HomeMy WebLinkAbout05.09.00 Planning Packet
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AGENDA
PLANNING COMMISSION
Regular
May 9, 2000 at 7:00 P.M.
Council Chambers
325 Oak Street
1.
CALL TO ORDER
2.
APPROVAL OF MINUTES
a)
3.
April 11 , 2000
PUBLIC HEARINGS
7:00 PM
a) Ecklund Conditional Use Permit (continued)
Applicant: Lori Ec;klund
b) Tamarack Ridge Preliminary Plat (continued)
Applicant: James Development Company
c)
Conditional Use Permit - Cellular Tower within 1-1 Zoning District
Applicant: US West
d) Variance from Maximum Lot Coverage in R-3 Zoning District
Applicant: Rick Wright
4. DISCUSSION
a) Variance from Minimum Setback Requirements in R-2 Zoning District
Applicant: Kurt Orndorff
b) 28-Foot Wide ReSiidential Street Standards (continued)
5. ADJOURN
Planning Chair:
Planning
Commissioners:
City Staff:
Dirk Rotty
Todd Larson, Chaz Johnson, Ben Barker, Dan Privette
David L. Olson, Community Development Director
Lee Smick, Planning Coordinator
Michael Schultz, Associate Planner
,
l~
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City of Farmington
325 Oak Street. Farmington. MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farJl1ington.mn.us
TO:
City Planning Commission
Michael Schultz (\t 0
Associate Planner r
FROM:
SUBJECT:
EcklundlPanyk Conditional Use Permit - Personal & Professional Services in R-4
(PUD) Commercial Area
DATE:
April 25, 2000
INTRODUCTION
Edward Panyk and Lori Ecklund are seeking a Conditional Use Permit for the use of Personal &
Professional Services and Office Space within the Dakota County Estates Planned Unit
Development commercial area. The area is zoned R-4 (PUD) with the commercial area
. following the B-1 (Limited Business) zoning district uses.
Planninl! Division Review
.
Applicant:
Edward Panyk & Lori Ecklund
421 Elm Street
Farmington, MN 55024
Attachments:
1. CUP Application
2. 10-3-2: Permitted and
Conditional Uses
3. Location Map
4. Site PlanlElevation Drawings
Subject Property Location:
Lot 2, Block 1, Dakota
County Estates 9th Addition
(southeast corner of C.S.A.H. 31 and
Upper 183rd St. W.)
Size of Property:
+/- 1.1 acre
Existing Zoning:
R-4 (PUD) (B-1 overlay zone)
Existing Comprehensive
Plan Use:
Business
.
Existing Land Use:
Vacant
Surrounding Land Uses:
North: Business
East: Multi-family (townhomes)
West: Across Pilot Knob Road: Single-
family residential and Multi-family
(Cameron Woods)
South: Vacant Business
Proposed Use:
Personal & Professional Services and Office
Space
Proposed Building Size:
Total Building Area = 7,500 s.f.
Bank/Office Area = 2,520 s.f.
Off- Street Parking:
38 total stalls proposed
10 stalls required for the proposed use
(Veterinary Clinic will is required 8 stalls,
the other tenant, regardless of use, would
meet the needed number of parking stalls)
. DISCUSSION
Ed Panyk and Lori Ecklund are pro~osing a 7,500 square foot commercial building on Lot 2
Block 1 of Dakota County Estates 9 Addition. The applicants are seeking a Conditional Use
Permit for the use of Personal & Professional Services and Office Space for the First National
Bank of Farmington. The bank space would occupy 2,520 square feet of the north portion of the
building.
First National Bank is currently located in the Benedict Plaza commercial building just to the
north along Upper 183rd Street and is seeking a larger facility. The applicants are proposing
three- (3) drive through lanes in the rear, or English Ave side of the building.
Access onto the property would come from two shared locations off of English Ave. Currently
staff is working with the applicants and the property owners to the north and south to share
accesses along the property boundaries in order to limit the number entering onto English Ave.
The commercial property owner to the north has verbally agreed to share an access and drive
along the shared property line. But because the property to the south has not been sold to a
commercial developer at this time, the current property owner has not indicated his willingness
to share in those costs.
Because the site plan was not submitted in time to allow for proper staff review and due to the
required shared access agreement with adjacent property owners, staff is recommending to
. continue the public hearing until the May 9, 2000 Planning Commission meeting.
Staff has completed an abbreviated review of the site plan and has made the following
comments:
..
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Shared Access
a) A agreement in writing from both north and south property owners is required;
Landscaping
a) The applicant revise the landscaping plan following the standards outlined in Section 10-6-14
of the City Code.
Building Design
a) The applicant submits elevation drawings of the building for review by the Planning
Commission.
Parking Lot
a) Indicate with a detail on the site plan the dimensions of both a typical parking stall and
handicap stall. Also detail the required signage plan for identification of handicap parking.
Exterior Lighting
a) Submit an exterior lighting plan following the requirements in Section 10-6-12 of the City
Code. Also show detail of all proposed exterior lighting (i.e. overhead, wall, flood, etc.).
Signage
a) Although a signage plan is not apart of the CUP approval and can be completed at a later date
with the Planning Commission, the applicant should diagram the possible location of either
. or both wall and pylon signage.
Engineering Information
a) Although City Engineering staff does not conduct a full review of the site plan for the
purpose of CUP approval, the applicant should be prepared to indicate locations of water and
sewer connections, location of catch basins, direction of parking lot drainage, sidewalk
construction details and any other engineering details that may be necessary.
ACTION REQUESTED
Staff recommends that the public hearing be continued until the May 9, 2000 Planning
Commission meeting in order to allow the applicant to make the necessary corrections and
submit the requested additional information of the site plan and to allow staff time to review the
information.
RespectrlZUY S bm~l.. , i. / ..._
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Michael Schultz
Associate Planner
.
cc:
Edward Panyk
Lori Ecklund
,
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-1111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning Commission
FROM:
Michael Schultz
Associate Planner
SUBJECT:
Ecklund Conditional Use Permit
DATE:
May 9, 2000
The applicant's architect and City Staff have had continued discussions on the requested
revisions of the proposed commercial site. The applicant and staff had a brief meeting on Friday
May 5th to discuss what revisions have been made and what may need to follow. The architect
will be presenting staff with another draft on Monday, if at that time staff feels that the site plan
has made sufficient progress toward Planning Commission approval, an addendum or
supplemental memo may be distributed to the Commissioners on either Monday or Tuesday
evening. This does not in any way assume that the site plan will be satisfactory to the
. Commission.
If you have any questions or concerns with this approach please contact me at (651) 463-1821.
Res.p..e~t~llY SUb.m~ I --I
~tdJ~o/-.
Michael Schultz
Associate Planner
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning Commission
FROM:
Lee Smick, AICP
Planning Coordinator
DATE:
May 9, 2000
SUBJECT:
Tamarack Ridge Preliminary Plat
INTRODUCTION
This meeting is a continuation of the public hearing on April 25, 2000 held by the Planning
Commission concerning the Tamarack Ridge Preliminary Plat. There were a number of
unresolved issues at the last meeting including the following:
1.
. 2.
3.
4.
5.
The Dakota County Plat Commission did not approve the proposed northerly access from the
single-family area onto CSAH 66.
City Engineers had determined that the pond north of CSAH 66 was not necessary, however,
the Developer showed the pond on the plat and proposed to annex this area into the City.
Internal circulation of private roads and fire access loops needs to be approved by the City.
Issues concerning the sanitary sewer, water and storm sewer are unresolved.
Empire Township and their residents had not made a determination if they would connect
with Township or City water along 209th Street.
DISCUSSION
James Development Company has revised their preliminary plat (see attached dated May 3, 2000)
to address most of the above-mentioned items. The single-family use proposed by James
Development and the multi-family use proposed by Centex Homes have revised the street and lot
layouts whereas the Farmington Family Townhome project proposed by Jim Deanovic remains
the same. Additionally, the single-family area lot count changed from 71 lots to 73 lots in the
latest revision of the plat dated May 3,2000.
CSAH 66 Access Issue
.
As mentioned at the April 25, 2000 Planning Commission meeting, 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 (approximately 120 feet) and should be
relocated to the south to meet the County's Access Spacing Guidelines of an IISth mile of 660 feet
(see attached). This would place the single-family access on the tangent point of CSAH 66 to
provide better site distances.
.
.
.
The Developer and the City met with the Dakota County Plat Commission on May 1, 2000 to
discuss the northerly access issue from the single-family area and possibly request a variance
from the County's spacing guidelines. The Plat Commission did not see a hardship or
justification for a variance at this location to allow for such a severe departure from the County's
guidelines, therefore, the Plat Commission did not recommend approval of the access at this
location (see attached letter dated May 2,2000).
James Development has requested that the City prepare a request for variance letter to the Plat
Commission and attach the revised Tamarack Ridge Preliminary Plat for review at the May 15,
2000 Dakota County Plat Commission meeting. Therefore, City staff recommends that the
revised Tamarack Ridge Preliminary Plat public hearing be continued to the next scheduled
Planning Commission meeting to determine if the County's Plat Commission approves the
variance request by the City. If the access were not approved, the Developer would have to
provide a new layout of the plat that met City and County standards.
Pond Issue
The Developer met with Erik Peters to discuss the need for the pond north of CSAH 66. It was
determined that the pond was not required because the stormwater ponding on-site was of
sufficient size and could control the development and surrounding areas adequately.
Internal Circulation of Private Roads and Fire Access
The plat has been revised to address comments made at the April 28, 2000 meeting (see attached)
with the City and the Developer. Shelly Johnson, Traffic Engineer for the City stated that the
curved roads on the north and south ends of Cantana Avenue could remain due to the relatively
low traffic counts forecasted and slow speeds posted on the roadway. Additionally, the
intersection at Cantana and 208th Street that was proposed to be a "T" intersection was noted to be
unsafe by the traffic engineer due to the difficulty of allowing a public road to access a private
development in a "T" formation. Therefore, Shelly Johnson recommended the elimination of the
"T" intersection. The traffic engineer also recommended that the most southerly access to CSAH
66 be revised to allow for additional stacking space and provide two lanes on either side of the
median for safer traffic movements. These revisions have been addressed on the revised
preliminary plat dated May 3, 2000.
