HomeMy WebLinkAbout12.14.99 Planning Packet
.
.
.-
AGENDA
PLANNING COMMISSION
Regular
December 14, 1999 at 7:00 P.M.
Council Chambers
325 Oak Street
1.
CALL TO ORDER
2.
APPROVAL OF MINUTES
a)
November 9, 1999
3.
PUBLIC HEARINGS
7:00 PM
a) Application to Rezone and Amend Comprehensive Plan - Silver Springs 3rd Addition
Applicant: Tim Giles
b)
Variance on Section 10-6-5: Accessory Storgage
Applicant: Mark & Cassandra Hatten
c) Application for Conditional Use Permit - Off-Premise Sign - Cameron Woods
Applicant: Wensco, Inc.
d) Vermillion Grove Schematic Planned Unit Development
Applicant: Rottlund Homes
e) Murphy Farm Schematic Planned Unit Development
Applicant: DR Horton/Arcon Development
4. DISCUSSION
a) None
5. ADJOURN
Planning Chair:
Planning
Commissioners:
City Staff:
Dirk Rotty
Todd Larson, Ronald Ley, Chaz Johnson, Tim Dougherty
David L. Olson, Community Development Director
Lee Smick, Planning Coordinator
Michael Schultz, Associate Planner
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.d.farmington.mn.us
TO:
FROM:
SUBJECT:
DATE:
INTRODUCTION
City Planning Commission
Michael Schultz f'v f)
Associate Planner .l)Y'
Application to Amend Comprehensive Plan and
Rezone - Silver Springs 3rd Addition
December 14, 1999
Mr. Tim Giles, TC Construction, has made an application to amend the Comprehensive
Plan and rezone the vacant property located at the northeast comer of 190th Street W. and
Pilot Knob Road.
Planninl!: Division Review
Applicant:
Attachments:
Location of Property:
Size of the Property:
Current Land Use:
Tim Giles
1608 W. Hwy 13
Burnsville, MN 55337
1. Rezone Application
2. Location Map
3. Section 10-3-2: Permitted and
Conditional Uses
'4. Staff Memo dated April 13, 1999
5. , Planning Commission Journal
Article on "Understanding Spot
Zoning"
Northeast comer of Pilot Knob Rd
and 190th Street W.
3.3 acres
VacantlUndeveloped
.
.
.
Current Zoning:
R-I (Low Density Residential)
Current Comprehensive Land Use:
Low Density
Area Currently Bounded by:
Single-family residential to the north
and east. Single-family residential
also is located across from Pilot
Knob Rd and 1 90th Street W.
DISCUSSION
Mr. Giles is seeking to amend the Comprehensive Plan from Low-Density Residential to
High-Density Residential and Business and also to rezone a portion of the property from
R-I (Low-Density) to R-3 (High-Density) and B-4 (Neighborhood Business).
The properties are currently vacant and are surrounded by single-family residential. A
portion of the properties, Lot 5 Block I, is surrounded by three streets (Pilot Knob Road,
190th St. W. and English Avenue) which is the determining factor for the developer to
seek a business use in this location.
The developer is proposing that Lot 4 Block 1 be amended and rezoned from Low-
Density/R-I to High-Density/R-3. The developer proposes to construct a three-unit
attached townhouse in this location, the land use would serve as a transition to the single-
family residential to the north and the proposed business use to the south. The proposed
parcel meets City requirements for lot size and width for a townhome within the R-3
zoning district.
Staff would like to indicate that a two-family unit is permitted under a conditional use
permit with a minimum lot size of 17,000 square feet. The developer is also proposing a
two-family unit on Lot 1 Block 2, directly across the street from the proposed R-3 lot,
maintaining the R-I (Low Density) zoning district (see attached Table 1 or Section 10-4-
2).
Lots I, 2 and 3 on Block 1 would remain as low density residential and R-I (Low-
Density) zoning district. All of the proposed lots meet the minimum requirements of the
Zoning Code.
Mr. Giles is currently proposing to rezone the area shown as Lot 5 Block 1 from R-I to
B-4 (Neighborhood Business). The purpose of the B-4 zoning district is to provide a
setting for low and medium-density housing combined with complementary and
supporting business land uses that serve a neighborhood and are developed and operated
in harmony with the residential characteristics of a neighborhood.
.
.
.
During the creation of the B-4 (Neighborhood Business District), City staff determined
that an appropriate location for the new district would be at the intersection of 190th
Street and Pilot Knob Road.
City staff was not in support of the original application to rezone the property to B-1
(Limited Business) which Planning Commission supported at the April 13, 1999 meeting.
Staff determined that this location was not appropriate for the types of uses allowed in the
B-1 zoning district. Staff does support the B-4 zoning district and the permitted uses on
the proposed commercial property.
Staff is recommending that this parcel be rezoned to B-4 (Neighborhood Business) to
provide services to the neighborhood without causing major impacts to the adjacent
neighborhood. Impacts such as; noise, noxious odors, reflections from bright lights
associated with service stations, or increased traffic that could be generated from the
types of uses permitted within a B-1 zoning district.
Lot 2 Block 2, located along 189th Street and English Ave would be dedicated as park
space during the platting of the property. The property would remain in the R -1 zoning
district and be used primarily as a tot lot; similar to the one established within the
Troyhills development. This is a change from the original application where the park
was located just south of the proposed park.
ACTION REQUESTED
Staff supports approval of the Comprehensive Plan amendment and rezone of the
property as described:
1) Lot 5 Block 1 of the proposed Silver Springs 3rd Addition from Low Density
Residential/R-l (Low Density) to Business/B-4 (Neighborhood Business);
2) Lot 4 Block 1 of the proposed Silver Springs 3rd Addition from Low Density
Residential/R-l (Low Density) to High Density/R-3 (High Denisty);
3) And that the remainder of the properties; Lots 1,2 and 3 of Block 1 and Lots 1 and 2
Block 2 remain as Low Density Residential/R-l.
Respectfully Submitted,
Michael Schultz
Associate Planner
cc:
Tim Giles, TC Construction
.
.
.
PETITION FOR REZONING
I, the undersigned, am the fee owner of and hereby request that the following described land:
:::-- \ '\ U ,,~'\ C:::::'-'f ~.", v... (') L', i- 1 0+ )
~
be rezoned from:
to:
R-~
13 -4 ~
,L-:3
I understand that a public hearing is required, as well as a published notice of hearing, for which I hereby
attach payment of the fee in the amount of S , which I understand further will be
refunded if no meeting is scheduled.
'/JJ;
Signature
/ 1- .5~;; 7'
Date
The Planning Conurussion recommended on the
to (approve) (deny) the petition.
day of
,19_
City Planner
Action of the City Council:
1. On the
day of
, 19_ declined to set a Public Hearing.
2. At a Public Hearing held the
(approved) (denied) the petition.
,19_,
day of
Date
City Administrator
In accordance with Title 10, Chapters 2 and 12 of the City Code.
cc: Planning Commission, Council, Attorney, Engineer, Water Board: P ARAC
-
R
Property Location
II IT)
-
-
-
-.....",
-
~
~ J r ..........
-t
~ II --
~ =::: I ~ l'i H S. W
-
~I ~
w ~
-
~ 1-
/~:-.. I... 'YY'Y
-
/ ~~ ~ !~ --
~ l '1 }l--
1 ~;~ I ~ 'SIll\! ^
AN~
\
~ ~ectPr01Jerty
---.. ...........
~ ~90 H ST~ ~
c..--- \- j ,,_____ ~ "-./_1-
m'
~ I
~ \
~ ri :
--
N, ~
-- n;
---
--- -
w e-j F- -
( \
~\ I
City of Farmington
Zoning Map
~
'>[
.
~
~7 ~;tL~~ N ~
~ = ~M~~ W~j
~ ~, -~.qJL.< . ~ ~
_,_ " I--- \ \
~ m ffi&
~
(J
~
I\J---,
~
-.-:a ~
I]
- [
~ -- [
~~~
~
f7 ~ ~
V~S a
~ 11?\\;j\
~ II N
J I l~ <9fHeTwj
~ _~I~~
1 ~~ ~YJjJ~H -
rl!!tl =
:---0 f-----.
~ ~~~
f ~
I \\
~ :=<'>' -
-
---.,
-(
.
Zoning Districts
c=::> A-1 (Agriculture)
~ A-2 (Agriculture Preserve)
c.:::::> B-1 (Limited Business)
~ B-2 (General Business)
~ B-3 (Heavy Business)
---{
~ -c~
~ - I~
· ~ ='YV~
___ Jl-l
"
'-... ""-\
Subject Area 1\
~
....,.
~
--------
-
- --{
---I --'
~---- == ~
~~~ l---
1 ~ ~C1-- '-
JII~
---1
Legend
~ C-1 (Conservation)
~ F-1 (Floodway)
c=::> F-2 (Flood Fringe)
c=::> F-3 (General Flood Plain)
~ 1-1 (Industrial)
~ PUD (Planned Unit Development)
~
F"
\ \ I 1 J /
~
~ HnEH
~ 5Iffij
.noDn~TW 6
R-
~~
H tyJ)~
c=::> R-1 (Low Density)
c=::> R-2 (Medium Density)
~ R-3 (High Density)
~ R-4 (Mixed Code)
.
I
\
\
\
I>~
H ~r
o ft
. 01
~(,Io
O101lu -..J
.~U <0
~, '\
"'~
.0>
\
\
d.
Ul \
''IN \
(,10
010
~u.
~.O>
I'l
00
(J1
.
1>::0
r
1111 "
'~(,I
~UlO1
UI(,I~
-~,
(,I. 0
~~(,I
'0>
.
z
o
~'!!
UI.
--..\
800
.
~
S 89'25'12" E
~,~
1
10,107 SF
126
~-~
2
10,015 SF
121
\ 9--1-
\ 3
lh,129 SF
\
117
?~fO~
~~~' \
4
15,863 SF
110
\
1
\
"
\
o
0.0
I
,
I
0,
;!:,
\/
I
""
~\60
\ / I
"- / /
<
'-...
L..:J
I,
1--,..)
I
r'~'.~'_.'~
LJ.l
I"
~;'-...
..........1
",It
0>
"
'"
w I.J~
~ IOlo rr,
IX);::;-: "_.,
~g <1
,- 1--,.
Z ~_;
to
<D
tx:\,
Z'\
~
t-'
~
[-j~
60
I' ../i....,_, -- -,., ,.., ..., ---, --- -. ._,
'ZI?
,...,
)
~';V n
1...--../
Sj:)^
Ir)// '
I I l/" \ .
C,) ("\
\ \
.".)
----------------<;--~----
1 (197'11 S"/'h'f','r:~' IJJ~{') /g ,
65 .--.---~.L-/--71'.... I
P~:k Z ~ w . / 0/1 /
10,000 SF oiu ~
lOti)
"":in
NO
~b
z
I
I~
,
/
147
,
'10
10
2
0>
10
18,729 SF
I
I
\
~,.
1
"
,'-,
\\~
\~"
" \
\11 \
\~ C)/ <'
<9\ '<, ':.-,':-'.Y : ~ ~ ~
/~J.>J. .,
\ '/~-t .' 00
<;0':.
, '(/)>
301
\
,
Outlot A
7,076 SF ....
129
490,47
~I on-I:: .4'n.""'" ...
10-2-2
.
10-2-3
R-2 Medium Density Residential
R-3 High Density Residential
R-4 Mixed Code Residential
B-1 Limited Business
B-2 General Business
B-3 Heavy Business
B-4 Neighborhood Business
1-1 Light Industrial
C-1 Conservation
F-1 Floodway
F-2 Flood Fringe
F-3 General Flood Plain
(Ord. 086-177, 3-17-1986; amd. Ord, 099-423, 3-1-1999)
10-2-3:
ZONING DISTRICTS, PURPOSE:
A-1 Agricultural District is intended to protect existing agricultural
investments until such time as public utilities may be extended and
there is need for additional urban development land.
. A-2
R-1
-.-;>
Agricultural Preserve District is proposed to identify lands intended
for long-term agricultural use with a residential density not to exceed
one unit per quarter/quarter section.
Low Density Residential District is established to provide extensive
areas within the community for low density development with full
public utilities in a sequence which will prevent the occurrence of
premature scattered urban development.
R-2 Medium Density Residential District is intended as an area which
incorporates older existing development as well as undeveloped land
that would be suitable for small lot single-family constructions as well
as duplexes, townhouses and quad homes.
R-3
:>
High Density Residential District is designated to provide areas of
the City which will allow multiple dwellings in areas close to business
and services, public facilities and good transportation. The location
of these areas generally follows the recommendations made in the
Comprehensive Plan.
R-4 Mixed Code Residential District is established to provide areas of the
City where manufactured housing may be located on either
subdivided or unsubdivided developments in attractive
.
599
City of Farmington
.
.
.
~
10-2-3
10-2-3
neighborhoods in areas designated as medium density in the
Comprehensive Plan.
B-1 Limited Business District is intended to provide areas along major
thoroughfares for unified commercial centers oriented to serving
automobile traffic.
