 27,2000, from Westwood Professional Services, Inc, the Dakota
SWCD was requested to provide written confirmation of the wetland boundaries for the Charleswood 5th
Addition. Due to the time of the growing season and heavy snowfall, field confirmation was not suitable.
However, we have reviewed the wetland delineation report in conjunction with evaluating various aerial
photographs and mapping sources. This letter serves as written wetland boundary confirmation for the
Charleswood 5th Addition. The Dakota SWCD commends the inclusion of wetland buffers into the
development.
Lastly, as noted in previous comment letters, the SWCD recommends the use of conservation site design
(a.k.a. low impact development or LID) practices such as impervious area reduction, road width
minimization, infiltration BMPs, dispersed on-site storage, and vegetated stormwater conveyance
channels to the extent practicable. Minimizing the post-development curve number (to reduce runoff
volume) and maximizing time of concentration (to reduce peak discharge rates) are critical design
elements in the LID approach. Further, the SWCD may be able to provide financial incentives to support
incorporation of LID concepts into the development plans.
Thank you for the opportunity to review this plan. Good implementation, consistent monitoring, and
maintenance of all erosion control measures are important to minimize erosion on this construction site.
Because the project disturbs more than 5 acres, the applicant must apply for a MPCA General
Stormwater Permit at least two days prior to initiating construction. If you have any questions please
contact me at (651) 480-7779.
~~
Jay Riggs
Urban Conservationist
cc:
Lee Mann, City of Farmington
Michael Martindale, MPCA
Dwight Jelle, Westwood Professional Services, 7599 Anagram Drive, Eden Prairie, MN 55344
Rob Bouta, Westwood Professional Services, 7599 Anagram Drive, Eden Prairie, MN 55344
Steve Juetten, Astra-Genstar Partnership, 11000 West 78th Street, Suite 201, Eden Prairie, MN 55344
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APPLICATION FOR PLAT REVIEW
DATE: November 14,2000
PLAT NAME:
CHARLESWOOD 5th ADDITION
LOCATION:
East of Charleswood 4th Addition (see attached plans)
AREA BOUNDED BY: Charleswood 4th Addition to the west, wetlands to the north, created wetland to
the south and Pilot Knob Road to the East.
TOTAL GROSS AREA: 21.10 acres
ZONING DISTRICT: R-3 Planned Unit Development
NAMES AND ADDRESS OF ALL OWNERS: Astra Genstar Partnership, L.L.P., 11000 West 78th
Street, Suite 201, Eden Prairie, Minnesota 55344.
PHONE:
(952) 942-7844
NAME & ADDRESS OF LAND SURVEYOR/ENGINEER:
7599 Anagram Drive, Eden Prairie, Minnesota 55344.
Westwood Professional Services,
NAMES & ADDRESS OF ALL ADJOINING PROPERTY OWNERS A V AILABLE FROM:
See attached list.
PLAT REVIEW OPTION:
Preliminary and Final Plat
PRELIMINARY & FINAL TOGETHER Yes
IN SEQUENCE:
PRE AND FINAL PLAT ADMIN. FEE:
PRE PLAT SURETY:
I HEREBY CERTIFY THAT I AM (WE ARE) THE FEE OWNER(S) OF THE ABOVE LAND,
THAT THE PERSON PERPARlNG THE PLAT HAS RECEIVED A COpy OF TITLE 11,
CHAPTERS 1 THRU 5, ENTITLED "SUBDIVISIONS" AND TITLE 10, CHAPTERS I THRU 12
ENTITLED "ZONING" OF THE FARMINGTON CITY CODE AND WILL PREPARE THE PLAT
IN ACCORDANCE WITH THE PROVISIONS CONTAINED THEREIN.
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SIGNA' RE F 0 NER
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DATE
ADVISORY MEETING:
1. SKETCH PLAN
2.
STAFF AND DEVELOPER CONSENSUS
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.d.farmine.ton.mn.us
TO:
. City Planning Commission
FROM:
Lee Smick, AICP
Planning Coordinator /l ;()
Vermillion Grove Final Plat P
SUBJECT:
DATE:
January 9, 2001
INTRODUCTION
Rottlund Homes has submitted the Final Plat for the first phase of Vermillion Grove. The final
plat consists of 49 single-family lots platted on 27.4 acres, 60 villa townhome units platted on 8.1
acres, 16 gardens on 2.1 acres and 41 garden townhomes on 11.1 acres. The overall density is
4.7 units/acre.
DISCUSSION
Rottlund Homes proposes to develop approximately 122.5 acres of land in the southeast quadrant
of the intersection ofCSAH 31 (Pilot Knob Road) and CR 64 (195th Street West) as a single and
multi-family development. The plat comprises a total lot area of 35.5 acres, 75.3 acres for the
outlot area and 11.7 acres of total right-of-way. The development in its final build-out phase will
consist of 94 detached residential units and 283 attached residential units.
The Vermillion Grove Preliminary Plat was approved by the City Council on July 17,2000 and
this proposed final plat corresponds to that plat.
Transportation
The Developer proposes two accesses from the property. One access will be available to Pilot
Knob Road on the west and a second access to 19Sth Street on the north. A third access to the
south will be available when roadway construction is completed in Middle Creek. A fourth
access will eventually be available to the east connecting with Akin Road in a future plat. The
Developer proposes both public and private streets. A homeowners association will maintain the
private streets.