The City's Fire Marshal, Brad Schmoll, also attended the meeting and stated that the City had
recently approved emergency vehicle turnaround alternatives (see attached). The previous plat
required looped access roads around buildings for fire access when driveways are 150 feet or
more in length. The turnaround alternatives are reflected on the revised preliminary plat dated
May 3,2000. Some looped accesses remain, however they are proposed to be paved surfaces at
12 feet in width rather than sodded surfaces as previously proposed. All of the emergency
vehicle turnaround areas and looped roadways are to be signed with "Emergency Vehicles Only".
The driveways shown on the plat at 22 feet back to back are required to be signed with "No
Parking" on both sides of the driveways to allow for 20 feet of unobstructed access for emergency
vehicles.
Engineering Issues
The Engineering Division is working with the Developer's Engineer concerning the grading and
utilities on the site. Most ofthe issues are resolved pertaining to engineering concerns.
2
.
.
.
Water Main Issue on 20cjh Street
The City has been working with Empire Township to determine if the Developer or the Township
will install a water main in the 209th Street right-of-way. The Township held a special meeting
on May 2, 2000 to discuss whether the residents south of 209th Street and along the west side of
TH 3 wanted to be connected to Township water or City water. A representative from the City's
Engineering Division was present at the meeting. The residents were presented with cost
comparisons at the meeting and it was determined that the majority of residents on the south side
of 209th Street appeared to prefer to connect with City water and be annexed into the City.
However, at this time the Township has not contacted the City confirming this agreement.
Therefore, City staff recommends a continuance of the Tamarack Ridge Preliminary Plat public
hearing to the next scheduled Planning Commission meeting to allow for a meeting between City
and Township representatives.
Development Review Process Schedule
The City received a full application submittal from James Development Company on April 12,
2000. At that time the 120-day review process began.
ACTION REOUESTED
Staff recommends that the Planning Commission continue the review of the Tamarack Ridge
Preliminary Plat to the next scheduled Planning Commission meeting until the following issues
are resolved:
1.
The Dakota County Plat Commission approves a variance from their spacing guidelines
for the northerly access to CSAH 66.
2. The City and Empire Township meet to resolve the water main issues within the 209th
Street right-of-way and street construction issues for 20Sth and 209th.
Respectfully submitted,
~~
Lee Smick, AICP
Planning Coordinator
cc: Jim Ostenson, James Development Company
Wayne Lamoreaux, Pioneer Engineering
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Survey and land Information
Gary H. Stevenson, P.L.S. May 2, 2000
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-consumer waste.
AN EQUAL OpPORTUNITY EMPlOYER
City of Farmington
325 Oak Street
Farmington MN 55024
Attention:
Re:
Lee Smick, Planning Coordinator
TAMARACK RIDGE
The Dakota County Plat Commission met on May 1, 2000, to reconsider the preliminary plat of
TAMARACK RIDGE. Said plat is adjacent to CSAH 66, and is therefore, subject to the Dakota County
Contiguous Plat Ordinance.
The County's Access Spacing Guideline for this section of CSAH 66 is one-eighth mile. A revised
preliminary plat was submitted for review showing an additional access on CSAH 66. The new access is
located one-eighth mile east of State Highway 3 and meets the guidelines. The revised preliminary plat still
shows an access for proposed Street B, which is located within one-eighth mile of driveways to the north.
The Plat Commission previously did not recommend this access point and suggested it be moved south to
maintain the access guideline. This would also place the access on the tangent portion of CSAH 66 to
provide better site distances. The developer and City requested that this access point be allowed. The Plat
Commission did not see a hardship or justification for allowing this severe a departure from the guidelines,
especially on a highway with a speed limit of 55 miles per hour. The safety of spacing must be maintained
wherever possible. The City and developer stated that they would look at moving the access westerly. If
any proposed access is less than the eighth mile guideline, the revised preliminary plat must be accompanied
by a letter from the City requesting a variance.
The County's Right of Way Guideline is 55 feet of half right of way for a two-lane rural highway.
The Ordinance requires submittal of a final plat before a recommendation is made to the County Board.
Traffic volumes on CSAH 66 were 2,650 in 1996 and are anticipated to be 4,500ADT 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. The Plat Commission does not review
or approve actual engineering design of proposed accesses and other improvements made in the right of
way. The permit process reviews the design and may require construction of highway improvements not
discussed during plat reviews, including, but not limited to, turn lanes, drainage features, etc.
/
/ Gary H. tevenson
Secretary, Plat Commission
c:
Wayne Lamoreaux, Pioneer Engineering
.
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 55 124.8579
612.891.7087
Fax 612.891.7097
www.co.dakota.mn.us
.
.
o
Printed on recycled paper
with 30% po!>t.consumer waste,
AN EQUA.L QI'PORTUNll"l' EMPtOYER
~~
(Iff
April 3, 2000
City of Fannington
325 Oak Street
Fannington, MN. 55024
Attention:
Re:
Lee Smick, Planning Coordinator
TAMARACK RIDGE
The Dakota County Plat Commission met on April 3, 2000 to consider the preliminary plat of TAMARACK
RIDGE. Said plat is adjacent to CSAH 66, and is therefore, subject to the Dakota County Contiguous Plat
Ordinance.
The County's Right of Way Guideline is 55 feet of half right of way for a 2-lane rural highway.
The County's Access Spacing Guideline is an lISth mile. On the prelimiruuy plat it appears the access point
for proposed Street B is located within an eighth mile of driveways to the north. This access point must be
moved south to maintain the access spacing guideline. This would also place the access on the tangent
portion of CSAH 66 to provide better site distances. The preliminary plat shows no additional accesses
from CSAH 66 and therefore the remaining frontage should dedicate restricted access on the final plat. The
preliminary plat should be resubmitted showing a revised location for the public street access to
CSAH 66.
The Ordinance requires submittal of a final plat before a recommendation is made to the County Board
Traffic volumes on CSAH 66 are 2,650 and are anticipated to be 4,500 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 pennit is obtained from the County Highway
Department and no pennit will be issued until the plat has been filed. The Plat Commission does not review
or approve actual engineering design of proposed accesses and other improvements made in the right of
way. The pennit process reviews the design and may require construction of highway improvements not
discussed during plat reviews, including, but not limited to, turn lanes, drainage features, etc.
Sincere
/,~
Gaty H. tevenson
Secretary, Plat Commission
c: Pioneer Engineering
.
.
.
FIB"r 11I116TOI Flit E BEPJlBT~E~Tr.
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Established 1880
325 Oak Street
Farmington, Minnesota 55024
FARMINGTON FIRE DEPARTMENT POLICY
Fire Department requirements for approved alternate turnarounds on
Fire Department access roads, as required by Minnesota Uniform Fire
Code, 1997 Edition, Section 902.2.4.
Any of the following are acceptable turnaround alternatives:
/(-50' +501 --jf
.,....
20'
20' <
I:\Fire\Tumaround Policy.doc
l'
50' min.
1
20lR
20'
20'
.
.
.
TAMARACK RIDGE
FIRE & TRANSPORTATION ISSUES
April 28, 2000
I :00 PM
1. Discuss Fire Access Issues - Brad Schmoll, Fire Marshal
. Construction specs for loop roads
. Alternative Turnaround Options
. 20-foot unobstructed drive lanes
2. Discuss Transportation Issues - Shelly Johnson, Transportation Engineer, BRAA
. Alternative 1 - Circulation road relocation
. Alternative 2 - Revision of median design
. Alternative 3 - "T" intersection at Cantana Avenue &208th Street
. Alternative 4 - Creation of offset
. CSAH 66 Access issues with Dakota County
. Discuss meeting with Dakota County Plat Commission on May 1, 2000
TAMARACK RIDGE
SURF ACE WATER MANAGEMENT ISSUES
April 28, 2000
2:00 PM
1. Discuss pond north of CSAH 66 - Erik Peters, BRAA
. Discuss need for pond
. Engineering of pond
. Meeting VRWMO, SWCD and DNR requirements
. Annexation procedures
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
February 28,2000
Mr. Jim Ostenson
James Development Company
7808 Creekridge Circle Suite 310
Bloomington, MN 55439
RE: Review of Complete Submission - Tamarack Ridge
Dear Jim:
City staff has reviewed the Tamarack Ridge Preliminary Plat submission delivered to the City on
February 18,2000. The following items need to be submitted before a full review of the project
may commence and the 120-day review period begins:
1.
2.
3.
4.
A preliminary plat showing utility easements is required.
Ponding calculations for the storm water ponds are required.
A landscape plan for the single-family portion of the plan is required.
The preliminary plat surety fee of$200 x 58 acres = $11,600 is required.
Please submit the items above as soon as possible so that the review period may begin. If you
desire a preliminary plat review at the April 11, 2000 Planning Commission meeting, this
information must be submitted by March 3, 2000.
If you have any questions, please call me at 651463-1820.
c;? J:~k
Lee Smick, AICP
Planning Coordinator
cc:
Wayne Lamoreaux, Pioneer Engineering
Dave Olson, Community Development Director
Lee Mann, Director of Public Works/City Engineer
Jerry Auge, Assistant City Engineer
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
March 31, 2000
Mr. Jim Ostenson
James Development Company
7808 Creekridge Circle Suite 310
Bloomington, MN 55439
RE: Review of Complete Submission - Tamarack Ridge Revision 3/28/00
Dear Jim:
City staff has reviewed the Tamarack Ridge Site Plan submission delivered to the City on March
29, 2000. There are a number of issues that need to be addressed upon review of the latest
submission. The issues include topics discussed at the March 15, 2000 meeting between City
staff and your development team, finalization of the utility and grading plans associated with the
latest revisions (3/28/00) and postponement of the public hearing on April 11,2000.
March 15, 2000 Meeting Minutes
Attached are minutes from the March 15, 2000 meeting between City staff and your
development team. As you recall, this meeting was assembled to clarify outstanding issues and
determine if Pioneer Engineering was preparing the layout of all three projects (single-family,
Centex and Deanovic).