B-2 General Business District is proposed to identify downtown
Farmington allowing general commercial uses including retail and
wholesale sales, office space and service establishments as well as
repair services. These uses may be developed in combination with
high density residential dwellings.
B-3 Heavy Business District is a transitional classification designed to
provide space for certain commercial and industrial uses which are
compatible together but do not fit well in either the Limited or
General Business Districts. (Ord. 086-177, 3-17-1986)
8-4
Neighborhood Business District is intended to provide a setting for
low and medium density housing combined with complementary and
supporting business land uses that serve a neighborhood and are
developed and operated in harmony with the residential
characteristics of a neighborhood. (Ord. 099-423, 3-1-1999)
-;>
1-1 Light Industrial District will provide areas in Farmington that may be
developed by industrial uses which are landscaped and otherwise
compatible with adjoining residential districts.
C-1 Conservation District is provided to recognize vital environmental
resources of the community including steep slopes, wetlands and
unstable soil conditions and to allow development only after careful
analysis.
F-1 Floodway District identifies the flood hazard areas of Farmington and
regulates the construction in a manner which will protect the capacity
of the flood plain to carry and discharge the regional flood.
F-2 Flood Fringe District designates lands outside the floodway but
subject to inundation by the regional flood. To minimize flood
damage, structures are permitted on fill but with no first floor or
basement below the flood protection level.
F-3 General Flood Plain District identifies those areas inundated by the
100-year flood but determined by approximate methods with no base
flood elevations shown or flood hazard factors determined. It
599
City of Farmington
.
.
.
10-3-2
Permitted Uses
12. Day care center
(Ord, 086-177, 3-17-1986; arnd. Ord.
2-16-1993; Ord, 096-383, 11-18-' 996)
(B)
3' (C)
1, Two-family dwellings
2. Agricultural service
3, CommercIal recreation
uses
4, Water recreation and
storage
5. Public buildings
6, Public utility buildings
7. Kennels
8. Solar energy systems
9. Cemeteries
10. Mineral extraction
11. Equipment and mainte-
nance storage
12. Feedlot
13. Accessory apartments
14. Public and parochial
schools
15. Churches
16. Towers
(Ord. 086-177, 3-17-1986; amd. Ord. 088-205, 8-15-1988; Ord.
093-298,2-16-1993; Ord. 096-383,11-18-1996)
A-2 Agricultural Preserve District
1. Agriculture
2. Single-family dwellings
3. Public parks and playgrounds
4. Golf courses
5. Stables and riding academies
6. Drainage and irrigation systems
7, Specialized animal raising
8. Greenhouses and nurseries
9. Travel trailer and boat storage
10. Truck gardening
11. Seasonal produce stands
12. Day care center
R-1 Low Density District
1. Agriculture
2. Single-family dwelling
3. Public parks ana playgrounds
4, Golf courses
5. Accessory storage buildings
6. Residential care facility
serving 6 or fewer persons
597
10-3-2
Conditional Uses
13, Accessory apartments
14, Public and parochial
SchOOlS
15, Churches
16. Towers
088-205, 8-15-1988: Ord. 093-298,
1, Cemeteries
2. Nursing homes
3. Nonprofit recreationai uses
4, Day care facility serving
more than 14 persons
5. Hospitals and clinics
6. Public utility buildings
7. Public buildings
City ot' Farmington
10-3-2
.
Permitted Uses
10-3-2
Conditional Uses
8, Water recreation and
water storage
9, Solar energy systems
10, Double and multiple-family
dwellings
11. Planned unit developments
12. Greenhouses and nurseries
13, Townhouses - quad homes
14, Condominiums
15. Accessory apartments
16. Public and parochial
schools
17, Churches
18. Congregate care facilities
19. Towers
(Ord. 086-177, 3-17-1986; amd. Ord. 088-198, 2-'-1988: Ord,
091-246, 5-20-1991; Ord. 093-298, 2-16-1993: Ord, 094-335.
8-1-1994; Ord. 096-378, 8-19-1996; Ord. 096-383. 11-18-1996)
7, Day care facility
serving '4 or fewer persons
(D) R-2 Medium Density District
.
1. Agriculture
2. Single-family dwellings
3. Public parks and playgrounds
4. Accessory storage buildings
5. Residential care facility
serving 6 or fewer persons
6. Day care facility
serving 14 or fewer persons
.
1, Two-family dwellings
2. Multiple-family dwellings
3. Day care facility serving
more than '4 persons
4. Solar energy systems
5. Planned unit developments
6. Boarding house
7. Water recreation and water
storage
8. Hospitals and clinics
9. Nursing homes
10. Public utility buildings
1 1. Public buildings
12. Funeral homes
13. Cemeteries
14. Greenhouses
15. Townhouses - quad homes
16, Condominiums
17, Accessory apartments
18. Dental laboratOries
19. Public and parochial
scnools
City of Farmmgton
597
.
.
.
~
10-3-2
:? (E)
Permitted Uses
10-3-2
Conditional Uses
20. Churcnes
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)
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 parocnial
schoots
13. Churche~
14. Funerp..: 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 Dersons
10. Public and parochial
schools
11. Churches
City of' Farmmgton
1 0-3-2 1 0-3-2
.
Permitted Uses Conditional Uses
12. Motor fuel stations, major 10. Retail business
11. Restaurants
12. Fast food establishments
13. Solar energy systems
(Ord. 086-177, 3-17-1986)
~ (J) B-4 Neighborhood Business District
1. Personal and professional 1. Personal and professional
services (not exceeding services (exceeding 3,000
3,000 square feet of square feet in gross floor
gross floor area) area)
2. Personal health and beauty 2. Neighborhood convenience
services (not exceeding stores (no gasoline sales,
3,000 square feet of not exceeding 3,000 square
gross floor area) feet in gross floor area -
3. Nonprofit/public buildings no automotive repair
4. Daycare facilities facilities allowed)
5. Residential care facility 3. Restaurants (no drive-
6. Neighborhood services thru services, limited to
. (not to exceed 3,000 3,000 square feet of gross
square feet in gross floor area, no alcohol
floor area) sales)
4. Funeral homes
5. Animal clinics (no kenneling
Interim Uses allowed)
6. Parking lots
1. Automobile repair; minor 7. Multi-family dwellings
(eff. until 6-7-2002) 8. Churches
9. Schools
10. Light manufacturing and
assembly (straight trucks
only, no jointed or semi-
tractor trailer trucks)
11. Clinics
(Ord, 099-423, 3-1-1999; amd. Ord. 099-432, 6-7-1999)
Permitted Uses Conditional Uses
(K) 1-1 Light Industrial District
1. Research and testing labs 1. Manufacturing
2. Offices 2. Water recreation and water
3. Supply yards storage
.
899
City of Farmington
.
.
.
TO:
City Planning Commission
FROM:
Lee Smick, AICP
Planning Coordinator
SUBJECT:
Application to Amend Comprehensive Plan and
Rezone - Silver Springs 3rd Addition
DATE:
April 13, 1999
INTRODUCTION
Mr. Tim Giles, TC Construction, has made an application to amend the Comprehensive Plan and
rezone the vacant property located at the northeast corner of 190th Street W. and Pilot Knob Road.
DISCUSSION
Mr. Giles is seeking to amend the Comprehensive Plan from Low-Density Residential to
Medium-Density Residential and Business and also to rezone the property from R-1 (Low-
Density) to R-3 (High-Density) and B-1 (Limited Business).
The properties are currently vacant and are surrounded by low-density single-family residential.
A portion of the properties, Block 1 Lot 5, is surrounded by three streets (Pilot Knob Road, 190th
S1. W. and English Avenue) which is the determining factor for the developer to seek a business
use in this location.
City staff met with Mr. Giles on November 3, 1998 to discuss the proposed project. He proposed
Block 1 Lot 4 be amended and rezoned from Low-Density/R-1 to High-Density/R-3. He
proposes to construct a three-unit attached townhouse complex in this location to buffer the
single- family residential to the north and the proposed business use to the south. The proposed
parcel meets City requirements for lot size and lot width.
During recent discussions with the Planning Commission concerning the creation of the B-4
(Neighborhood Business District), City staff determined that an appropriate location for the new
district would be at the intersection of 190th Street and Pilot Knob Road. The purpose of the B-4
zoning district is to provide a setting for low and medium-density housing combined with
complementary and supporting business land uses that serve a neighborhood and are developed
and operated in harmony with the residential characteristics of a neighborhood.
Mr. Giles is currently proposing to rezone from R-1 to B-1 (Limited Business). The purpose of
the B-1 zoning district is to provide areas along major thoroughfares for unified commercial
centers oriented to serving automobile traffic.
.
.
.
City staff has infonned Mr. Giles that the staff would not recommend approval for rezoning the
property to B-1. Staff has detennined that this location is not appropriate for the types of uses
allowed in the B-1 zoning district because the property will not be allowed to have access on Pilot
Knob Road or 190th Street causing traffic problems.
Staff is recommending that this parcel be rezoned to B-4 (see attached pennitted and conditional
uses) to provide services to the neighborhood without causing impacts to the adjacent
neighborhood such as noise, noxious odors, reflections from bright lights associated with service
stations, increased traffic generated from the types of uses pennitted in the B-1 zoning district.
Block 2 Lot 2 along 189th Street does not comply with the existing R-I single-family residential
zoning requirements. The City requires a minimum lot size of 10,000 square feet and a minimum
lot width of 75 feet. The proposed parcel contains 8,255 square feet and a lot width of 65 feet,
requiring that the lot be re-evaluated by the developer for lot size and width since this lot would
require a variance of 1,745 square feet.
The land area directly to the rear of Block 2 Lots I & 2 is reserved for a City park.
ACTION REQUESTED
I) Staff recommends approving the Comprehensive Plan amendment for Block I Lot 4 from
Low-Density Residential to High-Density Residential and for Block 1 Lot 5 from Low-
Density Residential to Business subject to Metropolitan Council approval of the
Comprehensive Plan Amendment application.
2) Staff recommends approving the rezoning of Block I Lot 4 from R-I (Low-Density
Residential) to R-3 (High-Density Residential).
3) Staff recommends the denial of the rezoning of Block 1 Lot 5 from R-l (Single-Family
Residential) to B-1 (Limited Business).
4) Staff recommends that the developer re-evaluate the lot size and width to comply with City
standards.
Respectfully Submitted,
Lee Smick, AICP
Planning Coordinator
cc: Tim Giles, TC Construction
.
/GJI
/' en
.-/',/' ~I
.------- -
wi
en
~I
::11
I-
en
~I
I
~ I
~ I ...........
I ~
~ I
I
~ I ~
I
~ I
I
I ~
e.... .
I ~
C I rJ)
~ I tS
~ I '-.:...
.
l
I
\
\
:~r
O:jD
"':~UI
UlCDO -J
,"" . co
~:"lf
101 \
.I
.-
...
\
1:>;0
U n r
~~a
'~'"
""UIUI
UI"'''''
."",
VI' 0
~~'"
_0>
60
~
"
\
5 89'25'12" E
~~(
1
10,107 SF
126
~:'\
2
10,015 SF
121
\ ~,\
\
\ 3 10
1'&,129 SF <Xl
\
117
/(
~ ~i?------------------
,--
~
~
~
0>
,...
Sf)
I?j IV
G
w~
iii~~ ~
~~ .---t
N!'l e-:j
~(.J
~
~iVu
CD
UI
60
65
\
\
g/) \ \
4 \~!
_I
\J
1\
''"'
'\
t3:j
Z'" \
t;1 '" "
t:. \ r-
tJ) \ I~'
~ \~ '"
\ \V' '"
\(' \
\\\ "-
\~ 0 '
''1 ~ (' '-
\ "...& ~ '\.
~ ~ ~
~;>;. ~
'\. <Z" o~
, 0,>->
,<' >...
~-d L:.~ I'J ~<
~~ p.';../-/J. ~ '" '" --........
, " ,"s "V;. V 0
, ...~&. <9 0:000
"', <!> -<PO ;~~
'\. '<'/
'{
--........"'"
\r-
~ \11
--...... \10
, \-...
\ ........ --......\ Ou
,......,
, - '--, 7,
'-
R -I
w
~~
"in
NO
~O
?
\
15,86.3 SF
.
I
I
.,...
i~
~J
(
1
10,466 SF
2
8,255 SF
2
110
82
148
147
65
Park
1
"'---
..........
f/\
o
PROPOSED SLOG
9.000 SF
o ..
'"
z
o
~CO
UI:-'
'-J
qCD
=E
120
.301
o ~~
'" N 89'54'0.3" W
_ _ _ _ 190TH s".,or;r'ET
SOUTH LINE SW1/4-SW1/4SEC - - - .l.Jl.!?
. 1.3, T, 114N, R. 20W - -
Jf~s..,T_
PCJ Article: "Understanding Spot Zoning," by Robert C. Widner
.
.
.
lof2
http://www.webcom.coml~pcjlarticles/wid060.html
Most planning commissioners have heard the impassioned cry that a
particular rezoning decision will constitute an invalid "spot zoning." This
allegation typically arises where the community is considering the rezoning of
a single lot or small parcel of property held by a single owner and the
rezoning will permit land uses not available to the adjacent property.