Turn lanes should be provided along CSAH 31 and CR 64 at the street intersections in order to
provide safety and additional capacity.
The westerly access to Pilot Knob Road will be a shared access with the City property to the
north of the roadway. Most of the 70-foot right~of-way is proposed on the City's Central
.
Maintenance Facility property. The roadway width measured from back of curb to back of curb
is 40 feet.
The northerly access is shown as a 70-foot right-of-way with a roadway width of 40 feet
measured from the back of curb to back of curb and provides a north/south transportation
corridor through the development. The proposed roadway will also provide a shared access with
the City property to the west. This roadway is considered a public street and will be maintained
by the City of Farmington. The City is negotiating a cost share agreement with Rottlund Homes
for the construction of both this roadway as well as the roadway along the southern border of the
City's property.
The southerly access will connect through the Middle Creek subdivision to the south of
Vermillion Grove. This access will rely on the construction of the roadway in the Middle Creek
project.
.
The easterly access that is not a part of the first phase of this plat is shown as a 60- foot right-of-
way with a roadway width of 34 feet measured from the back of curb to back of curb that is
proposed to connect to Akin Road. The road connection to Akin Road is imperative to the
subdivision's circulation patterns by maximizing ingress/egress options for emergency vehicles
and reduces the overload of anyone connection thus causing traffic-related concerns on that one
connection. The City's Transportation Engineer, Shelly Johnson, has submitted a memo dated
October 25,2000 explaining the need for this easterly access to Akin Road (see attached). Mr.
Johnson has also submitted a follow-up memo dated November 20, 2000 reviewing the traffic
circulation patterns for the Vermillion Grove Final Plat. The memo states that Phase I and II as
shown on the attached map can be sufficiently handled by the north/south collector and the
westerly access to Pilot Knob Road. The easterly access to Akin Road will be required when the
single-family area to the east of Phase I is developed.
The Developer is in the process of performing a land swap with the owner on the south side of
the proposed easterly roadway. However, the Developer is required to file a Wetland Alteration
Permit to mitigate disturbed wetlands in this area in order to receive approval for the access. The
access is proposed to be relocated to the south of the original location on the Pettis property,
therefore the Developer has gained an additional 150 feet of sight distance and proposes the road
along a straight-away rather than at the end of a curved road. This access will mainly
accommodate vehicles traveling south on Akin Road into the subdivision and north on Akin
Road, leaving the subdivision. The developer will be required to provide a right-turn lane and a
bypass lane on Akin Road.
The Developer has prepared a trip generation analysis for the development. In total, the
Vermillion Grove development is expected to generate 2,500 average daily trips with the
proposed 377 housing units. The trip generation model anticipates approximately 60% of site
traffic will be distributed to the north on Pilot Knob Road (from the site via Pilot Knob Road and
Akin Road) and approximately 20% will be distributed to the west via 19Sth Street. The
remaining trips will be distributed to the south.
.
Roadways associated with the villas and gardens will be private streets and will be maintained by
a homeowners association. The widths of these roadways include 30-foot, 24-foot and 22-foot
all measured from the back of curb to back of curb.
2
.
.
.
Water
Water service will be provided to the site via the trunk water main that was installed along
CSAH 31 during the 2000 construction season. Trunk water main will be routed through the site
in accordance with the City's Comprehensive Water supply and Distribution Plan and two future
water supply wells will be sited within the project.
Sanitary Sewer
Sanitary sewer for the plat will be routed to the south through the Middle Creek Estates project
to the existing Middle Creek Trunk sanitary sewer.
Two options to route the sewer system to the south were reviewed by staff. The first option
routed a gravity sewer line behind the homes in the wetland buffer along the DNR protected
wetland (in Middle Creek Estates as well as Vermillion Grove). The designation of this
alignment for the gravity sewer system is a result of the existing topography of the site. This
option would necessitate the removal of a significant corridor of trees along the DNR wetland
and would require extensive retaining walls to be installed to allow for maintenance access to the
sewer line. A variance from the City's wetland ordinance regarding grading in the buffer area
would also be required. The second option would involve installing a permanent lift station that
would be located at the northwest comer of the DNR wetland. The lift station would be
equipped with back-up power in case of power outages. This option would eliminate the need to
remove the corridor of trees and install extensive retaining walls along the DNR protected
wetland.
In accordance with the City's Wetland Ordinance and the 2020 Comprehensive Plan's stated
goal to "manage the City's unique land an water resources, and thus, raise the City's quality of
life", staff will be recommending the lift station option to the City Council. As a condition of lift
station installation, the developers of both Vermillion Grove and Middle Creek will need to
dedicate the buffer for the DNR wetland to the City as an outlot.
Parks & Recreation
The Parks & Recreation Commission has approved a park location on the peninsula between the
wetland areas. A playground structure is proposed for this area.
The Developer proposes a sidewalk along the east side of the north/south collector street to allow
access to Akin Elementary School to the north and thereby reducing the number of students
needed to be bussed to the school. A sidewalk is also proposed on the north side of the east/west
roadway connecting with Akin Road and on the south side of the roadway adjacent to the City's
property. A trail system is proposed on the north side of the DNR protect wetland that will lead
pedestrians to the peninsula.