City staff informed you at the beginning of the meeting that the engineering division had started
the review of the utility and grading plans that were submitted on February 18,2000. However,
because the Deanovic project had been revised and was not a part of the February 18, 2000
submittal and Centex had been contacted concerning the need to reduce the number of access
onto 208th Street that the review of the utility and grading plans had stopped temporarily. Upon
the initial review by the engineering division, Dave Sanocki stated that because of the revisions
pending, most likely the utility and grading plans would need to be revised as well, constituting
the need to call a meeting together with you and your development team to discuss the
outstanding issues.
Finalization of Utility and Grading Plans
The City of Farmington's Development Manual (see attached) requires that "major engineering
and planning issues must be addressed before the preliminary plat is reviewed at the Planning
Commission level and forwarded to the City Council for review." Upon review of the latest
revision to the site plan dated 3/28/00, the utility and grading plans submitted on February 18,
.
.
.
2000 need to be modified upon review and approval of the 3/28/00 plan set at the City's
Development Committee meeting on April 4, 2000.
Major engineering and planning issues include the following:
1. Determine if the off-site storm water pond will function as proposed and resolve the
annexation issue with Empire Township.
2. Modifications to the utility and grading plans need to be submitted upon review and approval
of the 3/28/00 revised plan set by the Development Committee on April 4, 2000.
3. Resolution of the road construction issues concerning 208th and 209th Streets including
urban/rural sections and City/Township sewer and water services.
Since the Planning Commission packets are distributed on April 7th for the April 11, 2000
Planning Commission meeting, the deadline of April 7th will be impossible to meet considering
the engineering division will require time to review the modified utility and grading plans and
have the above issues resolved.
Therefore, the Community Development Department has determined that before a full review of
the project may commence and the 120-day review period begins, the Developer must submit the
modified engineering and platting information that correspond to the latest revisions for the
project in order to be considered a complete application for preliminary plat approval.
Postponement of the Public Hearing on April 11, 2000
Due to the fact that your application remains incomplete, the Public Hearing that was to be held
on April 11, 2000 for the Tamarack Ridge Preliminary Plat has been postponed.
City staff will work as efficiently as possible to review and comment on revisions to the utility
and grading plans submitted by the Developer as requested above. The revisions will have to be
submitted to the City by April 12, 2000 to meet the review deadline for the April 25, 2000
Planning Commission meeting.
Additionally, the annexation and design issues concerning the off-site storm water pond north of
CR 66 need to be resolved. The City Council will consider setting a public hearing on your
annexation request at their April 17, 2000 meeting. The City and Township are currently
working together on resolving the issues of sewer and water services along 208th and 209th
Streets and a finalized cost estimate by both jurisdictions will be completed during the week of
April 3, 2000.
It is unfortunate that the above-mentioned issues cannot be resolved by the April 11, 2000
Planning Commission meeting, however, City staff will continue to work with you and your
development team to address these issues.
Please call Dave Olson or myself if you have any questions at 651-463-1860 or 651-463-1820 if
we can be helpful in any way to make this process more concise.
.
.
.
Sincerely,
J:) {l
" <'/
'-J vt,L-C '~- _
,-~,
Lee Smick, AICP
Planning Coordinator
cc: Wayne Lamoreaux, Pioneer Engineering
Dave Olson, Community Development Director
Lee Mann, Director of Public Works/City Engineer
Jerry Auge, Assistant City Engineer
.
.
.
TAMARACK RIDGE
DEVELOPMENT & PLATTING ISSUES
March 15,2000
1. Internal Road Widths on Public Streets
City staff stated that road widths on public roads could be reduced to 28 feet back-to-back
with a sidewalk on one side on roadway.
2. Lot Widths and Lot Sizes in Single-family
City staff stated that lot widths are allowed to be 70 feet. The minimum lot size allowed is
9,000 square feet per the PUD code. Allowed setbacks include 20 feet in font yard,S feet on
garage side yard and 10 feet on house side yard.
3. 208th Street/Cantata Ave Intersection - Entrance to Townhomes
The intersection on 208th Street and Cantata Avenue is required to be a "TOO intersection with
Cantata Avenue utilized as access into Centex townhome project.
The intersection of Cantata Avenue and 209th is required to be an "L" intersection.
4. Internal Circulation of Private Roads
a. Centex townhomes - Fire Loops, Access to 208th Street
City staff presented a product from Invisible Structures, Inc. to provide the base for the
fire loops. Ostenson stated that they would look at the product for cost comparisons.
City staff directed the Developer to eliminate the driveway accesses directly onto 208th
Street and reduce the number of accesses to one from the Centex project.
b. Rental townhomes - Access to frontage road, Emergency Cul-de-sac
It was determined by all present to provide access from 209th Street through the Deanovic
project to the frontage road to the north instead of requiring a cul-de-sac.
5. Off-street Parking within Townhome Complexes
Off-street parking is required in the townhome complexes where feasible to allow for-guest
parking.
6. Empire Township Issues
a. Proposed Improvements and Future Maintenance Responsibilities for Existing Roads
along the South Side of the Development
Jim Ostenson stated that he will provide an urban section along his property and he will
blacktop the entire roadway. City staff needs a soil boring report for the roadway before
construction commences.
.
.
.
b. Off-site Storm Water Ponding north side of Co Rd 66 and the Annexation of the Property
- Native Prairie Restoration
Jim Ostenson stated that he has reached an agreement with the Severson's for the 14-acre
parcel to the north of CR 66. He will talk with Dean Johnson concerning the annexation
of the property. Further analysis is required to insure that the pond will function as
planned. City staff has stated that the City will not maintain a pond outside of the City's
boundaries.
c. 209th Street Properties Connecting to City Water Service
City Engineer Lee Mann will meet with the Township Engineer Ron Roetzel to resolve
the water service issue.
7. 20Sth Street & 209th Street Road Construction - Urban vs. Rural section
Jim Ostenson stated that he will provide an urban section along his property and he will
blacktop the entire roadway.
Wayne Lamoreux will prepare revisions as soon as possible and re-submit to the City for
review.
.
tilt
..
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning Commission
Michael Schultz /l/;J
Associate Planner~
FROM:
SUBJECT:
Conditional Use Permit Application - Proposed Cellular Tower within I-I (Light
Industrial District, U.S. West Communications
DATE:
May 9, 2000
INTRODUCTION
u.s. West Wireless Communications has made application for a Conditional Use Permit to erect
a 145- foot monopole tower at the location of21130 Chippendale Ave, formerly Wausau Supply
Co. now Dakota Storage Company, the property is zoned I-I (Light Industrial).
Plannin~ Division Review
Applicant:
U.S. West Wireless Communications
426 North Fairview Ave
St. Paul, MN 55104
Attachments:
1. Application
2. Location Maps
3. Supporting Letters - U.S. West
4. Exhibit B - Site Plan
5. Exhibit B - Enlarged Site Plan
6. Exhibit B - Elevation
Location of Property:
21130 Chippendale Ave (Dakota Storage Company)
Area Bounded By:
Multi-family Townhouses to the south (Glenview
Townhomes and Bristol Square Townhomes), Abandoned
rail spur and Commercial to the north (Marschall Bus
Lines), Prairie Water Way and Single-family to the east,
Storage area to the west.
Existing Zoning:
I-I (Light Industrial)
Existing Conditions:
The west half of the property is developed and contains a
number of buildings for both outdoor and dry storage. The
east portion of the property is unimproved. This contains
.
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..
storm water and sanitary sewer easements along with a
stand of trees.
Proposed Location:
The tower is proposed to be placed southeast of the largest
existing building and just off of the sanitary sewer
easement. This area meets the 225' setback required for
the proposed 145' tower.
Property Access:
The property is currently accessed off of a frontage road
along Trunk Highway 3. The rear portion of the property is
unimproved at this time. The applicant has indicated that a
temporary gravel road will be installed until the area is
paved as part of future improvements.
DISCUSSION
The tower is proposed to accommodate the need of cellular users in the Farmington area based
on a grid system as determined in the service area. As stated in the letter dated April 13, 2000
from Kelly Sleeter, these facilities are needed every three to five miles dependent on certain
technical and geographical variables and at a height of one hundred fifty feet to one hundred
eighty feet.
Mr. Sleeter addresses in his letter the search conducted within a one-half mile radius of the site
that would permit co-location of an additional antenna if the site meets the criteria outlined in
Section 10-6-20 (C) a-e of the Code.
The monopole design tower has been engineered to allow an additional two users as required
Section 10-6-20 (C) 2. The tower placement also meets the setback requirements within the I-I
(Light Industrial) zoning district, the setback requirements are 25' sideyard + 2' for each
additional foot over 45' = 225'. Mr. Sleeter indicates in his letter that U.S. West monopoles are
designed to have a "no fall zone" and would rather bend then break if it were to fall.
Tower equipment will be located near the tower itself. The proposed structure(s) will be no
longer than 9'l'2 feet and no higher than 6 feet. The total leased area for the site is 400 square
feet.
The property is currently encircled by a six-foot chain link fence for security purposes relating to
the primary use ofthe land. Section 4-4-5 (F) of the Code addresses that climbing of the tower
should be discouraged. Staff suggests additional security measures to ensure safety from
unauthorized persons from climbing the structure, either an additional 8' fence or a 6' fence with
barbed wire surrounding the leased space.
The tower will be accessed from the front of the property, through the secured gates, and along
the paved area to the rear of the property. The paved area currently ends approximately two-
thirds the way on the main building, the tower is then an additional 165 feet along unimproved
ground. The applicant has indicated that they are willing to install a temporary gravel drive to
the tower until the remainder of the site is improved with paved surface.
.
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..
Construction of the tower, if approved, will be delayed until City crews have installed a new
water main through the existing easement, located just to the east of the tower.