Because spot zoning often focuses on the single parcel without considering the broader
context, that is, the area and land uses surrounding the parcel, it is commonly considered the
antithesis of planned zoning. While rezoning decisions that only affect a single parcel or
small amount of land are most often the subject of spot zoning claims (as opposed to
rezonings of larger areas), a locality can lawfully rezone a single parcel if its action is shown
to be consistent with the community's land use policies. As I will discuss shortly, courts
look to the community's comprehensive plan, or to other planning studies, in determining
whether the rezoning is, in fact, consistent with local land use policies.
Of course, whether a particular rezoning constitutes an unlawful spot zoning depends
largely upon the facts surrounding the zoning decision and upon the judicial decisions of
each state. However, courts commonly note that the underlying question is whether the
zoning decision advances the health, safety, and welfare of the community. A zoning
decision that merely provides for individual benefit without a relationship to public benefit
cannot be legally supported. Where a particular zoning decision is not supported by a public
pU11?ose, the zoning decision is arbitrary and may be subject to invalidation as unlawful spot
zonmg.
Although courts throughout the nation differ in their specific approaches when reviewing
spot zoning claims, the majority consider:
1. the size of the parcel subject to rezoning;
2. the zoning both prior to and after the local government's decision;
12/10/199910:59 AM
PC] Article: "Understanding Spot Zoning," by Robert C, Widner
.
.
.
2of2
http://www.webcom.com/-pcjlarticles/wid060.html
3. the existing zoning and use of the adjacent properties;
4, the benefits and detriments to the landowner, neighboring property owners, and the
community resulting from the rezoning; and
5. the relationship between the zoning change and the local government's stated land use
policies and objectives.
This last factor -- the relationship of the rezoning decision to the community's land use
policies and objectives -- is perhaps the most important one. As a result, when a planning
commission (or governing body) initially considers a rezoning request it should determine
whether the request is consistent with the comprehensive or master plan. Many
communities' zoning codes also require a separate planning study that examines the merits
of the proposed rezoning. This further ensures that any rezoning is consistent with the
community's land use objectives, and not a case of spot zoning. The bottom line is that
courts will give considerable weight to evidence that the locality's rezoning decision reflects
thoughtful consideration of planning factors.
It should be noted that there is one situation where a rezoning decision that does not
conform to the comprehensive plan may nevertheless be upheld. That is where there is
evidence showing significant changes in the community since the adoption of the plan that
would justify a rezoning of the property. This is especially true where a review of other
factors, such as benefit to the community and the size of the rezoned parcel, indicate that the
rezoning was not merely intended to confer a benefit to the property owner.
Please note that this article is copyright protected by the Planning Commissioners Journal. You are
welcome to download or print the article for your own personal use -- or to provide a link to this
article from another Web site. For other use of the article, please contact the Planning
Commissioners Journal.
,
12/10/199910:59 AM
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.d.faJ1l1ington.mn.us
TO:
City Planning Commission
Michael Schultz (V f)
Associate Planner JY
FROM:
SUBJECT:
Application for Variance, Encroach Required Distance between Accessory
Storage Building and Principal Building
DATE:
December 14, 1999
INTRODUCTION
Mark and Cassandra Hatten, 19073 Everest Trail, are seeking a nine (9) foot variance to encroach
toward the house with an accessory structure; the minimum setback is ten (10) feet if not
attached.
Plannin~ Division Review
Applicant:
Attachments:
Location of Property:
Encroachment Distance:
Current Land Use:
Zoning District:
Area Currently Bounded by:
DISCUSSION
Mark and Cassandra Hatten
19073 Everest Trail
Farmington, MN 55024
1. Variance Application
2. Applicants site plan/details
3. Approved Grading Plan
4. Staff Pictures
5. Section 10-6-5: Accessory Storage
Buildings
19073. Everest Trail
9 feet, the shed is 14 inches from the house, 10
feet is required if the structure is not attached to
the house.
Single-family Residential
R-l
Residential surrounds the property
.
.
.
The applicants, Mark and Cassandra Hatten, are seeking the eight foot variance to the 10 foot
setback requirement for accessory storage buildings from dwelling units.
The applicant constructed the storage shed after receiving incorrect information from a neighbor
concerning minimum requirements of the City Code. The applicant was not informed of the 10-
foot setback requirement.
After Building Inspection staff was informed of the possible violation, a stop work order was
placed on the structure just before completion so staff and the resident could resolve the situation.
The resident claims that because of the berm in the rear of the property, the thirty- (30) foot front
yard setback requirement in the Troyhill development and drainage patterns on the property, that
a hardship can be claimed for the property.
The lot was platted deeper than normally to accommodate for the fifty-foot setback along the
future 190th Street (minor arterial), the lot is 163 feet deep by 83 feet wide (the lot is deeper along
the curve of the cul-de-sac, see diagram).
A thirty-foot setback is required within the development, placing the house further back resulting
in smaller rear yards; coupled with a berm that was constructed completely within the rear yard
for the purpose of screening and buffering, further restricting the applicant's use of his property.
The applicant also points out that the placement of the shed anywhere else on the property may
interrupt drainage patterns that run across the rear yard and south toward the front yard (see
applicant information).
Staff also notes that the proposed type of house on the lot was a full basement, typically wider
and not as deep (shown as 32' on grading plan). The applicant's house is a split entry walkout,
resulting in a deeper style house (measured on site plan at 48'). This results in a net loss of 16
feet from the rear yard.
Both the City Fire Marshall and the City Building Official have reviewed the situation and have
recommended that the State Building Code be used in guiding the appropriate distance needed in
the variance. They state that the options that exist for the resident are:
1. If the shed is to be less than 3 feet from the house, a one-hour fire wall separation must be
placed within both the house and the shed (resulting in 5/8" sheet rock be placed on both the
inside and outside walls of both structures and no openings within three feet of either wall).
2. The shed may be located as close as five feet from the house with no requirement of firewall
separation, according to the State Building Code.
Planning staff would add two other options for the resident if either of first two recommendations
are not feasible.
3. The resident place the shed 10 feet from the house, working with engineering staff on a
location that will have the least interruption on drainage (the applicant's yard has not yet been
final graded).
.
.
.
4. The shed become attached to the home following City and State requirements (a matching
frost footing along with a one-hour firewall would be minimum requirements).
Staff feels that the property meets the criteria established within the City Code to claim hardship:
. Literal enforcement of the City Code would result in undue hardship due to the construction
of the berm and required setbacks established within the Troyhill development;
. The berm (and resulting drainage patterns) was approved through the City;
. The hardship is caused by the adopted minimum setback provisions of the Zoning Code and
was not brought on by actions of the person having interest in the property;
. The variance observes the spirit and intent of the Code and produces substantial justice that is
not contrary to the public interest (City and State guidelines will be met with any of the
respective options);
. The variance will not effect a lower degree of flood protection.
ACTION REQUESTED
Staff recommends the Planning Commission consider granting a variance consistent with one of
the staff suggested options, contingent upon:
1. That appropriate city staff be notified for inspection of the property upon completion;
2. The applicant have the structure compliant with the agreed upon option within 60 days of the
time of the decision.
cc: Mark and Cassandra Hatten
.
CITY OF FARMINGTON
VARIANCE APPLICATION
Farmington, "MN 55024
651-463-7111 PAX 651-463-1611
..
For offiee use
Permit Number
ApplicutName MJ\RK ANI> ,^S~NDAA IiAiTEN
Applic:utAddress /9073 E'iERE&T T<<' _ PItI?MIAl6TJ;J1V MN
,
Street City State
Pbone Number 4(00 -I{S91
Legal Description of Subjed Property: (lot, block, plat name, section, towoship, range)
LilT '5.1 i3LLXK 3 I 1"/~oYHILL '1T14 ADO/170N
5-502.ct
Zip Code
. Current Land Use R - , Current Zoning District f{ - ,
Specific Nature of Reqllest I Claimed Hardsbip: ALLOW 5Het> TO fie LOCATEt> lESS
rAAII.l ~N FEET FRoM HOU~E' . REQUeST l>uc: miMe c..IM I reD 51A.c.a;;,
IN 8,,,,,, 'fARO 8E(A\JS~ OF A L.ARe:.e 8/~M At..:lO AL~O DuE ro l1i~
s\Je~&Gl~CI\)\ ,I>RAtNA6e '^TT€i\N 'TH^T me ~t\E:O t.tJOOc..O It\i fER"\) ~T " (SEE An)
Following Attached: (please cbeck) _ Proof of Ownership -A. BoundarylLot Survey
..A.. Application fee ($150) _ Copies of Site Plan
_ AbstraetlResident List (adjoining property owners only)
_ Torrens (Owner's Dublieate Certificate of Title Required)
Property Owner's Signature ~ A f";tt;A;
Date /I 11/9"
(lAAA~~loAL-
For office use only
Request Submitted to the Planning Commission on
PUblie Hearing Set for: Advertised in Local Newspaper:
Planning Commission Action:
Comments:'
_ Approved _ Denied
.
Conditions Set:
Plann.ing Coordinator:
Date:
.
.
.
----....11
To:
Planning Commission
From:
Mark and Cassandra Hatten
Re:
Variance Request for a shed at 19073 Everest Trail
Weare requesting a variance to place our shed less than the
mandatory ten foot setback (ordinance 088-210) due to a hardship
case. There is a large binn in the rear of our yard that
significantly diminishes the potential locations of our shed. The
difficulty is compounded by the fact that the drainage in the back
yard flows from West to East. If the shed was placed in a location
consistent with the current setback ordinance, it would interrupt a
significant portion of the drainage path. Lastly, it would break up
the only continuous patch of yard my family has left for
recreational purposes.
This is a well constructed shed, very tastefully done. It is
tucked behind the third stall of our garage and it's visibility from
the street is minimal. Because of the size of structure, there is no
building permit required thus no building codes to be met.
The only regulation that we are unable to meet is the location
of the structure. This is why we are applying for a variance from
ordinance 088-210.
Respectfully,
Mark and Cassandra Hatten
.-
I
-
- "OIl~."N. .
G81-1914 FAX:681-9488
PIONEERoPRESSENTER.COM
,tghwoy 10 N.E,
, .'e. UN :'054,54
,612) 783-1880 FAX:783-1883
. E--:mo~: PtONEER2GPRESSENTtR,COlol
CaNST.
~
-
'< of( *
-tt
.....ONEER
engineering
... ~... *
- - --
~"*-t" .-___.~...-.
lNCJ ~. lNCJ'SGN'( MOtI1UfS
.
Certificate of Survey for:
MW JOHNSON
1A07,)'E\/EREST TRAIL
N89' s' 43-E 83.00
LOT AREA = 14.201 sq.fl,
HOUSE AREA =1.779 sq,ft,
"-=--~-~----------
I --__'... DRAINAGE &: UTIUT'I' I
I -... EASEMENT PER PLAT I
I
I
I
I
I
I
I
I
I
I
I
I
.!.~~~
I
!
I
I
I
I
~ ---
-~9.92------
I
J
I
I --
t.............
...c.u"~6
BENCH MARK
TNH LOTS 15-16 BLOCK 2
ELEv,=974,48
en
t')
~
co
,....
''It
..t-
oo
....
.
'"
'"
...
cxi
...
'"
...
cxi
...
o
..;
...
ELEC,
tELE.
CATV,
,/
..
.~OO
b*Z~Z6~---
~~.~ ~p..\\..
, --- . ~t.S1
/ t.""~'
/'
NOTE: f'AOPOSEIl CRAOES _ PER CflAOlNC Pl."" BY: SAlHRE-IIEIlCQuIST
NOTE: llUIlOlNC DlIoIEKSlONS SHOW< ARE f'OR HORIZONTAl ....0 \/ER1lCAI. LOCAnON
OF S1llUCllJRES llNl. y, SEE AllCHlTt:ClUAL P\.ANS f'OR BUll.llIKG AHO
f'OUNOA 1lON OOlEHSIONS.
NOTE: NO SPfOflC SOILS lNlltSllCA nON HAS BEEN COWPlLTEO ON 1llIS lOT BY THE
SUR\'EYOfl, THE SUlTAIIlUlY OF SOILS TO SUPPORT THE SPfOFl(; HOUSE
PROPOSED IS NOT THE RESPONSlBlUlY OF THE SURIltYOfl,
PROPOSED HOUSE ELEVA nON
LO~ST FLOOR ELEVA nON: q<k(M
TOP OF BLOC!< ':LEVATION: q~q ~
GARAGE SlAB ELEVATION: q("A. A--
TOB 0 LOOKOUT ELEVATION:
NOTE: TliIS CERTIfiCATE 0<l(S /lOT PURPORT TO SHOW EASOAEHTS OTHER THAN
THOSE SHO\otI ON THE RECOllOEO PI..A T,
x 000,00 DENOTES EllISlINC ElEVATION
( 000,00 ) DENOTES PROPOSED EU:VA 1lON
_ _ _ DENOTES DRAINAGE ANO UTIUlY EASEMENT
DENOTES DRAlNAC( f'lOW DIRECTION
__ DENOTES lAONUlAENT
--G-- DENOTES OFFSET MUS
WE HEREBY CERTIFY TO MW JOHNSON CaNST, THAT THIS IS A TRUE AND CORRECT REPRESENTATION OF A
SURY::Y OF HE BOUNDARIES OF:
NOTE: CONTRACTOR WUST II(Rlfy ORl\'EWAY DESlC>/,
NOTL &AR'NCS SMO.... ARE BASEO ON AH ASSU"ED DATU"
.