The Developer has agreed to plat a 50-foot wide outlot along the entire west side of the DNR
protect wetland. The Developer will also dedicate an additional 25-foot wide conservation
easement next to the outlot in order to protect the vegetative buffer along the wetland. This area
3
.
.
.
will total to a 75-foot wide protection area and assist in meeting the City Council's goals of
managing the City's unique land and water resources.
Engineering Review
The Engineering Division has reviewed the Vermillion Grove Final Plat and recommends
approval of the plat contingent on minor revisions to the plat.
ACTION REQUESTED
Recommend approval of the Vermillion Grove Final Plat contingent upon Engineering
comments and the execution of a Development Contract and forward this recommendation to the
City Council.
;;?:~:Q
Lee Smick, AICP
Planning Coordinator
cc:
Michael Noonan, Rottlund Homes
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Memorandum
TO:
David L. Olson
Director of Community Development
FROM:
Sheldon J. Johnson
Director of Traffic Engineering/Transportation Planning
DATE:
October 25,2000
RE:
Vermillion Grove Development Access to Akin Road
Our File No. 141-99-114
The developers of the Vermillion Grove development (see attached concept plan) are having
difficulty obtaining the needed right-of-way for the connection of Street B to Akin Road. The
question has been posed: Is the Street B connection to Akin Road needed? The following
provides the response from a traffic/transportation point of view.
The concept plan that is attached illustrates the Vermillion Grove development and a part of the
Murphy Farm development located adjacent to the south side of Vermillion Grove. These
combined developments will generate in excess of 7,000 daily vehicle trips. The roadway plans
have been developed to allow vehicular traffic the option of moving east-west and north-south to
connect to the adjacent roadways serving this area. These options have been developed in order
not to overload anyone connection thus causing traffic-related concerns on that connection. The
roadway plan, as developed, also maximizes ingress/egress for emergency vehicles thus reducing
response times to various parts of the future development.
The west side of the development is bordered by CSAH 31, which is a minor arterial roadway on
the city thoroughfare plan. The east side of the development is bordered in part by Akin Road,
which is a major collector roadway. The future Murphy Farm development contains an
extension of 203rd Street, which is designated as a minor collector on the thoroughfare plan.
There is also a north-south minor collector that penetrates both Vermillion Grove and Murphy
Farm's development. The north side of Vermillion Grove is bordered by 195th Street, a minor
arterial.
The function that will be played by Street B is to provide access to Akin Road for that part of the
residential development located in the northeast part of Vermillion Grove. Without that access,
traffic from the northeast part of the development will have to utilize the future north-south
roadway to travel to 195th, 203rd, or to CSAH 31. This will create additional driving time caused
by this misdirection of travel. The connection of Street B will play an important role in the
overall traffic distribution for the proposed developments. If a Street B connection were not
.
.
.
David L. Olson
Page 20f2
October 25,2000
provided, this would not cause any significant decrease in site-generated volumes on Akin Road.
Those volumes will be on Akin Road with or without the connection, but will have a more direct
access to the northeast part of the development with the connection.
It is my recommendation that the Street B connection to Akin Road be retained on the plan in
order to balance traffic loads, reduce internal street use for access to external arterial/collectors,
and to provide better emergency vehicle service to the northeast part of the development.
~
.
.
.
. .11. Bonestroo
~ Rosene
~ Anderlik &
1 \J 1 Associates
Engineers & Architects
Memorandum
Bonestroo, Rosene, Anderlik and Associates, Inc. is an. . mative Action/Equal Opportunity
Employer and Employee Owned
Principals: Otto G. Sonestroo. PE. . Marvin L Sorvala. P.E. . Glenn R. Cook. PE. .
Robert G. Schunicht. PE. . Jerry A. Bourdon. PE.
Senior Consultants: Robert W. Rosene. PE. . Joseph C. Anderlik. PE. . Richard E. Turner. PE. .
Susan M. Eberlin. C.PA.
Associate Principals: Howard A Sanford. PE. . Keith A. Gordon. PE. . Robert R. Pfefferle. PE. .
Richard W. Foster. PE. . David O. loskota. PE. . Robert C. Russek. ALA. . Mark A. Hanson. PE. .
Michael T. Rautmann. PE. . Ted K.Field. PE. . Kenneth P Anderson. PE. . Mark R. Rolfs. PE. .
David A Sonestroo. M.B.A' Sidney P. Williamson. PE.. LS. . Agnes M. Ring, M.B.A. . Allan Rick Schmidt, PE.
Offices: St. Paul. St. Cloud. Rochester and Willmar. MN . Milwaukee. WI
Website: www.bonestroO.com
TO:
FROM:
Lee Smick
Shelly Johnson J;rfJ
November 20, 2000
DATE:
RE:
Vermillion Grove Roadway Phasing
Project No. 141-99-114
Pursuant to your request, we have reviewed the phasing requirements for roadways in the
Vermillion Grove development. Based upon the materials you provided to us, it appears as
though Phase I consists of three subareas (see attached sketch) which we have labeled as Phase 1.
The roadways for Phase I are noted in green. Phase II could be the multi-family area to the north
of the site or it could be the single-family area on the east. If Phase II is the multi-family area,
then the Phase I roadways are sufficient to handle the Phase I and II volumes.