ACTION REQUESTED
Approve the Conditional Use Permit for the cellular tower at 21130 Chippendale Ave contingent
upon:
1. Any additional security measures as required by the Commission;
2. A temporary gravel access drive be installed from the existing end of pavement to the tower
site;
3. A landscape plan be submitted and approved by staff in order to screen the north, south and
east portion of the tower base and equipment;
4. Construction of the tower will not commence until a new water main has been installed
within the City Sanitary Sewer easement.
;Z~4j .
Michael Schultz
Associate Planner
04/11/00 16:03
'6'612 463 1611
CITY FARMINGTON
141 0002/0018
..............1........... . ........ ....... ...~ .0...... ....... ~ ._... . ._... . ..." .1, .0.... .. . . .. ...._._______... .....~... .~........... . .......... ......___._...,'- ........... ..~ .........._...... '. _......_.._..... "
.
CITY OF FARMINGTON
CONDITIONAL USE PERMIT APPLICATION
Fanpington, MN 55024
651-463-7111 FAX 651-463.1611
Applicant Name (please print) Ke.1 [-\ ~ Ie At' v
ApplicautAddress 4{}"lD AJ~('"t-"'- ~.....L~..s AIJ-e SI,~ ,,-1,U
Street City State
Phone ((,;,~I ) 3'37 -/<tba. Fal;_(~ bL/~ -'''It../a....
Legal Description of Subject Property: (lot, block, plat name, section, township, range)
PI 0 *; /1.{0 3 aODO ID80
__ Current.~~~.!!se. S.+C rb-~ ~ FN.-: I: t- ~ Current Zoninr District
Spedtic:NatureofRequest: {~.~e- A-tt-~<-\..........~.......~ - Cll""",-",-_-,,,,,.,..-\:l),,,- tow~V'
For office use
Permit Number
5""5' If)/.j
Zip Code
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('-;(h:1- r":.~~.~-f.."':l>-\)
FoUowing Attached: (please check)
X Proof of Ownership )( BoundarylLot Sunrey
...2S.... Application fee 2L 6 Copies of Site Plan
)<, AbstractJResident List *(required 350' from subject property)
_ Torrens (Owner's Dublicate Certificate of Title Required)
t!At)~
Property Owner's Signature 5e.e.. '" :t- Av-~ ~ i'?t''"\~y... Applicant's Signature
Date I?>r;o-- P:,,:~_ ,..,t-\D-c.\~) Date
(flu PI.I>hc..\ .
For office use only
Request Submitted to Planning staff on
PUblic Hearing Set for:
Advertised in Local Newspaper.
Planning Commission Action: _ Approved _ Oeniecl .
City Council Action (ifnecessary): _Approved _ Denied
Comments:
..
Conditions Set:
Planning Coordinator:
Date:
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U S WEST Wireless, L.L.C.
426 North Fairview Avenue Room 101
St. Paul, MN 55104
LI~WEST
lifes better here'@
April 13,2000
City of Farmington
City Hall
325 Oak Street
Fannington, MN 55024
RE: CUP application for a Personal Communication Service (PCS) facility with a 145' monopole
to be located at 21130 Chippendale Ave., Farmington, MN 55024.
US West Wireless has been granted a license by the Federal Communications Commission (FCC) and has
deployed a wireless PCS system serving Minneapolis, St. Paul and the entire metropolitan area. We have
enclosed an authorization letter from the landowner that grants US West Wireless authority to present this
application on their behalf. See (Exhibit ~i
BACKGROUND
To fulfill its mandate from the FCC, US West Wireless has developed a grid of antenna throughout the
service area. These facilities must be spaced, depending on certain technical and geographical variables, at
intervals approximately three to five miles from each other and at a height of approximately one hundred
and fifty feet to one hundred and eighty feet. Rural areas have a lower user density; therefore towers can be
further apart and provide a larger coverage area.
The objective of the system is to provide wireless services to all Twin City area communities. Since US
West Wireless intends to utilize PCS as an affordable Wireless Local Loop service, coverage at the
neighborhood level is essential (unlike Cellular, which typically focuses on mobile service).
Given the size and magnitude of use of the US West Wireless system, there must be several antenna
facilities located in and around the Twin Cities area in order for US West Wireless to provide service
throughout the community. As each additional facility is constructed, its location and height become
relatively fixed. This makes it essential to ensure that any newly proposed facilities are at the proper
heights and locations to allow them to "connect" and provide seamless coverage between the existing sites.
Because of this, the amount of flexibility in the acceptable heights and locations of the remaining proposed
facilities is reduced. With these parameters in mind, we have identified the property located at 31130
Chippendale A venue as a location that best meets the engineering requirements for the proposed site. Our
enclosed Coverage, Capacity and Interference Letter evidence this. See (Exhibit !!>
LOCA nON SELECTED FOR PROPOSED US WEST PCS FACILITY
A,ccording to the City of Farmington Zoning Ordinance Section 1 0-6-20(B)2, towers supporting
commercial antennas shall be allowed as a conditional use within the I-I districts. I 0-6-20(C) I (c) & (d)
states new towers will be approved if no existing tower or building within a one-half mile radius meets our
radio frequency design criteria or no existing tower or building within a one-half mile radius can
accommodate the planned equipment at a height necessary to function reasonably. Inspection of the radio
frequency defined search area within one-half mile of our planned site revealed no co-location alternatives.
USA
Q_~O
Proud Sponsor
36USC380
.
--
..
U S WEST Wireless, L.L.C.
426 North Fairview Avenue Room 101
St. Paul, MN 55104
LI~WEST'
lifes beffer here'@
The proposed facility will include antenna configuration at the top of the monopole that is relatively
unobtrusive. The monopole will be galvanized and will oxidize into a light gray color. The monopole is
constructed to support two additional carriers. The cabinets that house the electronics for the monopole at
the base of the facility will be no longer than 9-Y2 ft and no higher than 6 ft. Total lease area will be no
larger than a 14' x 24' area (400-sq. ft.). Further, the proposed facility does not generate noticeable heat,
noise, vibration, traffic, pollution, or waste.
Site construction and installation will not create a safety hazard or damage adjacent properties in any
manner. US West monopoles are designed to have a "no fall zone". In the unlikely event a pole is to fall it
will bend, not break. This creates a no fall zone. In addition, the size, location, and setback requirements
of the parcel ofland on which the site will be located more than adequately safeguards against hazards or
possible damage to neighboring property. Maintenance of the facility consists of routine checks by a
qualified engineer and occasional snowplowing. This imposes no additional risk to adjacent landowners.
Upon cessation of use, the owner of the tower will have the responsibility to remove the tower and the
related facilities.
Thank you for taking the time to review our application.
Sin.cer.eIY'. I
~Ab~
J
Kelly Sleeter
US West Wireless L.L.c.
USA
Q5tO
Proud Sponsor
36USC3BO
I Min Site
I Site Candidate Form Code (A, 8, ..)
.
PERMIT AUTHORIZATION
To~
Pronerty Owner:
Please sign and return the letter of authorization below to:
US West Wireless
426 North Fairview Avenue
St. Paul, MN 55104
Attention: Steven Mangold
as soon as possible to assure rapid processing of this site. Any building permit applications will be
made only after the required zoning approval process has been completed.
"
This letter shall not constitute an agreement to enter a binding lease or option to lease, and neither
party shall be bound with respect to the leasing of the property until a final Lease Agreement is
negotiated and signed by both parties.
Sincerely,
.... Steven Mangold
.. US West Wireless
LEITER OF AUTHORIZATION
To Whom It May Concern:
The undersigned hereby authorizes US West Wireless, its attorneys, agents or representatives, to
make application for any necessary zoning petitions including the filing of building permit
applications. I
Very truly yours, '\
/I p~.-~
~Y' \\~V- p: II: "'1 ~p~r ~/u--Yoo
Property Owne~ Date Property Owner
w,Z:lj SL"t-v
Date
'34)/00
Date:
-.
.
.
Page 4 of 18
US Was' Communications 6 Wireless
426 North Fairview Avenue
51. Paul, MN 55104
Apr 13 00 12:44p
RPR-13-2003 10:59
Mart~ Kiehm
ANO"CR BANI< APPlE UALLEY
612-468-1240 p.2
612 4327210 P.02/03
.
(Reserved for Recording Data)
WARRANTY DEEP
STATE DEED TAX DUE HEREON: $4,620.00
--
Dated; Jilnuary -'1..-, 2000.
FOR VALUABLE CONSIDERATION, Distributors Real Estate, Inc., a WIsconsin
corporation, Grantor, hereby conveys aod warrants to Dakota Storage, LLC. a Minnesota
limited liabtlity comp~ny, Grantee, real property in Dakota County. Minnesota, described as
follows:
..
That part of the Northwest %of Section 32, Township 114. Range 19, Dakota
County, Minnesota. des~bed 8$ follows: Commencing at the Northwest corner
of said Northwest % of Section 32; thence South 89 degrees 50 minutes 12
seconds Eas1 (nsumed bearing), alon9 the North line of said Northwest % of
Section 32, a distance of 59.45 feet; thence South 1 degree 38 minutes 57
seconds West a distance of 500.32 feet to a point on the Southerly right-ot-way
line of the Chicago. Milwaukee, St Paul and Pacific Railroad and the Easterly
right-of-way line of S.T.H. No.3: said Southerly right-of-way line being 50 feet
perpendicularly Southerly and parallel to the main track of the Chicago,
Milwaukee, St. Paul and Pacific Railroad as now located. which is the point of
\ beginning; thence North 74 degrees 15 minutes 36 seconds East along said
. south right-of-way line of Railroad a distance of 1430.00 feet; thence South 15
degrees 44 minutes 24 seconds East a distance of 466.00 feet; thence South 74
degrees 15 minutes 36 seconds West a distance of 717.58 feet; thence North 87
degrees 3S minutes 18 seconds West a distance of 819.20 feel more or less to
the East right-of-way line of setid S.T.H. No.3; thence North 1 degree 38 minutes
57 seconds East along saio East right-of-way line a distance of 220.88 feet to the
point of beginning, according to the United States Government Survey thereof
and situate in Dakota County. Minnesota.
.
Mart~ Kiehm
ANCHOR BA~lK APPlE UALLEY
612-469-1240 p.3
Apr 13 00 12:44p
APR-13-2000 11:00
.