LOT 5, BLOCK 3, TROYHILL 4TH ADDITION
DAKOTA COUNT'. MINNESOTA
IT DOES NOT PIPPORT TO SHOW IMPROVEMENTS OR ENCHROACHMENTS,
UNDER MY DIP ~CT SUPERVISION THIS 30m D~Y. ~r ,APf'L.)999
{,..ov:' J~", ".-/29'(
SCALE : :H = 30 FEET /" ?-" C 1..rL-
PION~R EN~' P,A,
John C. Lorson. L.S, Reg, No, 19828
EXCEPT AS SHOWN, AS ~RVEYEO BY ME OR
19115 992~
. NJK
.
.
-
---------.....
.
-
(:)
81RM
q-
fViUttE. I\J
DEC~1, J
. PATIO
HOG ~:)E:
5L~--
o
---
.
,-~
8~Rt;.
~
6I-\RA(d~
~5
TlZ.f\\L
(1)~A'"N:ae IN REI>)
.
I' II I
I I
11
.
ClD +..
Ng
_..~....,
!t1
.+
(:ig
1.09X
I
I~
~+
~8
1/
1.
--
~'
+tI3.13
\,
73,5
. 973.7
173,3
@
971,3
@
973,8@
3
1.4
"...)r t....1 (::T'iNFf:;>,
I __' \.. ,
(lIS)
962,8
(IN)
F,
i
\ 1,:\
r'....,,'71 , r H
I
13
.
----
964,6
.......----.'. -......
.
.-..............._...~~".,.,...- -~. -..-... - ....
.
S/~M
\l~\~~E
'I\EW fROrv\ NW. CORN~ OF ttO\)~E
ff\CJ ~ (:, ~.I\\.E:..
.
jI 111 .JI __ __ .- .II .II _ II .11 II II II
.
.
.
" z; :
::::::
N
.
Ol)
cd
~
q . \ ~;I'J \I.$'f '1'K,;-
f, ! ,;l ,,;,'iJ \1" :"lq':
I~~; 1 "'C'~""'f';;~;~~i{"" .,'
t . -::., .',:1." _'~ t .....\.-.., ..}
, ;, l', "l"t"l'" "
'..' .' *'. . '.1,':..'i,';.."'","..!..':,', ',.<' ..,',"". ;'~
,", . . ,:., ,'.. : ,'''' ,
': 1 ,~ 'i'} !!':'l':e' '.~ ,;' 'I .
> .\ Ie' "',e, ~'t\:., l,~. .
t" f ; 't' I} ill,l-:it~ f
, Il ,I i ':1 Itt,:.l.::;";",,,.:i-if^'
".' .f.""~ ,".~'.J.:.~ .,\..-:;.:,.K..}i..C.1.:t.....,.
1 '< "j . . "!" -"'"'''''' J
~ ~; ,.;1""\ --" .I"~:'< !~' '.'
,t J, 't,fj'F'1 ,;;
,~ f,t~' , ;'t ',' "" :,~,
, "'""~ ',f, , 1f .~,~1';.o'i'J~" Lt., '
, '.". '".','.'."" '.}"....'~. ...' , 1,. '"...t.'.'.;(,'.,". '..,',.t,.t..".,:lFt.
.,' ""',f'." i,'~'11"i
, " .'" J "'l'+ieJ' ,,' ' .;
!i,...: i..,'..,.,".,f,('..,' '..':". '.'."".".."...;..'.'.' "..' '
'1:" ' ];' ]~" 'f .' ;" h, ' ""
.1.. ,:,'.,"1,( ". ..'. ,t :i.,l'.l '. '.~.' ',:,! :.',~~;.,*,,!,l..'..
,., l ' · i" . ~'. ,'. ,:j,:' i, i;
-~~": :f 11 J'~ 1 -~ :1 ", ;, }).., 1 ;.~
'\,~'l:~ ~" .~ ~. ," ~~ :" ,\0:'; }~:: -~. ~-
l'" .J' ". } :..1 ',t. j d *. ,.i , ~, ,!
'1 ~' tll I ~ 1 . '; f:'
'..,.f f. t ,.l.'''.f'~ f J;; " ~',"
"~'I"~ 'j"",,' ~ ~,~
~t". jitl)~i, "f,g.
\iJt., ' .' ,... it.~, -;::;},"'>"
{ ,'.' ':<,' " f t fJ.H~ ' ',' j, 'i '~';"'..'
l:~,'::~'. " :!'1 ~:J i~'~: ::' ,,\,~ - .1:."'" ~;.~,
i~l. I'., I ... tU .J,,~
....,
v "'~", ",
' ,'r"",..,
.. ~(
III;
.
0'\
0'\
0'\
..-
.......
o
..-
.......
N
,.-..,
'"@ d
(.)
0 e::
c:.-
d ..J
e:: t-
o
..J 0
I
t- U
. ;>
~
> -<
~ Qj
-< e
C'l
.
00
(Ij
p..
.
0\
0\
0\
.......
---
o
.......
---
C'l
,,-.,
~
0 d
0
c- e::
d ....j
e:: 00
.....:l 0
0
00 ,
. U
>
~
>
~ ~
<I)
~ tB
. Farmington City Code (portion)
10-6-5: Accessory Storage Buildings: Accessory storage buildings shall be permitted
uses in residential districts and conditional uses in business and industrial districts subject
to the following conditions:
(A) Residential:
1. They shall by placed in the rear yard of the principal unit and at least ten feet
(10') away from the dwelling unit if not attached. (Ord. 088-210,11-7-1988)
2. They shall not exceed twelve feet (12') in height and one hundred twenty
(120) square feet in area. (Ord. 096-378, 8-19-1996)
3. They shall meet the minimum requirements of the Building Code and be
anchored in place as approved by the Building Inspector.
(B) Commercial and Industrial:
1. They shall be approved as part of the conditional use process.
.
2. They shall be constructed of similar materials as the principal use.
3. They shall comply with minimum requirements of subsection 10-6-5 (A) of
this Section. (Ord. 088-210, 11-7-1988).
.
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.d.farrnington.mn.us
TO:
City Planning Commission
Michael Schultz, Ii 0
Associate Planner r
FROM:
DATE:
December 14, 1999
RE:
Conditional Use Permit for Off-Premises Directional Sign
INTRODUCTION
Wensmann Homes Inc. is seeking conditional use approval to place two off-premise
directional signs on City property, located just south of the applicant's property.
Planning Department Review
Applicant: '
Attachments:
Location of Property
for Proposed Sign:
Size of Signs:
Current Land Use:
Wensmann Homes Inc.
1895 Plaza Drive
Suite 200
Eagan, MN 55122
1. Section 4-3-1: Signs (A) 12
2. Diagram of Signs
3. Location Map
4. Water Board minutes from April 27,
1998 and May 26, 1998
City well site at the northwest comer of the
intersection of Pilot Knob Rd. and Euclid
Path (adjacent to Super America).
2 signs - each measures 6' x 4' (24 square
feet)
Public (City Water Board Property - well
site)
.
.
.
Area Bounded By:
Commercial to the east, Single-family
residential to the west, multi-family directly
north and south
DISCUSSION
Wensmann Homes Inc. is seeking a conditional use permit to erect two off-premise
directional signs located on a City well site, located just south of the Cameron Woods
development. The purpose of the signs is direct traffic off of Pilot Knob Rd and north on
Euclid Street to the Cameron Woods cooperative. The size of each is 24 square feet.
The City Water Board previously has granted permission for off-premise signage to
Heritage Development (5-26-98) and TC Construction (4-27-98) for their respective
subdivisions.
The Board has not required any fees to be paid for use of the property but has required an
agreement concerning the amount of time the sign would be located on the property. A
contract date of January 1 S\ 2000 was established by City Engineer Lee Mann to remove
all off-premise directional signs from the well site property. The Water Board has also
reserved the right to remove all signage without prior notice.
ACTION REQUESTED:
Approve the Conditional Use Permit for the off-site directional signs for the Cameron
Woods development contingent upon the following:
a) Signage may not be erected until permission is granted by the Water Board;
b) The signs be installed as to not be easily toppled or stolen from the property;
c) The signs meet all setback requirements.
cc: Wensmann Homes Inc.
4-3-2
'.
.
.
4-3-2
to this shall be limited to thirty two (32) square feet in area, conform
with setback requirements in each district, and may be illuminated
subject to timing and information controls stipulated as a condition to
the conditional use permit.
9. On-Premises Signs: For the purpose of identifying or advertising a
business, person, activity, goods, products or services located on the
premises where the sign is installed and maintained, signs shall be
regulated as set forth in subsections 4-3-3(B) and (C).
10. Illuminated Signs: Except for temporary signs, illuminated signs
shall be allowed in "B" and "I" Districts. Such sign shall be
illuminated only by steady, 'stationary, shielded light sources directed
solely at the sign, or internal to it, without causing glare for
motorists, pedestrians or neighboring premises as outlined by the
section in Chapter 6 of the Zoning Ordinance dealing with exterior
lighting.
11. No Trespassing Signs: No trespassing signs and no dumping
signs shall not exceed two (2) square feet in area per side and not to
exceed four (4) in number per lot in "R" Districts. In "A" and "C"
Districts such signs shall not be less than three hundred feet (300')
apart. (Ord. 086-173, 2-21-86)
12. Off-Premises Directional Signs: For the purpose of providing off
street direction to a residential project described in this subsection
(A), or a new venture less than twelve (12) months following
occupancy permit, a public, religious or nonprofit institution, or a use
which, in the determination of the Planning Commission, incurs
substantial hardship from lack of reasonable identification as a result
of its location: a conditional use permit shall be required. Such sign
shall not exceed twenty five (25) square feet per face and such sign
shall conform to the yard requirements of the zoning district in which
it is located. In addition, a directional sign may be permitted for any
uses which, in the determination of the Planning Commission, incur
substantial hardship from lack of reasonable identification as a result
of its location. If said sign is lighted, it shall be illuminated only
during those hours when business is in operation or when the model
homes or other developments are open for conducting business.
(Ord. 093-320, 12-6-93)
13. On-Premises Directional Signs: Where one way access and
egress drives are incorporated in a site plan, a sign indicating traffic
direction no more than four (4) square feet may be placed at a
driveway within five feet (5') of the street right of way. J!( directional
694
City of Farmington
.
.
.
-
1111U/99 15:41
'O"o1l 463 1611
un rA1<tUN\;TUN
lllJ UUU4/UUU5
CITY OF FARMINGTON
CONDITIONAL USE APPLICATION
Farmingto~ MN 55024
651-463-1111 FAX 651-463.1611
Applicant Name W~~M.c..~~ \\nM~ :CtVL.
Applicant Address '~Oa~ 'B."LA 'lYl\J~ ~\. '2('0 ~~U I Mt.-l. 65\2.1..'
Street City tate Zip Code
Phone Number (O~ l - 4:Q.g -~UtY)
Legal Description of Subject Property: (l~ blo lAt name, section, township, range)
~ 'e"l?~/Se ~.- '7( qI-
..
t"~~"""'~""''''\'''''''~''j'l '''~
;~L", .....,~'. l \ ~ ~~~~ II T r""r\ rrr&:'~ i l"i:'f
:';'.:l~&;)~' "'\-C:~~"')1~ 1 '; F~;.,~i'l .).~<p,1i'~
. .~ ~ ;~;~._~ ~'''~.' ~ It,~;~,;~;/\:O~-:/ll'
~\t:..,;:..;~:l." 1 ~+ ~~~ f-~;..-:,.( .; ;~,.'
n<3l"--''lJ'\lJ,(,~.-l...,\\\\_,-=~Ir-''T"',.."""
Current Land Use /IIJJ!jt W C:-tL #,~urrent Zoning District R- /
Specific Nature of Request: O;:::? -- /1?~,6ik.5e' p/ PEL:77 ~~ L
k.4/,r'E77/}/-u-- t?'F ~~e~c;.W ~PS
:5/6-.4 rbA?
FoDowiDg Attached: (please check)
_ Proof of Ownership _ BoundarylLot Survey
-f- Application fee (SI50) _ 6 Copies of Site Plan
_ AbstractlResident List *(required 350' (rom subject property)
_ T........ (OwDer'. Dlobli.... CertifICate .entle Reqai~ ~
APP_Sip-:.: 4~
Property Owner's Signature
Date
.
'to'd "ll:::llOl
I' .... "-'J.\r.,: ,:::..-
I
. I
~
I
I H I
,
I
!
I
L__
I
I,
1
I
;
!
,_ _u ~ ," .
.
.