The 'Street B' connection to Akin Road will be required when the single-family area to the east
is developed. It is assumed that the north-south connection to the Middle Creek developme'nt is
made in Phase I, or as soon as it is available.
2335 West Highway 36 . St. Paul, MN 55113. 651-636-4600 · Fax: 651-636-1311
.
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City of Farmington
325 Oak Street. farmington. MN 55024
(651) 463.7111 fax (651) 463.2591
www.d.farmin&ton.mn.us
City Planning Commission
Lee Smick, AICP n V
Planning Coordinator r
Middle Creek Final Plat
TO:
FROM:
SUBJECT:
DATE:
January 9, 2001
INTRODUCTION
D R Horton and Arcon Development Inc. jointly propose to plat 87 single-family lots and 11
outlots in the first phase of Middle Creek. The 87 lots are located east of Pilot Knob Road and
west of the Northern Natural Gas easement and are part of the 143 single-family lots proposed
for the entire development.
DISCUSSION
.
The Middle Creek Final Plat corresponds with the preliminary plat approved by the Planning
Commission on August 8, 2000 and by the City Council on August 21, 2000. The Developers
propose the following lot acreages:
Block 1
Block 2
Block 3
Block 4
Block 5
Total Lot Area
Total Outlot Area
Total Right-of-way
Total Area
Transportation
5.1374 acres
4.4883 acres
2.1839 acres
10.4664 acres
7.3214 acres
29.5975 acres
176.4705 acres
13.7772 acres
219.8452 acres
The final plat shows two accesses from the property. The first access is 203rd Street to the west
that intersects with Pilot Knob Road and is proposed with a 70-foot right-of-way and 40-foot
roadway measured from the back of curb to the back of curb. This roadway is shown as a future
east/west minor collector on the 2020 Thoroughfare Plan. A majority of the traffic is expected to
enter and leave the property from this access, thereby requiring a left and right turn lane on Pilot
Knob Road into the development.
.
.
.
.
The second access connects to the north through the proposed Vermillion Grove development.
This access is also considered a north/south minor collector running the length of the site with a
jog along 203rd Street in the northeastern portion of the site. This roadway is also proposed with
a 70-foot right-of-way width with a 40-foot roadway measured from the back of curb to the back
of curb.
The Dakota County Plat Commission reviewed the final plat on November 20, 2000 and
approved the plan after discussions with staff and the Developer concerning the interconnectivity
of the north-south collector (see attached). Additionally, the plat meets the County's Access
Spacing Guideline for public streets with 203rd Street and 205th (206th Street) meeting the
guideline for full intersection locations.
The attached memo from Shelly Johnson addresses whether the 203rd Street connection with
Pine Knoll is required for the first phase of this plat. He states that the proposed 87 single-
family lots "can operate with access to CSAH 31 and does not require other access." As
illustrated on the plan, any platting east of the Northern Natural Gas pipeline easement would
require the connection of203rd Street be constructed.
Future Platting
The Developer has agreed to plat a 50-foot wide outlot along the entire west side of the DNR
protect wetland in a future phase of Middle Creek. The Developer will also dedicate an
additional 25-foot wide conservation easement next to the outlot in order to protect the
vegetative buffer along the wetland. This area will total to a 75-foot wide protection area and
assist in meeting the City Council's goals of managing the City's unique land and water
resources. Therefore, the outlot and easement will be platted in a future phase of the
development.
Parks & Trails
The Parks & Recreation Commission have requested that a park be provided in the southern
portion of the project. The Developer proposes to locate the park in the south central section of
Outlot E in a later phase of Middle Creek.
A second park will be located in the northern portion of the property on the peninsula between
the two wetlands and will be jointly shared by Vermillion Grove to the north. This park is
approximately 2 acres in size and has been recommended by the Parks & Recreation
Commission.
Trails will be provided in future phases of the development.
Engineering Review
The Engineering Division has reviewed the Middle Creek Final Plat and recommends approval
of the plat contingent on minor revisions to the plat.
2
.
.
.
ACTION REQUESTED
Recommend approval of the Middle Creek Final Plat contingent on Engineering comments and
execution of a Development Contract and forward the recommendation to the City Council.
Respectfully submitted,
.(}R~
Lee Smick, AICP
Planning Coordinator
cc: D R Horton, Don Patton
Arcon Development, Larry Frank
3
.
Survey and Land Information
Gary H. Stevenson, P.L.S.
County Surveyor
Land Information Director
Dakota County
Western Service Center
14955 Galaxie Avenue
Apple Valley, MN 55124-8579
612.891.7087
Fax 612.891.7097
www.co.dakota.mn.us
.
.
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Printed on recycled paper
wtth 30% post-consumer waste.
AN EQUAl OPPORTUNITY EMPLOYER
~~
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November 21,2000
City of Farmington
325 Oak Street
Farmington MN 55024
Attention:
Re:
Michael Schultz, Associate Planner
MIDDLE CREEK
The Dakota County Plat Commission met on November 20, 2000, to consider the final plat of
MIDDLE CREEK. Said plat is adjacent to CSAH 31, and is therefore, subject to the Dakota
County Contiguous Plat Ordinance.