--
I.
612 4327210 f.03/03
together with all hereditaments and appurtenances belonging thereto, subject to the following
exceptions: easements. restrictions, reservations of mineral ri9hts and covenants of record.
AIl'IX DEED TAX $T AMP HEIlE
STATE OF WISCONSIN )
(55
COUNTY OF Ii}AlilirJImJ )
The foregoing Instrument was acknowledged before me this /1 M day of January.
2000. by Ronald L. Kllmlsch, the President of Distributors Real Estate, Inc., a Wisconsin
corporation. on behalf of the corporation.
N~7
Tax Stcrtemen!$ for the real property
described in this instl'Ufl1f!mt should be sent to:
Dakota Storage, LLC
asoo - 2101h Street West
lakevilJe, MN 55044
THIS INSTRUMENT WAS DRAFTED BY;
CAMPBELL KNUTSON
Professional Association
Attomeys at Law
317 Eagandale Office Center
1380 Corporate Center Curve
Eagan, MinnefSOta 55121
(651) 452-5000
TJC
2
TaTA.... P. 03
.
.
--
'.
US WEST Wireless L.L.C
426 North Fairview Avenue
Q'- Dc'" , ~ T 551O,A.
Phone: 6.51-642-6247
Fax: 651-642-6942
April 14, 2000
Planning Division
City Of Farmington
City hall
325 Oak Street
Farmington, MN 55024
Re: Coverage and capacity study for US West Wireless PCS site MIN 369 located at
21130 Chippendale Avenue in Farmington, MN.
Dear members:
US West Wireless operates a Personal Communications System (PCS) in the Minneapolis-St.
Paul greater metropolitan area. While choosing an appropriate location for a cell site, we try to
meet both coverage and capacity objectives we want to achieve in that particular service area.
During this process the RF Design engineer must balance signal level requirements of the area
with capacity limitations of the system while incorporating his knowledge of the terrain and the
density of surrounding clutters.
In order to meet the requirements of continuous coverage and expand our footprint in the
southeast of the Minneapolis-St. Paul greater metropolitan area, we are planning to build a cell
site at 21130 Chippendale Avenue in Farmington, MN. The coverage area for this cell site will be
approximately 20 square miles around Hwy3 and Hwy50 intersection. This site has been selected
because it fulfilled our needs, and to meet the coverage objective, the site has been designed with an
antenna height of 145 feet.
Please feel free to contact me directly at (651)-642-4794 if you have any questions.
Sincerely,
Jean-Jacques FOTZEU.
RF Systems Engineer
.
.
--
-.
US WEST Wireless L.L.C
42() North Fairview Avenue
~t. yaul, Mi~ ,:).5104
Phone: 651-642-6247
Fax: 651-642-6942
April 14, 2000
Planning Division
City Of Farmington
City hall
325 Oak Street
Farmington, MN 55024
Re: Us West Wireless ground build on site MIN 369 at 21130 Chippendale
Avenue in Farmington, MN.
Dear members:
US West Wireless would like to build a pes telecommunications tower at 21130
Chippendale Avenue in Farmington, MN. Since we appreciate the interference concerns
of our lessors, I want to let you know that US West Wireless owns a pes spectrum
license in the following bands: 1865 to 1870 MHz and 1945 to 1950 MHz. This license
was granted by the FCC, which is the Federal government organization that regulates the
US telecommunications industry. Consequently, the US West Wireless PCS system must
and will operate within the licensed band and will not interfere with other
communications systems.
Please feel free to contact me directly at (651)-642-4794 if you have any questions.
Sincerely,
;'J:
Jean-Jacques FOTZED.
RF Systems Engineer
.
.
--
..
U S WEST Wireless. L.l.C.
426 North Fairview Avenue Room 101
51. Paul, MN 55104
LI~WEST'
liles be"er here"@
Letter of Intent
This letter is drafted to commit US West Wireless, L.L.C. to fulfill the requirements of
the City of Farmington, Dakota County, Minnesota, ordinance SeG.tion 1O-6-20(N)2 as
follows:
"US West L.L.C. shall allow the shared use of the tower if an additional user
agrees, in writing, to meet reasonable terms and conditions for structures."
Tower owner intends to allow the shared use of the tower according to industry standards
and the above mentioned ordinance.
Date -4.("3-<:)0
~oA ~~
USA
Q_Q.,O
Proud Sponsor
36USC380
i a::e'i
o.~~
-".. ..0
. If.,. .
Wireless Telecommunications Bureau
Radio Station Authorization
, II Sign: KNlH679
File Number: 50451CWAL98
Print Date: 12110/1998
ame of Licensee:
J S WEST WIRELESS, L.L.C.
12121 GRANT ST RM 201
f'HORNTON CO 80241
Market Number:
BTA298
Channel Block:
o
Sub-Market Designator:
1
Warket Name: Minneapo/is-St Paul, MN
The license hereof Is authorized, for the period Indicated, to operate a radio transmitting station In ac:cordance with the terms and conditions
hereinafter described. this authorization Is subject to the provisions of the Communications Ad. of 1934, .s amended, subsequent Acts of
Congress, Intematlonaf treaties and agreements to which the United Slates Is a signatory, and all pertinent rules and regulations of the
Federal Communications Commission, contained In TIUe 47 of the code of Federal Regulations.
E
:ffective Date 1st Bulld-out Date 2nd BuUd-out Date 3rd BuUd-out Date 4th Bulld-out Date Expiration Date
06/27/1997 0612712002 06127/2007 06/27/2007
:ondltlons:
:lursuant to Section 309(h) of the Communications Ad. of 1934, as amended, (47 U.S.C. 309(h)), this Ik:ense Is subject to the following condltfons:
11'lIs license does not vest In the licensee any right to operate a station nor any right In the use of frequencies beyond the tenn thereof nor In any
er manner than authorized herein. Neither this license nor the right granted thereunder shall be assigned or otherwise transferred In violation
Communications Ad. of 1934, as amended, 47 U.S.C. 151, et aeq. this license Is subject In terms to the right of use or control confem!d
on 706 of the Communications Ad. of 1934, as amended, 47 U.S.C. 606.
his authorization Is subject to the condition that, In the event that systems using the same frequencies as granted
erein are authorized In an adjacent foreign territory (Canada/United States), future coordination of any base station
ansmitters within 72 km (45 miles) of the United States/Canada border shall be required to eliminate any harmful
lterference to operations In the adjacent foreign territory and to ensure continuance of equal access to the frequencies
both countries.
raphical representation of the geographic area authorized to this call sign may be generated by selecting
'license Search' at the following web address: http://wtbWWW05.fcc.gov
.
.
.
WInIlea
Collocation Technical Data Sheet
Iljfa-WI::::iT' .
COMMUNICATlONS@
US WEST has the following panuneter3:
PCS Lbloc:k, Actual channels used.: .
Base station Tx frequencies: 1966.25. 1967.51968.75
Base stmion Rx fteqtte!'cies: 1 ~~~,.25. 1 ~g7. C;, ~ ?q<:l .,~
Modulation I Standard:
Maximum EIRP:
Channel Bandwidth:
Antenna. Information:
Direct Sequence Spread Spectrum I COMA IS-95
+S3dBm (37dBm + 16dBi gain antenna)
1.2388 Mbz
Swedcom SP9014-D~
Gain = 16dBi
Azimuth beam width = 90 degrees
Elevation beam width = 8 degrees
Antenna Size
42" X 4.5" X 4"
Weigh = IS 1bs.inc1uding
mounting hardware
(Desired) US WEST PCS Antenna Height 10' - IS' Above SUlTOundin2 clutter (center of antenna)
Standard Antenna configuration:
Governing FCC Rules:
Out of Band Emissions:
lntennodulation Levels:
AC power requirements:
AC input voltage
AC input current
.
2 antennas per sector
3 sector design. 120 degrees each
Center of sectors at 0 degrees, 120 degrees. & 240 degrees WIt !RUE NORm
Horizontal Spacing: 3 feet to 6 feet
depending on antenna height
Code ofFedcra1 Regulations
Title 47 (Telecommunications)
Part 24 (subpart E)
Section 24.238 (a) on any frequency outside a licensee's frequency block,
the power of any emission shall be attenuated below the transmitter power
(P) by at least 43 + 1010g(P)db. This is an FCC requirement Below an: the
equipment specifications:
Note that F=frequency of other party and
Fbe= frequency at !!Iock sdge. for E-block Fbe== 1965 and 1970 Mhz
Out of block: <= -13dBml12.SkHz for {F-FbeJ <= 1 Mhz
<= -13dBmIMHz - 1.2 dB/MHz { F -FbeJ for
IMhz <( F-FbeJ <=6S Mhz
<= -90 dBmIMHz for: [F -FbeJ 6S Mhz.
Less than -125 dBm delivered to the antenna. at the IdB compression point
ofTx amplifier
208/240 V AC. 50/60 Hz. single phase
3S Anns@ 180 Vnns@2KWDCoutput
.
.
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4-4-1
4-4-2
.
CHAPTER 4
W CONSTRUCTION AND MAINTENANCE OF ANTENNAS
-1\ AND SUPPORTING TOWERS
SECTION:
4-4-1 :
4-4-2:
4-4-3:
4-4-4:
4-4-5:
4-4-6;
4-4-7:
4-4-8:
Purpose And Intent
Definitions
Permits
Fee
Construction Requirements
Existing Antennas And Towers
Lights And Other Attachments
Inspections
.
4-4-1: PURPOSE AND INTENT: In order to accommodate the
communication needs of residents and businesses, while
protecting the public health, safety and general welfare of the community,
the City finds that these regulations are necessary in order to:
(A) Maximize the use of existing and approved towers and buildings in
order to reduce the number of towers needed to produce wireless
telecommunications services to the community.
(B) Ensure wireless telecommunications towers are designed, sited and
constructed in accordance with all applicable code requirements.