~ ~~
!f
O'CIl
.,~
~~
m~'
c:"E
~i
~o
::;)
-<
lU
~
CIl
i
-+z
tr1
~
\J
(j)
3
sf
(J)
cO.
:J
[
r-+
o.
:J
~
.
.
.
MINUTES
WATER BOARD
REGULAR
April 27, 1998
I) The meeting was called to order by Chair Shirley.
Members Present: Wier, Krueger
Also present: Engineer Lee Mann, Mark Rolfs, Finance Director Robin Roland, Bill
Weierke
2) The agenda was approved as presented.
3) Motion by Krueger, second by Wier to approve the minutes for March 23, 1998. Motion carried.
4) Old Business
a) Mr. Rolfs reviewed things happening on water tower. Work has started. Contractor has authorized
his people to work overtime as needed with possible work on Sundays if needed,
b) Well #4 has been pulled for repairs. Parts enroute. Hope to have operating during week. Hydrant
flushing delayed for this reason.
c) Motion to award contract for fence around old tower to Midwest Fence. Cost to be $7,635.00.
Motion by Shirley, second by Krueger. Motion carried.
d) No comments concerning Well #5 at this time.
e) Mark Rolfs presented well field study. Some sites added as already owned by the Water Board.
Further study is needed,
t) Mr. Mann presented rate study. No action taken.
5) New Business
a) Planner is asked to set up some plans for old tower site. Plans may be presented in neighborhood
kind of meeting with Parks Chairman present.
b) A request by Nelsen Hills developer was made to locate their sign on Well Site #4. Mr. Mann was
directed to permit such use with the following conditions:
i) No fees to Water Board, City fees are required.
ii) An agreement (contract) to be executed allowing use but a definite time for vacation of use is
to be made.
6) A water use report for first quarter was presented. No action needed.
7) A report on numbers of building permits for City to date was presented. No action needed.
8) Robin Roland presented the current financial report. Accepted report.
9) Bills as follow were presented: March 23 in the amount of $19,455.46. April 27 amount $7,774.50.
Motion to pay bill s\n these amounts was made by Krueger, seconded by Wier. Motion carried.
.
· 6)
.
MINUTES
WATER BOARD
REGULAR
May 26, 1998
I) The meeting was called to order by Chair Shirley.
Members Present: Wier, Krueger
Also present: Engineer Lee Mann, City Planner Lee Smick, Bill Weierke
2) The agenda was approved as presented.
3) Motion by Shirley, second by Krueger to approve the minutes for April 27, 1998 with correction in
item 9 typing needed. Should read "Motion to pay bills in.....". Motion carried.
4) A request was received from ENRON to relocate a small building onto City owned property at the
comer of 1901h Street and new Pilot Knob Road for Water Board usage. It was moved by Krueger,
seconded by Shirley to permit Engineer Mann to negotiate terms of easement with ENRON keeping in
mind building to be used to be compatible with surrounding area and will not interfere with future use
of property by Water Board. Motion carried.
5) A request was received from Pine Ridge Forest development to use well site on Pilot Knob Road to
install a sign to advertise that development. A motion was made to allow a sign on the site with the
same terms as that granted to Nelsen Hills at a previous meeting. Included in the motion is a statement
that further signage will not be permitted, City must approve placement and the Water Board reserves
the right to remove signs without notice. Motion by Wier, second by Krueger. Motion carried.
Old business
a) Update given on water reservoir. Indicates that work is progressing as planned with many extra
workers being used.
b) The repair work on Well #4 is nearly complete.
c) The fence around existing reservoir is in place. Water Board visited the site earlier in evening.
d) Rates - The Board discussed the effect a watering ban would have on income. The proposals for a
ban should meet with City Attorney approval for legality. A motion was made by Krueger,
seconded by Shirley to direct Engineer Mann to initiate watering ban process by contacting the
City Attorney. Motion carried.
7) The financial report was received, reviewed and accepted.
8) A motion was made by Shirley and seconded by Krueger to pay bills in the amount of $25,787.14.
Motion carried.
9) City Planner Lee Smick talked with the Board concerning a comprehensive plan and of future
interviews of City personnel including boards, concerning visions of the future of the community. She
asked cooperation of the Water Board.
.
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 1\\ 0
Vermillion Grove Schematic PUD \Y
SUBJECT:
DATE:
December 14, 1999
INTRODUCTION
Rottlund Homes proposes to develop approximately 122.5 acres of land in the southeast quadrant
of the intersection of CSAH 31 (Pilot Knob Road) and CR 64 (195th Street West) as a single and
multi-family development with a small amount of land set aside for neighborhood commercial.
The developer proposes the R-3 PUD zoning due to the variety of land uses within the
development. The Schematic PUD plan establishes the underlying zoning and location for each
. of the different land uses within the development.
Planninl.! Division Review
Applicant:
Rottlund Homes
J. Michael Noonan, Division Vice President
3065 Centre Pointe Drive
Roseville, MN 55113
(651) 638-0520
jmnoonan@rottlundhomes.com
Referral Comments:
1. City Engineering Division
2. City Fire Marshal
3. City Parks & Recreation Commission minutes
Attachments:
1. Location Map
2. Letter from Developer
3. Application for PUD
4. Boundary Survey & Legal Description
5. Aerial Photo of Property
6. Schematic PUD Plan
7. Existing Conditions
8. Concept Utility Plan
9. Westwood Trip Generation Analysis
10. Neighborhood Meeting Comments
.
.
.
.
Schematic P.D.D. Plan Amendment
Location of Property:
Area Bounded By:
Existing Zoning:
Proposed Amendment:
Proposed Development:
Streets and Accesses:
Southeast quadrant of the intersection of CSAH 31
(Pilot Knob Road) and CR 64 (195th Street West).
Single-family residential on the east, agriculture on the
south, vacant on the west and an elementary school on
the north.
R-l Single-Family Residential
The development proposes to amend the existing low
density residential land use to a mix of low, medium and
high density residential and possible commercial uses as
proposed in the 2020 Comprehensive Plan Update. The
amendment for the changes to the proposed land uses
will occur when the Metropolitan Council approves the
2020 Comprehensive Plan Update early in 2000.
The development proposes
constructed on approximately
proposed land uses are as follows:
340 housing
122.5 acres.
units
The
Single-Family -
Gardens
Villa Townhomes
Commercial
41. 8 acres
24.3 acres
21. 1 acres
3.5 acres
97 units
95 units
148 units
N/A
The single-family product proposes ramblers, split-
levels and two-story configurations. The gardens are
slab on grade construction and provide one-level living
and consist of a 4-unit building. The garden townhomes
include a basement. The two-story villa townhomes
consist of 8 to 12-unit building.
If the neighborhood commercial area is not developed,
10 additional garden units will be proposed within the
3.5 acres generating approximately 350 housing units in
total for the development.
The development proposes three access from its
property, one access on Pilot Knob Road to the west, a
second access on 19Sth Street to the north and a third
access on Akin Road to the east. The development
proposes both public and private streets, whereby the
private streets will be maintained by a homeowners
association.
2
.
.
.
Water, Sewer & Gas:
Water access is located at the newly constructed City
water tower and sewer will be available from the south
through the Murphy Farm development. A 100-foot
wide gas line easement runs north and south through the
western portion of the site. No structures may be
located within the easement,
Sidewalks:
Sidewalks or trails will be recommended along all local
collector routes per City Code requirements.
Topography:
Site topography is rolling except for the central portion
of the site that tends to provide wider contours. The
drainage patterns are generally towards the south. There
is a large existing swale area along the eastern property
line that abuts the homes along Akin Road. This is a
natural swale that is often times inundated with water
and should be reviewed in detail at the platting stage of
the development.
Wetland:
The wetlands shown on the site are classified as protect
wetlands. The largest wetland encompasses
approximately 14.8 acres and the smaller wetland is
approximately 5.6 acres in size. The protect wetland
classification requires that structures shall not be placed
within a minimum of 10 feet of the buffer area. The
buffer area provides a minimum of 75 feet from a
protect wetland, thereby requiring a minimum setback
of 85 feet. These wetlands exist in a largely unaltered
state and have special and unusual qualities that call for
a high level of protection.
Flood Plain:
There are no flood plains delineated on this property.
Parkland and Trails:
The developer proposes a park area and trails located
throughout the site. The park dedication requirement is
12.5% of the total acreage and will be dedicated by the
developer through land, fees and/or trail construction.
Additional Comments
Land Use Issues
The 2020 Comprehensive Plan Update submitted to the Metropolitan Council on July 28, 1999
showed this area with medium density residential on the west along Pilot Knob Road and high
density residential on the west and northern portion of the site. Low density residential made up
the remainder of the property on the south and east portions of the site.
3
.
.
.
However, on July 17, 1999, Larry & Doneene Wenzel owners of the property, requested to re-
designate three acres of the property to business on the 2020 Land Use Plan for future
commercial development under the B-4 Neighborhood Business zoning requirements.
During the review, it was determined that the re-designation of the Wenzel property could be
pursued through the Planned Unit Development process rather than an amendment to the
comprehensive plan. The PUD process permits any combination of the following uses: single-
family, two-family, quad homes, town or row houses and apartments. The PUD also permits
commercial facilities that are designed and intended to serve the residents of the planned unit
development. However, the PUD requires that no commercial use be constructed until fifty
percent ofthe total dwelling units contained on the entire site is completed.
The City Council determined that the PUD process was the most efficient way of re-designating
the property to the proposed sketch plan because of the timing of the comprehensive plan
approval process. Therefore, the City sent the 2020 Comprehensive Plan Update as previously
approved by the City Council to the Metropolitan Council on August 5, 1999. A comprehensive
plan amendment would delay the approval process, therefore, the PUD process would re-
designate the uses of the subject site through the rezoning of the property.
Proposed Density
The development proposes the following gross densities:
Housing Type Proposed Density City Requirement Land Use Designation
Single-Family 2.3 du/ac 1 to 3.5 du/ac Low-Density
Gardens 3.9 du/ac 2.5 to 5.5 du/ac Low/Medium- Density
Villa Townhomes 7 du/ac 5.5 to 14.0 du/ac Medium-Density
The proposed gross densities correlate to the 2020 Comprehensive Plan Update.
Transportation Issues
The Schematic PUD Plan shows three accesses from the subject property. The westerly access is
proposed with a 70-foot right-of-way that connects to Pilot Knob Road. The roadway is shown
as a future minor collector on the 2020 Thoroughfare Plan. A majority of the traffic is expected
to enter and leave the property from this access, thereby requiring a left turn lane on Pilot Knob
Road towards the south as shown on Figure 2 of the Westwood Trip Generation Analysis report.
The northerly access is shown as a 60-foot right-of-way and meanders through the development.
Upon review of this proposed roadway, City staff has recommended that the roadway follow the
westerly property line to or near the City's well house site before diverting towards the east.
This will allow for a shared access with the City property to the west and allow for a greater
stacking distance. This roadway is considered a public street and will be maintained by the City
of Farmington. It is recommend that a 70-foot right-of-way be proposed along the westerly
property line until it diverts to the east within the subdivision. The City is interested in
negotiating a cost share agreement in the future with Rottlund Homes for the construction of the
roadway along the westerly property line.
4
.
.
.
The easterly access is also shown as a 60-foot right-of-way that connects to Akin Road. The
developer is in the process of acquiring a small piece of the Pettis property in order to connect
the roadway to the right-of-way of Akin Road. This access will mainly accommodate vehicles
travelling south on Akin Road into the subdivision and north on Akin Road, leaving the
subdivision. The developer will most likely be required to provide a left turn lane on Akin Road.
The developer has prepared a trip generation analysis for the development that is attached. In
total, the Vermillion Grove development is expected to generate 2,410 average daily trips with
an estimated 350 housing units. The trip generation model anticipates approximately 60% of site
traffic will be distributed to the north on Pilot Knob Road (from the site via Pilot Knob Road and
Akin Road) and approximately 20% will be distributed to the west via 195th Street. The
remaining trips will be distributed to the south.
Roadways associated with the villas and gardens will be private streets and will be maintained by
a homeowners association.
Park & Recreation Issues
The Parks & Recreation Commission met on September 1, 1999 to discuss park issues
concerning the site. The meeting minutes report that the members agreed on a passive recreation
park design with trails throughout the property due to the large amount of wetlands and rolling
topography within the subdivision. The Commission also determined that a ballfield was not
appropriate because of wetlands and wooded areas throughout the site, however a play structure
and possibly a trail kiosk are recommended.
Upon further examination at the December 1, 1999 Parks & Recreation Commission meeting,
the members stated that the proposed location for a play structure on the peninsula area is
difficult to access because of the proposed storm water ponds directly to the north and northwest
of the play structure site.
Secondly, the proposed 4-acres of park space along the easterly property line is not conducive to
the park system due to the inability of accessing the site. City staff recommends that this area be
shown as an outlot and be dedicated to the City to preserve the area adjacent to the "protect"
wetland.