Lee Smick and Larry Frank meet with the Plat Commission to address concerns raised during the
review of the preliminary plat concerning the interconnectivity of local streets to minimize access
to the County Highway system and a north-south collector street as called for in the City's 2020
Thoroughfare Plan. An overview of the development area between CSAH 31 and Akin Road
south of 195th Street was presented that showed the plans for a north-south collector street. This
plan was acceptable to the Plat Commission.
The plat meets the County's Right of Way Guideline of 75 feet of half right of way for a four-lane
divided highway.
The plat meets the County's Access Spacing Guideline for public streets with 203rd Street and
205th Street meeting the guideline for full intersection locations.
The Plat Commission will recommend approval to the Board of Commissioners when the plat is
submitted in its final form.
Traffic volumes on CSAH 31 were 3,150 in 1999 and are anticipated to be 9,000 ADT by the year
2020. These traffic volumes indicate that current Minnesota noise standards for residential units
could be exceeded for the proposed plat. Residential developments along County highways
commonly result in noise complaints. In order for noise levels from the highway to meet
acceptable levels for adjacent residential units, substantial building setbacks, buffer areas, and
other noise mitigation elements should be incorporated into this development.
No work shall commence in the County right of way until a permit is obtained from the County
Highway Department and no permit will be issued until the plat has been filed with the County
Recorder's Office. The Plat Commission does not review or approve actual engineering design of
proposed accesses or other improvements to be made in the right of way. The Plat Commission
highly recommends early contact with the Highway Department to discuss design features of any
construction in public right of way. The County Highway Department permit process reviews the
design and may require construction of highway improvements, including, but not limited to, turn
lanes, drainage features, limitations on intersecting street widths, allowance and size of medians,
etc.
s/ltfl ,~
{;ary H. r.~Yenson
Secretary, Plat Commission
c:
Pioneer Engineering
Larry Frank, Arcon Development
.
.
.
City of Farmington
325 Oak Street. Farmington, MN 55024
(651) 463.7111 fax (651) 463-2591
www.ci.farmineton.mn.us
TO:
City Planning Commission
Lee Smick, AICP ()J
Planning Coordinator V
FROM:
SUBJECT:
Middle Creek 2nd Addition Final Plat
DATE:
January 9, 2001
INTRODUCTION
D R Horton and Arcon Development Inc. jointly propose to plat 66 townhome units on one block
and plat one outlot within the Middle Creek 2nd Addition. The 66 townhome lots are located
directly east of Pilot Knob Road and west of the 87 single-family lots proposed to be platted in
the first phase of Middle Creek. The 66-townhome units are part of the 278 townhomes units
proposed for the project.
DISCUSSION
The Middle Creek 2nd Addition Final Plat corresponds with the preliminary plat approved by the
Planning Commission on August 8, 2000 and by the City Council on August 21, 2000. The
Developers propose the following lot acreages:
Total Lot Area =
Total Outlot Area =
Total Right-of-Way
Total Area =
8.7622 acres
0.0103 acres
0.4999 acres
9.2577 acres
Transportation
The final plat shows one access on the plat. The access is 206th Street that intersects with Pilot
Knob Road to the west and is proposed with a 60-foot right-of-way and 34-foot roadway
measured from the back of curb to the back of curb. This roadway is shown as a future east/west
minor collector on the 2020 Thoroughfare Plan. A majority of the traffic is expected to enter and
leave the property from this access, thereby requiring a left and right turn lane on Pilot Knob
Road into the development.
The roadway will be constructed to the plat's easterly line to allow access to Pilot Knob Road
from the private drives to the north. The 500-foot long cul-de-sac measured at 30 feet from back
of curb to back of curb is a private drive and will be maintained by the homeowners association.
An emergency access (sod over class five) is proposed near unit 62 on the plat because it exceeds
the length of 150 feet for emergency access turnaround.
.
.
.
The Dakota County Plat Commission reviewed the final plat on December 4, 2000 and
recommended approval of the plan (see attached).
Parks & Trails
The Parks & Recreation Commission have requested that a park be provided in the southern
portion of the project near the townhomes. The Developer proposes to locate the park in the
south central section of Outlot E.
Trails will be provided in future phases of the development.
Landscape Plan Review
Staff has reviewed the landscape plan and the following issues need to be addressed:
1. Bur Oak is currently listed as an acceptable street tree, however, because of its nature to drop
acorns, this causes a hazard on roadways. Therefore, the City is planning on removing the
Bur Oak from the acceptable street tree list along with English Oak during the Zoning Code
Update. Please substitute the Bur Oak on the Landscape Plan for Northern Red Oak or
Swamp White Oak.
2. Landscaping along the westerly side of the private cul-de-sac is recommended to buffer the
townhomes from CSAH 31.
Engineering Review
The Engineering Division has reviewed the Middle Creek 2nd Addition Final Plat and
recommends approval contingent on minor revisions to the plat.
ACTION REQUESTED
Recommend approval of the Middle Creek 2nd Addition Final Plat contingent on the above
landscape and Engineering comments and the execution of a Development Contract and forward
the recommendation to the City Council.
Respectfully submitted,
~~
Lee Smick, AICP
Planning Coordinator
cc: D R Horton, Don Patton
Arcon Development, Larry Frank
2
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Survey and land Information
Gary H. Stevenson. P.L.S.
County Surveyor
Land Information Director
Dakota County
Western Service Center
14955 Galaxie Avenue
Apple Valley. MN 55124-8579
612.891.7087
Fax 612.891.7097
www.co.dakota.mn.us
.