(C) Screen tower equipment from the view of persons located on
properties contiguous to the site and/or to be camouflaged in a
manner to complement existing structures. (Ord. 096-383,
11-18-1996)
4-4-2: DEFINITIONS: The following words and terms, when used in
this Chapter, shall have the following meanings unless the
context clearly indicates otherwise:
597
.
City of Farmington
4-4-2
4-4-4
.
ANTENNA:
Any structure or device used for the purpose of
collecting or transmitting electromagnetic
waves, including, but not limited to, directional
antennas, such as panels. microwave dishes,
and satellite dishes, and omni-directional
antennas, such as whip antennas.
TOWER:
Any ground or roof mounted pole, spire,
structure, or combination thereof taller than
fifteen feet (15'), including supporting lines,
cables, wires, braces and masts, intended
primarily for the purpose of mounting an
antenna, meteorological device, or similar
apparatus above grade. (Ord. 096-383,
11-18-1996)
4-4-3: PERMITS:
(A) Permit Required: It shall be unlawful for any person to erect,
construct in place, place or re-erect, replace or repair any tower
without first making application to the Building Official and securing a
permit therefor as hereinafter provided.
(B)
Applicant Information Required: The applicant shall provide, at the
time of application, sufficient information to indicate that
construction, installation and maintenance of the antenna and tower
will not create a safety hazard or damage to the property of other
persons.
.
(C) Permits Are Not Required For:
1. Adjustment or replacement of the elements of an antenna array
affixed to a tower or antenna, provided that replacement does not
reduce the safety factor.
2. Antennas and/or towers erected temporarily for test purposes, for
emergency communication, or for broadcast remote pick-up
operations, provided that all requirements of Section 4-4-5 of this
Chapter are met. (Ord. 096-383, 11-18-1996)
4-4-4:
FEE: The permit fee payable shall be such as may be set
from time to time by the City Council. (Ord. 096-383,
11-18-1996)
.
597
City of Farmington
.
l~}
4-4-5
4-4-6
.
4-4-5: CONSTRUCTION REQUIREMENTS: All antennas and towers
erected, constructed. or within the City, and all wiring
therefor, shall comply with the following requirements:
(A) All applicable provisions of this Code.
~B) Towers shall be certified by a qualified and licensed professional
engineer to conform to the latest structural standards and wind
loading requirements of the Minnesota State Building Code and the
Electronics Industry Association.
(C) With the exception of necessary electric and telephone service and
connection lines approved by the issuing authority, no part of any
antenna or tower, nor any lines, cable, equipment or wires or braces
in connection with either shall at any time extend across or over any
part of the right of way, public street, highway, sidewalk, or property
line.
(0) Towers and associated antennas shall be designed to conform with
accepted electrical engineering methods and practices and to comply
with the provisions of the National Electrical Code.
(E)
. Jr. (F)
(G)
(H)
All signal and remote control conductors of low energy extending
substantially horizontally above the ground between a tower or
antenna and a structure, shall be at least eight feet (8') above the
ground at all points, unless buried underground.
Every tower affixed to the ground shall be protected to discourage
climbing of the tower by unauthorized persons.
All towers shall be constructed to conform with the requirements of
the Occupational Safety and Health Administration.
All towers erected within the City must conform to the applicable
standards in Section 10-6-20 of this Code. (Ord. 096-383,
11-18-1996)
4-4-6: EXISTING ANTENNAS AND TOWERS: Antennas and towers
in residential districts and in existence as of date of adoption
which do not conform to or comply with this Chapter are subject to the
following provisions:
.
597
City of Farmington
4-4-6
4-4-8
.
(A)
Towers may continue in use for the purpose now used and as now
existing, but may not be replaced or structurally altered without
complying in all respects with this Chapter.
(B) If such towers are hereafter damaged or destroyed due to any
reason or cause whatsoever, the tower may be repaired and restored
. to its former use, location and physical dimensions upon obtaining a
building permit therefor, but without otherwise complying with this
Chapter, provided, however, that if the cost of repairing the tower
would be ten percent (10%) or more of the cost of a new tower, then
the tower may not be repaired or restored except in full compliance
with this Chapter. (Ord. 096-383,11-18-1996)
4-4-7: LIGHTS AND OTHER A TT ACHMENTS: No antenna or
tower shall have affixed or attached to it in any way, except
during time of repair or installation, any lights, reflectors, flashers, or other
illuminating device, except as required by the Federal Aviation Agency or
the Federal Communications Commission, nor shall any tower have
constructed thereon, or attached thereto, in any way, any platform, catwalk,
crow's nest, or like structure, except during periods of construction or
repair. (Ord. 096-383, 11-18-1996)
.
4-4-8: INSPECTIONS: All towers are subject to inspection by the
City Building Inspection Department to determine compliance
with construction standards. Any deviation from original construction
standards for which the permit was obtained shall constitute a violation of
this Chapter.
Notice of violation will be sent by registered mail to the owner and the
owner will have thirty (30) days from the date notification is issued to make
repairs. The owner will notify the Building Inspection Department that
repairs have been made, and as soon as possible thereafter, another
inspection will be made and the owner notified of the results. (Ord. 096-383,
11-18-1996)
.
597
City of Farmmgton
\--)
10-6-16
10-6-20
.
10-6-16:
RELOCATED STRUCTURE: (Rep. by Ord. 095-357,
8-7-1995)
10-6-17: CAMPING: No person shall be allowed to camp overnight in
a recreational vehicle for three (3) consecutive nights without
.first obtaining a permit from the Zoning Administrator. Such vehicles will not
be permitted to connect to the City sanitary sewer or water system. (Ord.
086-183,9-15-1986)
10-6-18: GARAGEIYARD SALES: Unless otherwise regulated, garage
and yard sales within residential districts shall be limited to
one 3-day sale, three (3) times each calendar year. (Ord. 091-246.
5-20-1991 )
10-6-19: DISPLA Y OF VEHICLES FOR SALE: Vehicles may be
advertised for sale from the title holder's property provided
that they observe district setback requirements and are displayed on the
title holder's private driveway or parking area. Not more than one vehicle
may be so displayed. No vehicles may be advertised for sale from public
property. (Ord. 091-246, 5-20-1991)
.
~ 0-6-20: TOWERS: Towers are necessary to facilitate and
~f L accommodate the communication needs of the residents and
businesses of the City, provided they comply with the following minimum
~uidelines:
(A) Minimum Guidelines:
1. Minimize adverse visual effects through the use of careful design
and siting standards;
2. Avoid potential damage to adjacent properties from tower failure
by adhering to accepted structural standards and setback
requirements; and
3. Maximize the use of existing and approved towers and buildings in
order to reduce the number of towers needed to serve the
community.
597
.
City of Farmmgton
1 0-6-20
, 0-6-20
.
(8)
Districts Allowed:
1. Towers supporting amateur radio antennas and conforming to all
applicable provisions of this Code shall be allowed only In the rear
yard of residentially zoned parcels.
2. Towers supporting commercial antennas and conforming to all
applicable provisions of this Code shall be allowed as a conditional
use within the A-1, A-2, C-1. R-1. R-2 and 1-1 Districts.
3. Use of existing towers is encouraged and will be exempt trom the
conditional use process. Permitting will involve the requirements
. listed in Title 4, Chapter 4 of this Code.
(C) Co-Location Requirement:
1. A proposal for a new personal wireless communication service
tower shall not be approved unless it can be documented by the
applicant that the communications equipment planned tor the
proposed tower cannot be accommodated on an existing or
approved tower or building within a one-half C/2) mile radius of the
proposed tower due to one or more of the following reasons:
.
(a) The planned equipment would exceed the structural capacity
of the existing or approved tower or building, as documented by a
qualified and licensed professional engineer, and the existing or
approved tower cannot be reinforced or modified to accommodate
planned equipment at a reasonable cost.
.
(b) The planned equipment would cause interference with other
existing or planned equipment at the tower or building as
documented by a qualified and licensed professional engineer, and
the interference cannot be prevented at a reasonable cost.
(c) No existing or approved towers or commercial/industrial
buildings within a one-half C/2) mile radius meet the radio frequency
(RF) design criteria.
(d) Existing or approved towers and commercial/industrial
buildings within a one-half C/2) mile radius cannot accommodate the
planned equipment at a height necessary to function reasonably as
documented by a qualified and licensed professional engineer.
.
597
City of Farmington
.f
1 0-6-20
10-6-20
.
(e) The applicant must demonstrate that a good faith effort to co-
locate on existing towers and structures within a one-hatf C12) mile
radius was made, but an agreement could not be reached.
2. Any proposed commercial wireless telecommunications service
tower shall be designed in all respects to accommodate both the
applicant's antennas and comparable antennas for at least two (2)
additional users if the tower is over one hundred feet (100') in height
or for at least one additional user if the tower is over sixty feet (60')
in height. Towers must be designed to allow for future rearrangement
of antennas upon the tower and to accept antennas mounted at
varying heights.
(D)
Tower Construction Requirements: All towers erected, constructed or
located within the City, and all wiring therefor, shall comply with the
requirements set forth in Title 4, Chapter 4 of this Code.
(E)
Tower And Antenna Design Requirements: Towers and antennas
shall be designed to blend into the surrounding environment through
the use of color except in instances where the color is dictated by
Federal or State authorities.
(F)
Tower Setbacks:
.
1. Towers shall meet the setback requirements of the zoning district
where located to a height of forty five feet (45').
2. Towers in residential, conservation and agricultural districts will be
set back four feet (4') for every foot of height exceeding forty five
feet (45').
3. Towers in industrial districts will be set back two feet (2') for every
foot of height exceeding forty five feet (45').
(G) Tower Height: Towers, including all attached antennas, shall be
limited to a maximum height of two hundred feet (200').
(H) Tower lighting: Towers and their antennas shall not be illuminated
by artificial means, except for camouflage purposes (designed as a
lighted tower for a parking lot or a ballfield) or the illumination is
speCifically required by the Federal Aviation Administration or other
authority.
(I) Signs And Advertising: The use of any portion of a tower for signs
other than warning or equipment information signs is prohibited.
.
597
City of Farmington
10-6-20
10-6-20
.