Finally, the Parks & Recreation Department have scheduled continuing discussions concerning
the need for a play structure and/or shelter adjacent to a street for easy access to the park. The
Parks & Recreation Director has suggested the purchase of a lot for a required well house on the
site and constructing a shelter attached to the well house. These discussions will take place after
the public hearing on December 14, 1999, therefore staff is recommending the continuation of
the hearing to January of2000.
Environmental Assessment Worksheet
Minnesota Statute section 473.859 requires that any development that consists of mixed
unattached and attached units must prepare an EA W if the following is true:
The sum of the quotient obtained by dividing the number of unattached units by
the applicable unattached unit threshold, plus the quotient obtained by dividing
5
.
.
.
the number of attached units by the applicable attached unit threshold, equals or
exceeds one. Therefore, 97 unattached units/250 unattached units = 0.38 + 243
attached units/375 attached units = 0.64, which equals to 1.02 indicating the
need for an EA W to be prepared for the Vermillion Grove project.
The EA W must be completed before any platting of the property is reviewed, however, the
rezoning of a property may take place before the EA W is finalized. Rottlund Homes has
employed Peterson Environmental to prepare the EA W for the City. The City of Farmington is
the RGU or responsible governmental unit that is responsible for verifying the accuracy of
environmental documents and complying with environmental review processes in a timely
manner.
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..
Phasing of the Development
The developer is proposing to gain preliminary plat approval for the entire development in the early 2000
with fmal plat approval for various phases of the development shortly thereafter. The developer will begin
construction of the villas along the northern property and the gardens along the western property line in the
first phase. The developer plans on the construction of model homes and the marketing of the homes by
the middle of 2000 and plans to be built-out within 3 to 5 years,
The proposed commercial area will be marketed to a developer who has experience in the construction,
leasing and management of commercial property. Rottlund Homes will not be associated with the
construction of the commercial property.
Homebuyer & Housing Characteristics
The development is proposed to meet the needs of the first time homebuyer, the move-up
purchaser and the "empty nester" looking to down size. The villa townhomes will accommodate
the first time homebuyer and are the most affordable in the Rottlund Development. This product
will range in size from 1,220 to 1,645 square feet. The villas will be part of the first phase of
development on the property.
The gardens and the garden townhomes will meet the needs of the "empty nester" with one level
living in the gardens home and one level and a basement living in the garden townhomes. These
products will range in size from 1,260 to 1,450 square feet. The gardens and garden townhomes
will also be a part of the first phase of development on the property.
The single-family product will accommodate the move-up segment of the population and will
range in size from 1,850 to 2,700 square feet in rambler, split level and two-story configurations.
The single-family construction will be included in later phases of the development; however,
most of the utilities and streets will be installed in the first phase.
6
. Population Projections
The developer has estimated that at total build-out the population of Vermillion Grove will be
near 670 persons. These projections are based on the following:
148 villa townhouses @ 1.25 persons per unit (ppu)
95 garden and garden townhomes @ 1.8 ppu
97 single-family homes @ 3.25 ppu
= 185 persons
= 171 persons
= 315 persons
Neighborhood Meeting - December 7, 1999
The developer held a neighborhood meeting at Akin Elementary School on December 7, 1999 to
discuss the proposed development. Attached is a brief synopsis by the developer concerning the
meeting. As the developer states, concerns included surface water management, increased traffic
on Akin Road from the proposed access, the maintaining of vegetation on the site particularly
where the single-family homes on Akin Road abut the property, parkland issues, the commercial
parcel and the phasing of the project correlating to grading activity on the site.
ACTION REQUESTED
Approve the Vermillion Grove Schematic PUD rezoning the property to R-3 PUD and forward
this recommendation to the City Council.
.
Respectfully submitted,
~~
Lee Smick, AICP
Planning Coordinator
cc: Rottlund Homes, J. Michael Noonan
.
7
.
Property Location
Akin EI ementary
.
City Water
Tower
.
N
w*,
s
.
I SUBJECT PROPERTY'
D
,#
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmif\lton.mn.us
TO:
Lee Smick, Planning Coordinator
FROM:
Jerry Auge, Jr., Civil Engineer I O:.-toc---
David Sanocki, Engineering Division X1.~.L1.
SUBJECT:
Vermillion Grove
DATE:
November 10, 1999
Engineering staff has reviewed the schematic P.D.D. plans that were submitted on
November 5, 1999, for the above referenced project. The following are engineering
comments that require further discussions with the developer:
GENERAL
· All residential street shall be designed to ensure a horizontal sight distance of not less
than 200'. The minimum design speed for residential streets shall be 30 MPH unless
otherwise approved by the City for residential streets. The minimum design speed for
collector streets is 40MPH unless otherwise approved by the City.
· The access from 195th Street shall meet the above referenced design criteria as agreed
at the meeting on December 7, 1999. This shall also include an access to the City
property to the west.
· Collector roads minimum width for Right of Way shall be 70 feet and for residential
streets minimum width for Right of Way shall be 60 feet.
.
Submit soil borings and ground water monitoring reports, soil reports shall include
recommended soil correction for street section.
· The gas main is located within the west portion of the project. All proposed lots,
landscaping, utility, and street locations within this easement shall be coordinated
with the Gas Company.
· Cul-de-sac's should be minimized and looped into other streets when at all possible.
.
Southwest cul-de-sac should be connected into collector to the north or into the south
cul-de-sac in the Murphy Farm Development.
.
.
.
· All collectors shall have sidewalk along minimum of one side of the street and shall
be placed according to the City's sidewalk/pathway plan.
SANITARY SEWER
.
Sanitary sewer main will have to be connected through the Murphy Farm
Development to the south or routed to the west and then south along the east side
County Road 31 (Pilot Knob Road) and connected directly into the City trunk main
(approximately 1300 feet south of the proposed development).
.
Sanitary sewer line that is proposed along the East-West corridor shall be deep
enough to pick up existing homes along Akin Road north and south of intersection of
the East-West corridor and Akin Road.
W ATERMAIN
· Trunk watermain shall be installed East-West through the development under the
proposed streets (see City of Farmington Comprehensive Water Plan). This shall be
connected into the City's future watermain project along the west side of County
Road 31 to the Akin Road Watermain located on the west side of the roadway. Also
connect watermain on the north side of the development into existing 12" DIP located
under County Road 64 (1 95th Street).
· One future well site needs to be sited within the middle portion of the development
and one to the south side of the development.
· All watermain within cul-de-sacs areas shall be looped.
· Corridors for all future trunk raw watermains to the future treatment facility need to
be provided.
STORM SEWER
· Trunk storm sewer is designated for the northeast pond to the southeast comer of the
site. Proposed storm water ponds and piping be in accordance to the City of
Farmington Comprehensive Storm Water plan.
· Building lots around southeast cul-de-sac will be encroaching into wetland (DNR
protected) area.
.
.
.
To: Lee Smik, AICP
Planning Coordinator
From: Brad Schmoll
Fire Marshal
Subject: Plan Review of Vermillion Grove[Rottlund Homes] Schematic PUD and
Murphy Farm [D R Horton! Arcon] Schematic PUD.
DATE: November 22,1999
After careful review of both plans that were submitted, I have noted the following:
All streets and roads currently meet the minimum requirements of the Uniform Fire Code
as it relates to Fire Department Access, the cul-de-sacs currently exceed the minimum
requirements as established by the Uniform Fire Code, However, because they provide
an adequate turning radius, they are acceptable.
I would also like to suggest that if the cul-de-sacs continue to exceed the minimum
requirements of the Uniform Fire Code of 150 feet and local ordinances of 500 feet, the
city of Farmington should impose parking restrictions along one side of all cul-de-sacs.
The plans that were submitted did not provide information relating to fire hydrant
locations; therefore, I will need additional plans that show proposed future sites prior to
development.
Respectfully, ,d)
..d~
Brad Schmoll
Fire Marshal
~.
.
.
Minutes
Parks and Recreation Commission
Regular
September 1, 1999
1. The meeting was called to order by Chairperson Johnson at 7:31 p.m.
Members present: Johnson, Feldt. Gerten, Oswald and Sperbeck.
Members absent: None .
Also present: Parks and Recreation Director Bell, Planner Coordinator Smick, Chief Siebenaler and
Michael Noonan - Rottlund Homes. Residents Herb and Holly Helms
2. Motion by Johnson, second by Oswald to approve the agenda with the following addition:
Hunting Ord. Lottery APIF, Motion carried.
3. Chief Siebenaler conducted the Deer Bow Hunting Lottery by having Chairper50n Johnson draw 5
winning envelopes from the 19 sealed applications for pennits to hunt on park property.
4.
Resident's Herb and Holly Helms were in attendance to voice their concerns about the park located
north of their home in Troy Hill. They indicated that they did not want it in their back yard. Their
concerns are that children will walk through their yard, safety concerns for children going to the park
and kids hanging out in the park at all hours. No sidewalks are in the neighborhood and therefore
speeding traffic and construction vehicles will endanger the children. They also indicated the City
misled them by placing the play structure their when the lot was designated for a brick well house
building. With all the residents using the park, they will get no use of their back yard and will have to
keep the window blinds shut all the time. Mr. Helms indicated that his home value would now
decrease, but later said a real estate woman told him that that would not be the case. Member
Sperbeck indicated that the playground was placed there in response to requests from the neighbors
and asked the Helms what they were asking for? The Helms indicated a fence~owever member
Gerten indicated his desire for a natural buffer. Th~Iret;~ili~kiJl'f6~rm'~d landscaping to
be placed on the park site and also on their property. Director Bell indicated that past City policy was
to not place city purchased landscaping materials on private property. The Commission directed staff
to develop a landscaping plan for the site with a berm and various plantings included. Staff is to share
this plan with the Helms and forward copies to the PARAC for review prior to the October meeting.
loll. /'ft
,..7\"
5. Michael Noonan representing Rottlund Homes presented the proposed plat and housing styles that are
being proposed for the Wenzel property. Discussion centered upon the design of passive recreation
areas and trails within the plat. The rolling and wooded property in question is not appropriate for a
ball field. The members indicated a need for some type of play structure and possibly a trail
information kiosk. Motion by Sperbeck, second by Gerten use the wetland as an opportunity to
develop a passive park and trail system that includes a play structure with no ball field. APIF, Motion
carried.
The commission directed staff to work with the developer in the park and trail plan and to construct
the trails as the development evolves.
6. Motion by Johnson, second by Gerten to approve the minutes of August 4, 1999. APIF, Motion
carried.
7. The Commission reviewed the recommendation from the Historical Preservation Commission
regarding the naming of the park in the Prairie Creek neighborhood. Motion by Feldt, second by
Johnson to name the park in the Prairie Creek neighborhood Lake Julia Park. Voting for: Johnson,
Feldt, Gerten, Oswald. Abstain: Sperbeck.
.
.
.
7. The Commission had received a letter from a resident requesting the Commission consider
recommending the change of the arena name to Maki - Schmitz Arena to honor two life long
contributors to hockey in Farmington. The Commission recommended that the proposed change be
forwarded on to the HPC for comment. After further review and discussion and HPC comments, the
PARAC decided not to pursue the name change at this time.
8. Member Sperbeck reported on the successful construction of the play structure at Lake Julia Park by
the neighborhood volunteers. .
9. Motion by Gerten, second by Oswald to adjourn at 9:08 PM, APIF, Motion carried.
Submitted by,
James Bell
Parks and Recreation Director
Approved L IS~ loftg(4'1
c
c
c
.
Minutes
Parks and Recreation Commission
Regular
December 1, 1999
I. The meeting was called to order by Chairperson Johnson at 7:35 p.m.
Members present: Johnson, GeTten, Oswald and Sperbeck.
Members absent: Feldt.
Also present: Parks and Recreation Director Bell.
2. Motion by Johnson, second by Oswald to approve the agenda with the following additions:
Hunting Ord. Lottery and Mattson property. APIF, Motion carried.
3. Motion by Johnson, second by Sperbeck to approve the minutes of November 3, 1999. Voting for:
Johnson, Oswald, Sperbeck. Abstain: GeTten, Motion carried.
4. Director Bell informed the Commission that the play equipment has been installed at Lake Julia and
Daisy Knoll Parks. Curbing in three parks will be installed in the spring. Member GeTten suggested
staff consider placing a small patch of com or sunflowers at Daisy Knoll Park to enhance the farm
theme.
5. The Facility Task Force members Gerten and Oswald reported on the task force meetings. They
indicated that the members of the task force seemed to be favorable to the Community Park I Athletic
Complex.
.
6. Director Bell reported on the items on the 2000 C.l.P. Members will bring their 2000 - 2004 C.I.P. to
the next meeting for discussion.
7. Member Oswald requested staff survey the hunters with permits to determine the success ratio and
inquire if additional permits can be awarded in areas that deer have been harvested. The Commission
directed staff to obtain the information.
8. The Commission reviewed and made comments on the following plats:
Charleswood 3'd & 4th - The Commission requests more access points to the park off the cul-de-
sacs and street.
Murphv Farm - Request only one site for a park and receive only land that is capable of
development.
Vermillion Grove - Earth walkways are necessary between the ponds and wetlands for trail
development. The area on the east side of the plat is not desirable for parkland but could possibly
be set aside as a preserve area. A play area needs be dedicated on the east side of the street
between the street and wetlands for a play structure and trail access.