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Printed on recycled paper
with 30% post-<:onsumer waste.
AN EQUAl QPPORTUNfTY EMPlOYER.
~4~
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December 5, 2000
City of Farmington
325 Oak Street
Farmington MN 55024
Attention:
Re:
Michael Schultz
MIDDLE CREEK 2ND ADDITION
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The Dakota County Plat Commission met on December 4, 2000, to consider the final
plat of MIDDLE CREEK 2ND ADDITION. Said plat is adjacent to CSAH 31, and is
therefore, subject to the Dakota County Contiguous Plat Ordinance.
The plat meets the County's Right of Way and Access Spacing Guidelines for a four-
lane divided highway.
The Plat Commission will recommend approval to the Board of Commissioners when
the plat is submitted in its final form.
Traffic volumes on CSAH 31 were 3,150 in 1999 and are anticipated to be 9,000 ADT
by the year 2020. These traffic volumes indicate that current Minnesota noise standards
for residential units could be exceeded for the proposed plat. Residential developments
along County highways commonly result in noise complaints. In order for noise levels
from the highway to meet acceptable levels for adjacent residential units, substantial
building setbacks, buffer areas, and other noise mitigation elements should be
incorporated into this development.
No work shall commence in the County right of way until a permit is obtained from the
County Highway Department and no permit will be issued until the plat has been filed
with the County Recorder's Office. The Plat Commission does not review or approve
actual engineering design of proposed accesses or other improvements to be made in the
right of way. The Plat Commission highly recommends early contact with the Highway
Department to discuss design features of any construction in public right of way. The
County Highway Department permit process reviews the design and may require
construction of highway improvements, including, but not limited to, turn lanes, drainage
features, limitations on intersecting street widths, allowance and size of medians, etc.
Sincerely . i 1 1 i'
t'l -1/ ~'
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Gary H. Stevenson
Secretary, Plat Commission
c:
Pioneer Engineering
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City of Farmington
325 Oak Street. Farmington. MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farminil.on.mn.us
TO:
City Planning Commission
Michael Schultz n ()
Associate Planner ~
FROM:
SUBJECT:
CharIeswood 4th Addition Final Plat Approval
DATE:
January 9, 2001
INTRODUCTION
Newland Communities is seeking final plat approval for Charleswood 4th Addition. The 4th
Addition consists of98 single-family platted lots. This plat is a continuation of the single-family
portion of the CharIeswood Planned Unit Development.
DISCUSSION
.
Newland Communities is seeking Final Plat approval of 98 single-Jamily lots within the
Charleswood 4th Addition; the plat is a continuation of the single-family development located to
the north and is apart of the Charleswood Planned Unit Development. The developer phased the
preliminary plat of the 3rd Addition into two phases. The Preliminary Plat was approved by the
Planning Commission on March 14,2000.
Lot Layout/Design & Setbacks
Lots are arranged in similar fashion to the previous additions, with minimum required lot size at
10,000 square feet. Minimum lot widths at the setback' are 75 feet. The layout and design
follows what was approved for the Preliminary Plat. Minimum front yard setbacks are proposed
at 25- feet along all lots except for those that will front upon 200th Street due mainly to the
wetland complex to the south. Staff and the developer agreed to have the same setbacks on both
side of 200th Street for aesthetic purposes. Twenty-foot setbacks exist within the 1st Addition of
Charleswood, the developer later changed to a 25-foot setback within the 2nd and 3rd Additions.
Road Layout/Design - Stub Street to Nordseth Property
The road layout within the 4th Addition follows that of the approved Planned Unit Development
and Preliminary Plat. The labeling of southern east/west road as 203rd Street is incorrect on the
plat and will need to be changed to 200th Street.
Everhill Ave will extend from the 3rd Addition and connect with 200th Street. Export Trail also
will extend from the 3rd Addition to Excelsior Lane, which feeds down to the 200th Street, which
is a minor collector.
.
City staff and the developer have been in discussion over the options available for a stub street to
serve and access the Nordseth property to the west. Currently the alignment of 200th Street
curves downward and into the Donnelly property, a property which is not anticipated to develop
. for at least eight years because it is in the Agriculture Preserve program.
The request for the additional stub street came when the school district eliminated the Nordseth
property from consideration for a future school facility and became evident that an additional
access would be needed for ingress/egress purposes, other than 195th Street.
A condition of Final Plat approval will require that an easement is provided or other right to
construct a street access to the west upon Lot 14, Block 2 of the 3rd Addition. The Development
Contract will contain a provision releasing the City's interest in this street (or over the parcel) if
or when 200th Street or other suitable east-west access is provided to the adjacent property.
Landscape Plan
The landscape plan for the 4th Addition meets the guidelines and requirements followed in Title
10-6-14: Landscaping except for the proposed Sugar Maple species is not accepted as a boulevard
tree. Staff recommends that the developer substitute another maple species for the suggested
Sugar Maple and resubmit the landscaping plan for the 4th Addition.
Parks, Trails & Sidewalks
Park land has been set aside within the 3rd Addition and is currently identified as an outlot.
Additional park space will be provided and later dedicated during future platting of the
Charleswood development.
.