(J)
Accessory Utility Buildings: All utility buildings and structures
accessory to a tower shall be architecturally designed to blend with
the surrounding environment and shall meet the minimum setback
requirements of the zoning district in which they are located.
Ground-mounted equipment shall be screened from view by suitable
vegetation, except where a design of nonvegetative screening better
reflects and complements the architectural character of the adjoining
neighborhood.
j.,
(K) Abandoned Or Unused Towers Or Portions Of Towers:
1. All abandonments or unused towers and associated facilities shall
be removed within twelve (12) months of the cessation of operations
at the site unless a time extension is approved by the City Planner.
In the event that a tower is not removed within twelve (12) months of
the cessation of operations at the site, the tower and associated
facilities may be removed by the City and the costs of removal
assessed against the property.
2. Unused portions of towers above a manufactured connection shall
be removed within six (6) months of the time of antenna relocation.
The replacement of portions of a tower previously removed requires
the issuance of a new conditional use permit.
(L)
Antennas Mounted On Roofs, Walls And Existing Towers: The
placement of wireless telecommunications antennas on roofs, walls
and existing towers may be approved by the City Planner provided
the antennas meet the requirements of this Code, after submittal of:
.
1. A final site and building plan,
2. A report prepared by a qualified and licensed professional
engineer indicating the existing structure or tower suitability to
accept the antenna, and the proposed method of affixing the antenna
to the structure.
(M) Interference With Public Safety Telecommunications: All applications
for new telecommunications service shall be accompanied by an
intermodulation study prepared by a registered professional engineer
which provides a technical evaluation of existing and proposed
transmissions and indicates all potential interference problems.
Before introduction of new service or changes in existing service.
telecommunications providers shall notify the City at least ten (10)
calendar days in advance of such changes and allow the City to
monitor interference levels during the testing process.
.
597
City of Farmington
10-6-20
1 0-6-21
.
(N)
Additional Submittal Requirements:
1. A report from a qualified and licensed professional engineer
which:
(a) Describes the tower height and design with cross-section and
elevation;
(b) Documents the height above grade for all potential mounting
positions for co-located antennas and the minimum separation
between antennas;
(c) Describes the number and type of antennas that can be
accommodated;
(d) Documents the steps the applicant will take to avoid
interference with public safety telecommunications;
(e) Includes the engineer's stamp and registration number.
.
2. A letter of intent committing all commercial wireless
telecommunications service towers to allow the shared use of the
tower if an additional user agrees, in writing, to meet reasonable
terms and conditions for structures.
3. Proof that the proposed tower complies with regulations
administered by the Federal Aviation Administration and a report
from a qualified and licensed professional engineer which
demonstrates the tower's compliance with the aforementioned
structural and electrical standards. (Ord. 096-383, 11-18-1996)
10-6-21: RECYCLING FACILITY STANDARDS: Recyclin Ities,
other than special recycling activity allowed rmit only as
describe Section 7-1-3 of this Code, are c . onal uses in the 1-1
Light Industrial Dis .
(A)
used or zoned for
(B)
The . y must meet the requirements
scaping contained in Sections 10-6-13 and
Chapter.
and
this
.
398
City of Farmington
.
.
.
TO:
FROM:
SUBJECT:
DATE:
INTRODUCTION
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
City Planning compJiSSiO.
Michael Schultz
Associate Planner
Variance Permit Application - Exceed Maximum Lot Coverage within an
R-3 (High-Density) Zoning District - Rick Wright
May 9, 2000
The applicant, Rick Wright, is seeking a variance to exceed the maximum lot coverage for a
multi-family townhouse dwelling within an R-3 (High-Density) zoning district. The maximum
allowed coverage for multi-family within the R-3 District is 20%, the applicant is proposing a
coverage of27.9%.
Plannin~ Division Review
Applicant:
Attachments:
Location of Property:
Lot Area:
Proposed Coverage:
Legal Description:
Surrounding Land Uses:
Rick Wright
4041 Brougham Blvd
Prior Lake, MN 55372
1. Application
2. Location Map
3. Applicant's Plot Plan
4. Section 10-1-4: Definitions
5. Section 10-4-2: Table 1
304 Main Street
10,200 square feet
2,846 square feet (27.9%)
Lot 5, Block 26 Town of Farmington
Single-family to north, east & west; commercial to the
south.
(the property to the west is a single-family home with an
accessory apartment)
.
.
.
Existing Zoning:
R-3 (High Density)
Comprehensive Plan:
Business
Existing Conditions:
The lot currently sits vacant with the exception of a
detached garage that stood with the house.
DISCUSSION
The applicant, Rick Wright, is seeking relief from the standards of the Zoning Code in the form
of a variance, to exceed the maximum lot coverage of a multi-family dwelling unit within an R-3
(High Density) zoning district.
The property had until recently contained a single-family structure with a detached garage. The
structure was razed by the previous property owner due to what is believed to have an unstable
foundation, and the lot has been vacant since May of 1999.
The structures that the applicant is proposing is a 3-unit owner occupied building, one unit will
have an attached garage and the existing 2-stall garage will remain for one ofthe other unit's use.
The total area covered by the structures is 2,846 square feet, broken down:
Principal Structure = 1,728sf
Garages = 836sf(detached = 440sf I attached = 396sf)
Decks = 282sf
The permitted maximum coverage permitted within the R-3 (High Density) zoning district is
20%, the applicant is seeking a variance of 7.9% in coverage to allow for the proposed 3-unit
complex in addition to the accessory structures (i.e. decks and garages).
Staff and the City Attorney have discussed the issue of definition of the proposed building
(reference the attached definitions from Section 10-4-1). The current definition for "Dwelling,
Multi-family" lacks the clarity and distinction needed between other multi unit type structures
(i.e. attached twin homes, quads, townhouses and other single-family structures), that are
possible within Medium or High-Density uses. Because the definition for "Dwelling,
Townhouse" is more defined and clear cut, it is staff's and the City Attorney's opinion that this
proposed structure is more in line with the requirements of a Townhouse.
The applicant has not supplied staff with evidence of a hardship relating to the property, but has
expressed that with the current zoning standards in place that it is difficult to do anything other
than single-family even though it is zoned R-3. The City Attorney reiterated that a hardship
must be displayed in relation to the property that would allow for "reasonable use" of the
property (see attached State Statute definition of variance) in order for the Planning Commission
to approve the application.
The applicant has stated that he is willing to work with staff and the Planning Commission on the
options and uses available to make the site viable to satisfy both he and the City. Other use
options that exist for the property in relation to it's current size and zoning district are: single-
.
.
.
family home (would likely be an acceptable use as a continuation of the previously existing use,
would require a CUP), multi-family (traditional multi-story complex likely needed to
accommodate the 20% coverage ratio) or to possibly rezone the property to Business in
conjunction with the 2020 Comprehensive Plan.
ACTION REQUESTED
Staff recommends denial of the variance application based on the applicant's exclusion of a
hardship relating to the subject property forming the basis for the Planning Commission to
approve the proposed relief from the standards of the Zoning Code. Staff also recommends that
the Commission possibly indicate to the applicant what alternatives may be acceptable.
Sin...c.e.~...;Y" /' .... /........ /
;p'~~~~tA
Michael Schultz
Associate Planner
.
CITY OF FARMINGTON
CONDITIONAL USE APPLICATION
Farmington, MN 55024
651-463-7111 FAX 651-463-1611
Applicant Name lal LK ,-,-,('t.l(,"'1t,
Applicant Address f04-1 13120uL-tl4t1i3>L.-VD PQIdC..u4vcC
Street City
Phone Number ~ ))...-'f'+O-~%1 4:L.L.- 4>1>- ~'" 7-f&,l'6i?, I
Legal Description of Subject Property: (lot, block, plat name, section, township, range)
/"1~
State
Current Land Use vt4<..ANr ~ Current Zoning District 12'--..3
. Specific Nature ofRequest:T1ff~ LV} I ~ 7.(y\,'~~ ~-3 w rtlLtf-lJ-u...o.uS, .:;>-o/'o LC," V:;l.l...~':::.
~.vl?"Lv T\2.-\ k)<' LONe 0 ~ iTlf- A )- 4HL Ak=ZV 6-rl-iu'1-~ LV ILL LCvER. >+_~~
ot= LOT, .J:. \3t::/:..&tikO-l'ffli4--(.'L::" <.,.)/<-'- Be.::"" rt- Bc~~ir /0 7fL/ Pu::x- A-1Vl) LlTY lA..)iTff-1J-
Pu4Le 10 So TOR..t; + P~)I Tltl rVc"'S A-i.V4Y.
Following Attached: (please check)
Property Owner's Signature
Date
_ Proof of Ownership _ BoundarylLot Survey
X Application fee ($150) )( 6 Copies of Site Plan
_ Abstract/Resident List *(required 350' from subject property)
Torrens (Owner's Dublicate Certificate of Title Req 'red)
Applicants Signature
Date
.
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1 0-1 -4
CONDOMINIUM UNIT:
COVERAGE:
DAYCARE FACILITY:
DENSITY:
DISTRIBUTION
CENTER:
DRIVE-IN
ESTABLISHMENT:
DWELLING:
DWELLING,
MULTIPLE-FAMILY:
DWELLING,
SINGLE-FAMILY:
1 0-1 -4
A portion of a condominium, whether or not
contained solely or partially within a building,
designated for separate ownership, the
boundaries of which are described pursuant to
MSA section 515A.2-11 O.
That portion of a lot covered by the principal
and accessory use structures.
Any State or County licensed facility, public or
private, which for gain or otherwise regularly
provides care of a child in a residence outside
the child's own home for periods of less than
twenty four (24) hours per day.
The number of dwelling units per acre allowable
in each district as established in Table 1,
Section 10-4-2 of this Title.
Any establishment which provides for the
distribution of goods or tangible personal
property, excluding retail sales.
An establishment which accommodates the
patron's automobile from which the occupants
may receive a service or in which products
purchased from the establishment may be
consumed or business conducted in the
automobile.
A building or portion thereof designed or used
exclusively for residential occupancy, including
one-family, two-family and multiple-family
dwelling units, but not including hotels, motels,
boarding or lodging houses.