Tamarack Ridge - Widen the park area to accommodate a ball field.
Motion by Oswald, second by Gerten to direct staff to submit these changes to the developers. APIF,
motion carried.
9. Director Bell informed the Commission of the owner's intent to sell the Mattson property. The owner
has asked if the City is interested in the property. Motion by Sperbeck, second by Oswald to direct
staff to decline the offer to sell, as the property does not fit into the long-range plan. APIF, motion
carried. Director Bell will thank the owner for considering the City.
.
.
10. Motion by Sperbeck, second by Gerten to adjourn at 8:32 PM. APIF, Motion carried.
Submitted by,
James Bell
Parks and Recreation Director
Approved
.
.
~
eRO!!~!!~L!!co!!2MESTM
November 5, 1999
Mayor and City Council,
Members of Planning Commission,
City of Farmington,
325 Oak Street,
Farmington, MN.
55042
Dear Mr. Mayor, Members of Council and Planning Commission Members
RE: Planned Unit Development - Vermillion Grove
Schematic Plan Submittal
.
We are pleased to submit for the City's consideration our application for schematic plan
approval. In support of our application, we enclose the City's application form,
application fee of $2,747,49 ($500 plus $22/acre - gross development area less delineated
wetlands of 102.1586 acres) and requisite supporting information. We trust this provides
what is required by the City to commence its consideration of our application. Should
additional information be required please do not hesitate to contact the undersigned.
It is our understanding that this application will lead to the enactment of a zoning by-law
for the lands. We have examiRed the City's current zoning categories and associated
performance standards and feel that these serve as an appropriate basis to begin the
zoning exercise. However, we are requesting that these lands be considered as a planned
unit development in order to afford certain flexibility in terms of the final zoning of the
property. We look forward to the opportunity of working with staffin advancing the
zoning of these lands.
Rottlund Homes has recently entered into an agreement of purchase and sale for the lands
owned by Larry and Doneene Wenzel. The subject lands consists of approximately 122,5
acres and are situated in the south-east quadrant of the intersection of County Road 31
(Pilot Knob Road) and 195th Avenue South. Attached is an air photo on which the extent
of the property has been identified. Also provided is a boundary survey prepared by
Pioneer Engineering. In addition, we include a copy of the City's zoning district map on
which the subject lands are identified.
A legal description of the land forms schedule "A" to this letter.
.
As required, we attach an Abstractor's Certification prepared by Stewart Title listing all
owners of real estate within 350 feet of the subject property.
~
L1C~~s~UJW~~ MLS Eog~~6'~it,ll~~
3065 CENTRE POINTE DRNE ROSEVILLE, MN 55 Il3
(651) 638-0500 FAX (651) 638-0501
.
.
.
We are requesting P.U.D. approval to designate the land uses that will enable both the
City and Rottlund Homes the ability to respond to market demands and changes as the
master planned community evolves. The flexibility we are requesting is necessary to
develop a quality community that can adapt to emerging market trends and be responsive
to ever-changing consumer demand.
Ownership and Experience
As noted, Rottlund Homes has entered into an agreement of purchase and sale to acquire
the subject lands. The purchase of these lands is contingent upon Rottlund securing from
the City of Farmington preliminary development approval and being satisfied as to the
property's title, its soils and the environmental condition of the site. This application
represents one of the first steps in satisfying the contingencies associated with the
agreement of purchase and sale.
Rottlund Homes has been a fixture within the Twin Cities' land development and home
building industry for over one quarter century. During our twenty-five years of business,
our company has played an important role in the shaping of the region having been
responsible for the development of thousands of acres of lands and thousands of homes
for individuals and families. In close proximity to the City of Fannington, we are
presently completing the construction of Prairie Crossing in the City of Apple Valley a
multi-product line development containing a total of257 homes. In addition, our
company is presently undertaking developments in the Cities of Woodbury, Inver Grove
Heights, Shoreview, Blaine, Minneapolis, Plymouth, Minnetonka, Maple Grove and
Chanhassen and will soon be launching development in the Cities of Victoria and St.
Michael. A brochure describing our current development projects also forms part of
Appendix "A".
Examples of completed housing developments can be found in most municipalities of the
region. To date, we have no undertaken any development in the city of Farmington.
Rottlund Homes' parent company, The Rottlund Company, operates housing and
development divisions in four other states in addition to Minnesota - Iowa, Indiana, New
Jersey and Florida. In 1999 Builder magazine ranked our company as the 52nd largest
builder in the United States with closings of over 1,000 homes and revenues in excess of
$150 million. A copy of our 1999 Annual Report is attached.
We believe that we are uniquely qualified to undertake the development of the subject
lands.
Character of Vermillion Grove Master Planned Community
Vermillion Grove has been planned to provide housing opportunities for a variety of
individuals at different points of time in their respective lives, We envision the
community affording accommodation to the first time buyer, the move up purchaser and
individuals who are "empty nesters" looking to down size.
.
The concept plan attached to this letter proposes a total of 340 housing units on
approximately 122.46 gross acres ofland. This translates to a gross development density
of about 2.78 units per acre, including +/-3.5 acres ofland set aside for a neighbourhood
commercial shopping centre. If the area slated for neighbourhood commercial land uses
is developed for residential land uses the land's development density is approximately
2.86 units per acre (350 housing units).
The concept plan proposes four distinct forms of housing: multi family - 8/12 unit
building (villa townhomes), multi family - 4 unit building (gardens and garden
townhomes) and single family homes.
.
The villa townhomes are the most affordable housing that Rottlund Homes currently
builds and typically addresses the needs of the first time home buyer. For the Vermillion
Grove development an area of approximately 21.1 acres as been set aside for villas. A
total of 148 villas are proposed, translating to a gross density of7 units per acre.
Elevations and floor plans of Rottlund Homes' villa townhouses are attached. These
homes are side-to-side, back-to-back townhome structures in clusters of eight or twelve
homes. All homes are two story, two bedroom and 1 ~ bathrooms. Units range in size
from 1,220 to 1,645 square feet. A home owners' association will be responsible for the
care and upkeep of the exteriors and roofs of the units, the maintenance of landscaped
areas and snow removal in the winter. Rottlund Homes is presently constructing this
product line in its Prairie Crossing development in Apple Valley, Walnut Creek in the
City of Chanhassen and the Village of Rice Creek in the City of Shoreview.
The gardens and garden townhomes product lines are directed to the needs of the "empty
nester" and move down purchaser. A total of 95 garden units are proposed on 24.3 acres,
a gross density of3.9 units per acre. Elevations and floor plans ofRottlund Homes'
garden and garden townhouses are attached. Both housing forms provide maintenance
free living in approximately 1,260 to 1,450 square feet oflivable space. Each home has
two bedrooms/two bathrooms, a large formal dining/living room and a two car garage.
The gardens are slab on grade construction, with the garden townhomes providing a full
basement. A home owners' association will be responsible for the care and upkeep of the
exteriors and roofs ofthe units, the maintenance oflandscaped areas and snow removal in
the winter. Rottlund Homes is presently constructing this product line in its Deacon's
Walk development in the City of Blaine and is marketing this housing at Cornerstone
Commons in the City of Plymouth and the Village of Rice creek in the City of
Shoreview.
.
The single family housing proposed in the concept plan is intended to meet the needs of
the move-up segment of the local housing market. This housing provides the opportunity
for those living in the immediate area to make the move from more modestly sized,
higher density housing to acquire accommodation more suited to the particular
requirements of the family. An area of 41.8 has been set aside for the construction of
single family home. Within this area a total of 97 houses are proposed - a gross density
of2,3 units per acre. Elevations and floor plans of Rottlund Homes' single family homes
.
.
.
are attached. The single family homes built by Rottlund Homes range in size from 1,850
to 2,700 square feet in rambler, split level and two story configurations. Refinements will
be made to the single family home product line up to the commencement of marketing to
ensure that the housing proposed is responsive to the desires of the consuming public.
Rottlund Homes is presently constructing this product line in its Deacon's Walk
development in the City of Blaine and Prairie Crossing in the City of Apple Valley.
The concept plan also proposes a 3.5 acre block of land fronting onto Pilot Knob Road
and the development's collector road for the development of either neighbourhood
commercial or residential uses. Weare seeking the flexibility to proceed in either fashion
at this point in time due to an uncertainty with respect to the viability of the site for a
neighbourhood commercial development. Should it be deemed that the site will not
support a neighbourhood commercial development Rottlund would like to have the
ability to develop the subject land, as of right, for garden townhouses (10 units). Subject
to the marketability of the site for commercial development, we believe that the use ofthe
land for either residential or commercial uses can be supported from a planning
perspective.
As stated in the City's comprehensive plan, the commercial uses to be situated on these
lands would be primarily intended to serve the needs of the immediate neighbourhood.
Although we would not want to unduly limit the range of commercial land uses permitted
on the site, we do acknowledge the concerns of the city with respect to the support of its
downtown and to limit the range of uses to those detailed in the B4 zoning district.
Rottlund Homes will not be the builder and owner of the commercial lands. Instead, the
company will market these lands to a commercial developer with a proven track record in
terms of the management ofneighbourhood commercial development. At this point in
time, we have not commenced the marketing of the commercial lands and cannot provide
the City with any images as to form, bulk or massing of any commercial uses. In terms of
our negotiation of a sale of these lands, we would be extremely sensitive with respect to
the relationship of the commercial uses proposed on this property with adjoining
residential uses. We would also anticipate that the City would exercise the appropriate
level of control through its site plan process.
As part of this development, Rottlund will be setting aside sizeable tracts of land for
wetlands, wetland buffers and stormwater ponding. In addition, our concept plan shows
two distinct areas that are proposed for park and public amenity space (6.8 acres). The
uses of these areas for park and public amenity space was discussed with the City Parks
Commission on September I, 1999.
Development Schedule
The intention of Rottlund Homes is to work with the City of Farmington and secure by
the early in 2000 preliminary plat approval for entire development and final plat approval
for selected phases of the project. With the securing of these approvals, we plan to start
grading the property and constructing utilities and street as soon as permissible. Ideally
we would like to begin the marketing of distinct neighbourhoods of housing in the early
.
.
.
part of next year. We would plan to follow this introduction with the construction of
model homes and the marketing of all housing product lines by the middle part of2000.
Given the size of the property and the number of residential units proposed, we would
anticipate the development of this site to represent a 3 to 5 year undertaking. Obviously,
the pace of development is tied to local market and economic conditions and depending
upon such conditions the pace of development may vary.
The commercial lands associated with this community would not develop until such time
as the local population reaches a critical mass in order to support such a land use.
Rottlund Homes, in most likelihood, will not be constructing the commercial lands and
will instead be selling the property to a developer who has considerable expertise in the
construction, leasing and management of commercial property.
Rottlund has commissioned the firm of Peterson Environmental to prepare an
environment assessment worksheet (eaw) for the subject lands. It is anticipated that the
eaw will be submitted under separate cover to the City of Farmington shortly. In
discussions with our consultant we have not been advised of any features on the site that
would warrant specific consideration from an environmental perspective.
Ultimate Ownership
All low density residential neighbourhoods will have public streets, utilities and ponding
areas. Any amenity constructed on the site (i.e. entry feature) will be either maintained by
an individual homeowner or a home owners' association.
The medium/high density neighbourhoods will have some public streets and utilities that
will be maintained by the City of Farmington. These is also the likelihood of some
privately owned streets, parking areas, common areas and utilities would be the
responsibility of a home owners' association. It is anticipated that the division of
ownership responsibility will be the subject of further discussions between Rottlund
Homes and the City of Farmington and will depend in part upon the ultimate form of
medium/high density housing being constructed.
Any commercial development will have frontage on and access to a public thoroughfare
owned and maintained by the City of Farmington. Within the property lines of the
commercial property all streets, parking areas, utilities and common areas will be the
responsibility of the developer of the commercial property.
Services Provided
This community will form and be an integral part of the City of Farmington. As such, it
will rely upon the City of Farmington and Independent School District #192 to provide
the standard array of municipal services. Services such as police and fire protection,
ambulance service, utilities, street maintenance, public education, parks and recreation,
etc,.. are expected to be provided by the City and school board. Any street or utility that
.
.
.
is privately owned would be the maintenance responsibility of the benefiting private
property owners,
Population Proiections
Based upon recent experience with comparable housing product in suburban location, we
estimate the population of Vermillion Grove, at full development, to be in the order of
670 persons. These projections are based upon the following assumptions:
148 villa townhouses @ 1.25 persons per unit (ppu)
95 garden and garden townhouses @ 1.8 ppu
97 single family homes @3.25 ppu
= 185 persons
= 171 persons
= 315 person.
It should be noted that the numbers referenced above represent our best guesses based
upon our recent experience. Underlying societal trends will impact demographic forecasts
and therefore undoubtedly will affect future populations projections.
Rottlund Homes looks forward to working with the City and its staff on this very exciting
development. If you, any members of your staff or consultants have any questions
regarding this submission or our company please do not hesitate to contact the
undersigned.