Trails have been constructed along the eastern edge of the single-family development leading into
the park area. The trail will eventually connect to the future trail constructed along Pilot Knob
Road. Sidewalks are planned along the east side of Everhill Ave., a trail is also planned along the
north side of200th Street West.
Wetlands
Wetlands are found on both the east and south side of the development. According to the
Wetlands and Waterbody Classification map, the wetland on the east has been categorized as a
Manage 2 and requires an average buffer area of 25 feet (minimum of 20 foot buffer) and
structure setback of 10 feet. The wetland located to the south is classified as Manage 1, requiring
an average buffer of 50 feet (minimum 30-foot buffer) and a structure setback of 10 feet.
The wetland and ponding areas are shown in outlots 'B' & 'c' of the plat. The Manage 1 wetland
south of the park and north of 200th Street will be outloted likely during the platting of the multi-
family.
Engineering Comments
Attached are the engineering review comments from City Engineering staff that were forwarded
to the developer's engineer. Staff feels most of these issues can be resolved before City Council
approval, and all must be resolved before a Development Agreement is signed.
.
2
ACTION REQUESTED
. Approve the Charleswood 4th Addition Final Plat and forward the Final Plat and resolution to the
City Council contingent upon:
1) The developer submit an easement agreement acceptable to the City to provide street and
utility access to the Nordseth property across Lot 14, Block 1;
2) Amend the Landscape plan substituting the Sugar Maples with another species accepted in
Title 10-6-14 (G);
3) Correct the street name from 203rd Street W. to 200th Street W.;
4) Engineering review and approval of final construction plans;
5) Execution of the Development Contract.
Michael Schultz
Associate Planner
.
cc: Steve Juetten, Genstar Land Company
.
3
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmin2ton.mn.us
January 5, 2001
Mr. Jason McCarty
Westwood Professional Services
7599 Anagram Drive
Eden Prairie, MN. 55344
RE: Charleswood 4th Final Plat Review
Dear Mr. McCarty,
Engineering staffhas reviewed the final plat that was submitted for the above referenced project.
The following comments need to be addressed prior to the next submittal:
Sheet 2 - Blocks 1,2,5,6
1. North of Lot 11, Block 1 - A storm sewer line is to be extended to the north from CB-70A to
pick up drainage routed toward the northwest comer of the project. Provide a drainage and
utility easement over this line.
2. Lots 1-3, Block 1 - According to the grading plan, the drainage from these lots, as well as the
lots draining through this area from Charleswood 2nd, will cut across the backyards of these
properties. Provide a drainage and utility easement over this area.
3. Label the block number for Lots 14-16 (Block 5).
4. Lot 14 Block 1 - Plat the lot with City dedication, the right-of-way or outlot the stub street to
the Nordseth property. Reference January 2, 2001 email to Steve Juetten from Dave Olson
regarding acceptable platting options.
Sheet 3 - Blocks 3, 4, 5, 6
1. Provide drainage and utility easement over the existing trunk sanitary sewer located on the
west side of the Mid-America Pipeline easement (15' from the center ofthe pipe).
~,-
.
.
.
Please address the above referenced comments and re-submit the plans and plat. If you have any
questions, please contact me at (651) 463-1601.
Sincerely,
~/11~
Lee M. Mann, P.E.
Director of Public Works/City Engineer
cc: File
Steve Juetten, Genstar Land Co.
David Olson, Community Development
Lee Smick, City Planner
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APPLICATION FOR PLAT REVIE~
DATE /2-- b - c::a
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LOCATION ~u114 oF- ~~ ~D ~ ~ ~mc:N'S
AREA BOUNDED BY O5Tlor A . c.HH-1~t::OD ~ ~/oN
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ZONING DISTRICT(S) 1<.-3 J ? LJ.L::?
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NAMES & ADDRESSES OF ALL OWNERS ~"Tf!A ~ ?~f?~
11 Dcx:.::::> \J~ -;S-rH- ~1!ff:I &:iN ?flAJtU~ f'/ttJ ~
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PLAT NAME
TOTAL GROSS AREA
PRONE:
NAME & ADDRESS OF LAND SURVEYOR/ENGINEER
W~t..:a::r::> ?taJt~~~ ~a!!::>
PHONE 7'5Z-9~-5/6-n
NAMES;:' ADDRESSES OF ALL ADJOINING PROPERTY OWNERS AVAILABLE FROM:
ON:
PLAT REVIEW OPTION:
PRELIMI~~J & FINALTOG~T.~ER:
PRE PLAT ADMINISTRATIVE FEE:
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PRE PLAT SURETY:
I HEREBY CERTIFY THAT I AM (WE ARE) THE FEE OWNER(S) OF THE ABOVE LAND, THAT THE
PERSON PREPARING THE PLAT HAS RECEIVED A COpy OF TITLE II, CHAPTERS 1 THRU 5,
ENTITLED "SUBDIVISIONS" AND TITLE 10. CHAPTERS 1 THRU 12 EN!ITLED "ZONING" OF THE
FARMINGTON CITY CODE AND WILL PREPARE THE PLAT IN ACCORDANCE WITH THE PROVISTPNS
CONTAINED THEREIN.