A building, or portion thereof, designed
exclusively for occupancy by three (3) or more
families living independently of each other.
A detached housing unit containing a single
principal dwelling unit.
599
City of Farmington
.
.
.
*
1 0-1 -4
DWELLING,
TOWNHOUSE:
DWELLING,
TWO-FAMILY
(DUPLEX):
ELDERLY,
HANDICAPPED
HOUSING:
EQUIPMENT
MAINTENANCE AND
STORAGE:
ESSENTIAL
SERVICES:
FAMILY:
FAST FOOD/
DRIVE-INS:
599
1 0-1 -4
Single-family attached units in structures
housing three (3) or more contiguous dwellings,
sharing a common wall, each having separate
front and rear entrances; the structures are a
row type house as distinguished from multiple
dwelling buildings; not to exceed eight (8) units
in each structure.
A housing unit containing two (2) principal
dwelling units.
Living space which does not exceed five
hundred seventy five (575) square feet per unit
with at least sixty percent (60%) of all
occupants to be elderly as defined by HUD or
handicapped as defined by the Social Security
Administration.
A structure for maintenance, repair or storage of
equipment on property owned by the owner of
said equipment.
Underground or overhead gas, electrical, steam,
water or other transmission or distribution
systems; collection, communication, supply or
disposal systems, including towers, poles,
wires, mains, drains, sewers, pipes, conduits,
cables, fire and alarm systems, traffic signals,
hydrants and similar equipment, but not
including buildings.
One or more persons related by blood,
marriage, adoption or foster parent relationships
occupying a dwelling and living as a single
housekeeping unit, or a group of not more than
four (4) persons not so related, maintaining a
common household and using common cooking
facilities.
Food is served in disposable containers and the
customer may have the option to eat at the
facility or to take the food out. The customer
turnover rate at these facilities is very high and
( )
,----,.
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 (UBe)
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
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
City of Farmington
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State Statute 462.357 (2) To hear requests for variances from the literal provisions of the ordinance in
instances where their strict enforcement would cause undue hardship because of circumstances unique to
the individual property under consideration, and to grant such variances only when it is demonstrated that
such actions will be in keeping with the spirit and intent of the ordinance.
"Undue hardship" as used in connection with the granting of a variance means the property in question
cannot be put to a reasonable use if used under conditions allowed by the official controls, the plight of
the landowner is due to circumstances unique to the property not created by the landowner, and the
variance, if granted, will not alter the essential character of the locality. Economic considerations alone
shall not constitute an undue hardship if reasonable use for the property exists under the terms of the
ordinance.
Undue hardship also includes, but is not limited to, inadequate access to direct sunlight for solar energy
systems. Variances shall be granted for earth sheltered construction as defined in section 216C.06,
subdivision 2, when in harmony with the ordinance. The board of appeals and adjustments or the
governing body as the case may be, may not permit as a variance any use that is not permitted under the
ordinance for property in the zone where the affected person's land is located.
The board or governing body as the case may be, may permit as a variance the temporary use of a one
family dwelling as a two family dwelling. The board or governing body as the case may be may impose
conditions in the granting of variances to insure compliance and to protect adjacent properties.
.
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning Commission
FROM:
Lee Smick, AICP
Planning Coordinator
DATE:
May 9, 2000
SUBJECT:
28- foot wide residential street standards
INTRODUCTIONIDISCUSSION
The Planning Division further revised the 28-foot wide residential street standards sheet from the
comments received at the April 25, 2000 Planning Commission meeting. Staff is hopeful that the
Commission members had the chance to review existing 28-foot wide roadways as distributed on
May 4, 2000.
If the Planning Commission recommends approval of the reduced road width, it is the intention of
staff to review this with the City Council on May 15,2000.
ACTION REQUESTED
The Planning Commission is requested to review and forward a recommendation to the City
Council.
Respectfully submitted,
5t5l s:u~
Lee Smick, AICP
Planning Coordinator
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1.
2.
3.
4.
5.
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7.
8.
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City of Farmington
325 Oak Street
Farmington, MN 55024
651-463-1600
28-Foot Residential Street
60-Foot Right-of-Way
Requirements
Information Sheet
The City of Farmington currently requires a residential street standard of 32-feet in width measured from
the front of each curb with 60-foot right-of-ways. Developers in the City have recently proposed the
reduction of the street standard to provide a better quality of life for homeowners through the introduction
of sidewalks and the reduction of local roadway widths leading to the reduction of traffic speeds.
The City of Farmington has reviewed these requests and has determined that a modification to the 32-foot
standard is allowed under certain conditions. Although the 28-foot wide treatment isn't applicable for all
residential streets, the City may approve the roadway width modification to 28 feet measured from the front
of each curb within a 6O-foot right-of-way. The following is representative of planning issues that may be
considered for the approval of 28-foot wide residential streets:
Allowed in highly dense developments.
Proposed developments that reside near land that is environmentally sensitive including wetlands,
floodways, slopes or natural areas to reduce pavement and runoff from large expanses of paved
surfaces.
Proposed developments where street grades are steep and require the reduction of traffic through the
reduction of the roadway width.
The functional classification of the roadway (i.e. local, collector) will be a primary consideration.
The reduction of road widths suggests traffic calming thereby slowing vehicles in the presence of
neighborhood parks, multiple driveways, etc.
The need for sidewalks on at least a minimum of one side is required, however sidewalks on both sides
of the street will be encouraged to enhance pedestrian safety.
The 28-foot roadway requires an 8-foot parking lane on one side and a 20-foot width for two-way
traffic flow.
The development is part of a PUD where the preservation and enhancement of desirable site
characteristics and open space are recommended.
Benefits of28-foot residential streets
1. The residential quality of life is improved. This is a qualitative benefit that is perceived by persons
living on a residential street that is lesser in width than those built in the past. This may provide for a
more cohesive neighborhood.
2. Allows for the preservation of existing slopes when the site topography is generally rolling.
3. Construction cost savings.
4. Pedestrian safety may be enhanced through the installation of sidewalks.
5. Maintenance and rehab (seal coat/rebuild) cost savings.
6. Reduces runoff because of decreased pavement surfaces.
7. Saves on natural resources (construction materials).
8. Less pavement for pedestrians to cross.
9. Promotes a leisurely walking atmosphere.
10. Boulevard trees between the roadway and the sidewalk provide a pedestrian zone that feels safe.
11. Additional width can go to boulevards and landscape treatments.
12. Lesser width reduces visual effect of a "speedway" thus introducing lesser driving speeds by motorists.
This translates to a potential accident reduction benefit.
13. Traffic calming effect.
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(typ.)
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1 1/2"-type 41 B bituminous wear course
2"-type 31 B bituminous base course
8" closs 5 agg. 100% crushed limestone quarry
or recycled equal (MNDOT 3138).
12" minimum subgrade excavation
and aggregate backfill (MNDOT 3149).
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Ii 2"-type 318 bituminous base course
II 8" closs 5 agg. 100% crushed limestone quarry
Ii or recycled equal (MNDOT 3138).
Ii 36" sub<;lrade excavation and aggregate
II NOTE: backfill (MNDOT 3149).
11",1', 1. Typical section shown is the minimum residential street requirement. See
specifications for project specific details.
" 2. Top of curb is 0.01' below design ~ grade.
I, I, 3. Draintile sholl be installed behind curb in 011 silty, loamy, and sandy clay
soils when rear lot corners ore above street centerline. Draintile to be
Ii
1\ 4 Sintstaltled h olf ~equdire? tad ofdequot3eoly drohindall. select gdran.ut~or f.ill. oreos.SO%
i r~ . ree s 0 e eSlgne or 0 mp eSlgn spee WI minimum. 0
[I'~' 5. ~~~ ~t~xi~~~v~: t~e'O~;htg~~d~~crease the street section based on
I \ soil conditions.
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;; STANDARD DETAILS Ir~o~~.Relv~;~'1
I; ,I 28-FOOT RESIDENTIAL STREET SECTION I ~__~
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, FARMINGTON, MINNESOTA STR-05A)j
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Memorandum
TO:
Lee Smick
FROM:
Shelly Johnson
DATE:
April 25, 2000
RE:
Residential Street Width
Our File No. 141-Gen
Residential (local) streets provide access to immediately adjacent properties. Volume of traffic
on local residential streets is usually low (less than 1,000 vehicles per day). Most local streets
carry volumes in the range of 100 to 500 vehicles per day. Parking is usually provided on one or
both sides of the street depending upon adequacy of off-street parking provided for development.
There are some instances where parking is not allowed on certain residential streets, but these are
usually due to circumstances that have been unforeseen.
A local residential street has its major function as providing access to adjacent properties.
Accident occurrences are low along residential streets. There are many factors that are
considered in residential street design. Some ofthese are street width, right-of-way, sidewalk,
emergency access, need for parking, volume expectancy, design, speed, boulevard width, and
topography.
This memorandum will discuss street width as it relates to a Farmington policy. Presently,
Farmington policy for residential streets is 32 feet from face of curb to face of curb. Staffhas
been discussing the allowance of an additional policy, which would allow certain residential
streets to be 28-feet wide from face of curb to face of curb. Such a width would be allowable
dependant upon review of numerous criteria (reported in a separate paper).
The question arises - is this width effective and safe for those new streets that, after review of
site plans, are deemed to be worthy candidates for 28 feet rather than 32 feet?
A 28-foot local residential street would allow for parking on one side. Parking demand in newly
developed suburbs accommodated off-street and very rarely is on-street parking an issue that
requires both side parking. This eight-foot parking lane would leave 20 feet for two lanes of
traffic. This width is satisfactory for accommodating two-way traffic on the low volume local
streets. This width is also acceptable for accommodating fire emergency vehicles. The 28-foot
residential street is safe and does not provide an inherent accident potential to exist due to its
width. Sidewalks on one or both sides of the street are desirable with sidewalks on both sides
being preferable to maximize pedestrian safety. The benefits that are perceived for the 28-foot
width are real. It must again be noted that only certain local streets should be considered for
such width. Local street widths of 32 feet will still be predominant.