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ADVISORY MEETING:
1. SKETCH PLAN
2. STAFF AND DEVELOPER CONSENSUS
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City of Farmington
325 Oak Street~ Farmington~ MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmintton.mn.us
TO:
City Planning Commission
Michael Schultz ty ~
Associate Planner r
Tamarack Ridge 3rd Addition Final Plat
FROM:
SUBJECT:
DATE:
January 9, 2001
INTRODUCTION
James Development Company is seeking Final Plat approval for Tamarack Ridge 3rd
Addition, which consists of 7 lots on approximately 6.8 acres located east of Trunk
Highway 3 and south of County Road 66 and is adjacent to the first phase of the Centex
. townhomes. The plat will contain 64 multi-family tomehome units.
DISCUSSION
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 final plat since the preliminary plat was approved, but the Engineering
Division is requesting that the developer plat and dedicate outlots around the storm water
ponds (see Engineering Comments). This plat will complete the tomehome portion of the
Tamarack development; when complete a total of 134 tomehome units will exist.
Streets/Roadways
This development is part of a homeowner's association and all roadways proposed are
private. The through street consists of a 50-foot wide right-of-way and a 28-foot wide
pavement. The driveways to the buildings consist of 30-foot wide private rights-of-way
with a 22- foot wide pavement.
Sidewalks/Trails
No sidewalks are planned through the townhome portion of the development. A trail is
planned along the north side of208th Street W. leading around on Cantata Ave. to the
future park, the path will continue along the north side of 209th Street to the future
commercial area along Trunk Highway 3.
.
.
.
.
Park
No park dedication is required as part of this plat, a 3+ acre park was dedicated during the
platting of the 15t Addition of Tamarack Ridge.
Landscaping
The developer proposes landscaping along all of the private roadways, around the
ponding areas and as a buffer between the townhomes and future single-family.
Boulevard trees are also proposed along the north sides of 20Sth and 209th Streets and
along the west side of Cantata Ave.
Proposed Landscaping
Overstory Trees (along Public & Private Roadways)
. Norway Maple
. Patmore Ash
. Red Maple
. Little Leaf Linden
. Skyline Honeylocust
. Hackberry
Conifer Trees (serving as buffer between roadways and between townhomes and single-
family)
. Black Hills Spruce
. Colorado Spruce
Ornamental Trees (located in private development, mainly in front of units)
. Flowering Crab
Pond Plantings (landscaping plants around ponding areas)
. Swamp White Oak
. Black Willow
. Silver Maple
. Hackberry
Engineering Comments
City Engineering is requesting that the ponding areas be outloted and dedicated to the city
in order to maintain the ponds. This is the practice of the City in order to allow direct
access and properly maintain storm water ponds. The storm water ponds located along
CSAH 66 and Cambodia Ave have been outloted and dedicated to the City. (see attached
memo dated January 4,2001 from David Sanocki, Engineering Division).
2
.
.
.
ACTION REQUESTED
Approve the Tamarack Ridge 3rd Addition Final Plat and forward the recommendation
onto the City Council contingent upon the following:
1. The developer revise the final plat prior to being forwarded to the City Council
dedicating the outlot containing the storm water ponding;
2. Engineering review and approval of final construction plans;
3. Execution of the Development Contract.
cc: Jim Ostenson, James Development Company
Wayne Lamoreaux, Pioneer Engineering
3
.
.
.
City of Farmington
325 Oak Street. farmington. MN 55024
(651) 463.7111 fax (651) 463-2591
www.d.farmine.ton.mn.us
TO:
Lee Smick, Planning Coordinator
FROM:
David Sanocki, Engineering Division
Matt Stordahl, Engineering Division
SUBJECT:
Tamarack Ridge 3rd Addition Final Plat Review
DATE:
December 29,2000
Engineering staff has reviewed the final plat that was submitted for the above referenced
project. The following comments are related to this final plat review:
1. Plat the ponds as outlots (See lots 3 and 4 of Block 1). This will require a
modification to the first addition plat, which has currently shown the ponding areas as
part of lot easements.
If you have any question regarding this final plat comment feel free to discuss them with
me.
smcere~ f L
David R. Sanocki
Engineering Division
Cc: Lee Mann, Director of Public Works/City Engineer
Dave Olson, Community Development Director
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.cLfarmington.mn.us
TO:
City Planning Commission
FROM:
David L. Olson
Community Development Director
SUBJECT:
Exceptions to MUSA Postponement Period
DATE:
January 9, 2000
INTRODUCTION
A number of recommended exceptions that were identified by staff and approved by the
City Council recently as exceptions to the MUSA Postponement policy. These
previously approved exceptions included the Industrial Park area, churches and schools,
and previously approved Planned Unit Developments.
DISCUSSION
A couple of situations have arisen that do not fall under these exceptions but should
receive consideration. These include:
. Properties in the City or adjacent to the City that have failing or wish to discontinue
use of Individual Sewage Treatment Systems and have access to City sewer service.
(i.e. Benham property and properties along Ash Street)
. Properties that are adjacent to City sewer service for which there mayor may not be
developed and have a deferred assessment for a public improvement project that
includes sanitary sewer (i.e. Vacant lots along 213h Street, Marcel property)
. Other similar situations that may arise that have not been contemplated.
Staff believes it was intended that MUSA postponement policy was intended to address
areas that were being considered for development and not intended to prevent addressing
some isolated situations such as those described above. Based on this, it would be staffs
recommendation that these types of situations not be subject to the MUSA postponement
policy.