Yours very truly,
~~
VIce President
Minnesota Division
JMN/jmn
EncIs.
c.c. Paul Thomas (without attachments)
Larry Wenzel (without attachments)
Gary Fuchs (without attachments)
.
.
.
APPLICATION FOR PUD - PLANNED UNIT DEVELOPMEHT
D::::~~~-rY-4~} IW
Hame \ft:€.t\!\ ILLlOU GQ()VE
Location~,. -eatft Cllt'\w-,t ~~Ro{lB' (Plld\.\(l1ltlkbo.d)~
7\Wii\\J~ (S€-e (L~f ( , . rl
Zoning District (s) , ,rIi ," ) . \.IYJb ' '. ,J~~
"z-6f\~ v{\"..y'J!(y'\QI\+ l' . D . \ Ct."-'\- I
Hames & Addresses of All Owners: '
ZG L-
~' ~~ or\(Ai(\ ( )'
Principal Contact ) \..\.Ii 0 Telephone b5\ b3t'J-65'OO
Hame~Addres,ses~roperty Owners within 350 Fe~il~ble
from S :.QillOJ\.1b _ on ,r, 8, )q00
Project Data
Land Use
'rotal Acres "
(w \ #\ G5N'\ fY\ QJ\.c,\.C-J )
4( ,fj
<f5-t.J.
3.6
TO+c-9 Af:r~;0 ,
(w\..1h~ O'lI'\n\e;\t~j
4-' .l3
~6.q
Single Family
Multi Family ,
Retail/CQffi~~C~
Office
Institutional
Parks
Wetland
b.5
'20.3.
6.8
-2<9. :3
Density
Residential
Units/Acre
2.5&
Q..'7[;
Parking
Single Family
Multi Family
Retail
Office
Institutional
'Ho Off, street
~,CtQ/tvV\ "t
l-~~~~U~t!~
~ fA
N' /A
.
~':ofu (RoJ Cll:lIf~"4 ll~
.
.
.
POPULATION C~CrERIS~CS ~
c:p-e o*tn . ( CQ~A'/V\~ lQ V
Schematic Plan
Fee:
Action by Planning Commission
Action by City Council
Public Hearing Date
Approval Date
Recommended Revisions
Public Hearing Date
Public Hearing Date
Recommended Revisions
Comments:
Comments:
Preliminary PUD Plan
Approval Date
Comments:
Fee
Approval Date
Comments:
Preliminary Plat
Approval Date
Comments:
Fee:
Approval Date
Comments:
Final Plan Approval
Approval Date
Comments:
Approval Date
Comments:
Certification:
I hereby certify that I am the applicant named herein and that all
information given above, including exhibits submitted, is in all
respects true and accurate to the best of my knowledge and that if the
application is approved, the future use of the property will conform
t)(the plans contained herein. I am the ____Owner, ____Lessee,
Purchaser, '_Agent . '
ure of t~e AR.plicant
ViCE 'f6=~)L)E,tJT
R-ot-\-llVN{ ~
.
.
.
Schedule "A"
LEGAL DESCRIPTION
That part of the Southwest quarter (SWI/4) of Section Twenty-four (24), and that part of the Northwest
Quarter (NW1/4) of Section Twenty-five (25), all in Township One Hundred Fourteen (114), Range
Twenty (20), Dakota County, Minnesota described as follows:
Beginning at a judicial landmark on the North line of said Southwest Quarter (SW1/4) of said Section
Twenty-four (24), 1614,3 feet East of the Northwest comer thereof; thence West 1614.3 feet to a judicial
landmark at the Northwest comer of the Southwest Quarter of said Section Twenty-four (24); thence South
on the West line of said Southwest Quarter (SWI/4) and on the West line of the Northwest Quarter
(NWl/4) of said Section Twenty-five (25) 2,937,5 feet to a judicial landmark; thence East on a line parallel
to the North line of the Northwest Quarter (NWl/4) of said Section Twenty-five (25), and 329.2 feet South
thereof, 2646.7 feet to a judicial landmark on the East line of said Northwest Quarter of said Section
Twenty-five (25); thence North on said East line and on the East line of the Southwest Quarter of said
Section Twenty-four (24), 1,533.11 feet to a judicial landmark; thence South 83014' 23" West (the East
line of the Southwest Quarter of said Section Twenty-four (24) assumed to be North 0015' 30" West) 80.2
feet to ajudicia11andmark; thence North 54051' 40" West 1081.05 feet to a judicial landmark; thence
North 14000" East 467.47 feet to a judicial landmark and to the intersection of said line with a nontangent
curve, radius of 1146.28 feet, which bears North 550 52' 40" East from the point of intersection; said curve
being the center line of County Road No, 31 as now established; thence Northwesterly along said center
line curve, said curve being concave to the Northeast, an arc length of 436.29 feet, central angle of 21 048'
27" to a judicial landmark, being the point of beginning according to the Government Survey thereof.
Excepting therefrom the north 1303,89 fee.t of the west 792.00 feet of the Southwest Quarter of Section 24,
Township 114 North, Range 20 West, Dakota County, Minnesota.
AND ALSO EXCEPTING THE FOLLOWING:
That part of the Southwest Quarter of Section 24, and that part of the Northwest Quarter of Section 25, all
in Township 114 North, Range 20 West, Dakota County, Minnesota described as follows:
Beginning at the northwest comer of the Southwest Quarter of said Section 24; thence southerly on the
west line of said Southwest Quarter and on the west line of the Northwest Quarter of said Section 25, a
distance of2,937.5 feet to a judicial land mark as called for in Certificate of Title No. 108101 on file in the
Registrar of Titles office in Dakota County, MilUlesota; thence on an assumed bearing of South 88 degrees
29 minutes 37 seconds East on a line parallel with the north line of the Northwest Quarter of said Section
25, and 329.2 feet south thereof, 275.48 feet thence North 0 degrees 16 minutes 27 seconds East 425,57
feet; thence northerly 345,85 feet along a tangential curve concave to the west having a radius of 1909,86
feet and a central angle of 10 degrees 22 minutes 32 seconds; thence North 10 degrees 06 minutes 05
seconds West, tangent to said curve, 937.04 feet; thence northerly 493.81 feet along a tangential curve
concave to the east having a radius of 2864.79 feet and a central angle of 9 degrees 52 minutes 34 seconds;
thence North 0 degrees 13 minutes 31 seconds West, tangent to said curve, 759,84 feet to the north line of
the Southwest Quarter of said Section 24; thence North 89 degrees 48 minutes 07 seconds West 20.00 feet
along said north line to the northwest comer of the Southwest Quarter of said Section 24 and the point of
beginning.
Excepting therefrom the North 1303,89 feet of the West 792,00 feet of the Southwest Quarter of Section
24, Township 114 North, Range 20 West, Dakota County, Minnesota,
Subject to an easement to Dakota County for highway purposes,
~
2
; i ....
'i
,,"-
~,
:2
a
1=
-<
g
...J
~
~
g
~
~
t i
c
.Io!~
III II
IL ~ >-
!~ Jl ~
II A ~ ~
0
~
r::!
.....
0
a:
~
.
i
0
~
...J
0..
ci
::i
a:
0
1=
-<
~
~~
i
:: : t'
----- -
.YIO~~ NOI1l'Vi~3A
Z
~ln~ '1
~ ~ l ~ . !
.~~ ..", % I
~! 0 :; ! ~ i ; .
.
~I=:J Z ~ ~ ~ ! ~ i "
~ ~iSl=
. a:~~ - ::z:: . ~ W . .
a 0 I ~N ~ ~ ~ : i; ;\ ,
~ (J (J ~
1=01= , l! W
~ <z< ~ J i i Y r Y::, m
~I=~ I *H r ! rIll.. J
Oi olno
ln~ln II , " .
"':C\J,.;
"
~ ~
d l
A d .
~ '1/ -~
! .
~ ! -~ ~ .
f ~ i Vi
I .
~ ; !
/
E'
:
~f C!
..8' !8'
"'I!! ~ "'I!!li;:;
~~tn . ~~UI..
I~~ii: l~=n:
~~n; Un;
::::::::: tl:t:t:'t
~~$I~S J;H::~~~
...
N
~
ei
i
;
;
! ~ :;:;
g 118
E ...,...2
illt~h
ij~~~~
.
,.
..
o
f
r
.
I i I J' ,If I
,~'.. il I
hll1't .", It' J
Jf; Ilff Ult III: I
IIH Ii.' " I
11~!!11 ill iJI ; I
I lill' .fl nIl
ilt!"f iff j1 ! J
ddtH :U ffr I i
",,1,1 I ' "I i
litH I: n. t i
m.ltl J.I!II I'
I
~
I
. ,
j 1
H
a
;1
.-::.t
"
Ii
I~I
,!
ih
Iii
ifl
I,'
. J
J r
. i
. ,
Jt! :
p,; I
..I' .
,
. If!.
~it.
......
.
!~!
~ ~
~ I
. 0
~,
~ 'i ~
~:l;~~~il
~~~!;~~g~!~
'-~~lE2~:;~ 3~~1!
o ~>r~~~~~o~og
Z ~nh~'~~g~~
~ ~ ~,~ H ~ : ':: ;11 ! i !i '"
W a j j ~ 'i 'i : :, Q) !. ~ I
j ~ *1'f n ! I "'11 i I i
~ I I Y , I
--AE ;z::,
.
.
*
....
N
i
~
o
0:
"
Z
o
::J
..J
~
0:
~
>-
z
<(
ll..
:::E
o
u
o
z
=>
t:
o
0:
..,
IE
i
'"
z
o
r=
o
z
o
u
"
z
r=
'"
x
~..,
,
i !
ft
1-,
~!
~j
;l
II
It
Iii
H
,I;
~!:
rli
~ I
.
--4E Z
'~!
I ~
, ~
I ~
o ~
d . ~ ~
~ d ; :J :J
o .~~;!'~~.~ ~
!~mS:li~~~~~:;
Z ~~~i3!i:~ ouzc8::~.
W ::t ~ U -c .... 0 w .... it: I-
t... .n,~~ll<l!'~UillO
v~...Ji ,,~~~~
W ~ ~ I'T ~ ? ~ i :; n ~ ~ r r. ~
J.IIY.~" ~!III
11'n i r i ii( /1 ~ ( I
.
I'
~
~!
~
i
:1
IIi
~:
Ii I
il
! I ' i
i 1 ['.m '.nn"'.m.., r..,j
11 I I
ili i ~
==nt'-~~~~!...m..~r.m~:::~::~.:t.==.
I . , cr--.
Iii j ~~
I! !
I! i
Iii
.
'"
'"
Ei
ii
~
o
cr
'-'
z
o
::;
...J
'i
~
i
>-
z
...
a.
~
o
u
o
z
::>
~
o
cr
w
~
z
...
...J
a.
~
::;
F
::>
f-
a.
w
u
z
~8
. ,
! :
n~
, !
j i
if
if
I,
ii
"
..
~ts
'jl
!o!
1h
Ii;
Bo;
!II
ili
~ !
,!~i
,:~ ~
111':'
;I: j;
.1;
It::
.I'i
. D .
· i ..
......
.
.
.
Westwood Professional Services, Inc.
'"
I./"Wf@ &.D\YJ~~
Ilf,\ [ lEe - 2.11
II!i i i
"1'\.. J
IU U!
'.'/ '4"".,^,<_~_
i --.-..___
7599 Anagram Drive
Eden Prairie. MN 55344
Phone: 612-937-5150
Fax: 612,937,5822
Toll Free: ',888.937.5150
Email: wps@westwoodps.com
."._'--,.._---...._,. ..
Trip Generation Analysis for the
Vermillion Grove Development in Farmington
December 1,1999
Overview
The purpose of this memorandum is to summarize the trip generation characteristics and traffic
assignment levels of the proposed Vermillion Grove Development in Farmington, Minnesota,
Vermillion Grove is a multi-phase residential planned unit development that is situated south of
County Road 64 (195th Street West), East of C,S.A.H. 31 (Pilot Knob Road) and west of Akin
Road, The site will have a single access point to each of those three roadways and an
additional internal connection to the planned Murphy Farms development immediately to the
south, The project will commence construction in 2000 and the housing units are expected to
be fully built out in three to five years, This study computed the trip generation based on the
estimated number and types of housing units planned at this time,
Trip Generation
The trip generation for the Vermillion Grove Development was computed using the rates
contained in the Institute of Transportation Engineers report Trip Generation, 6th Edition, 1997,
applied to the expected development statistics, (Note: The Dakota County Planning Department
has developed a County-Wide Traffic Forecast Model. The trip generation rates contained in
that model are lower than those represented in the ITE Report, To be conservative in the
analysis, the higher ITE based rates were applied for this study,)
Trip Generation Summary
Approximate Estimated P.M. Peak
Land Use Acreage Units ADT Hour Trips
Single Family Residential 41 ,8 ac. 97 928 98
Multi-Family 4-Unit Buildings 24.3 ac, 105 615 60
Multi-Family 8-Unit Buildings 24,6 ac. 148 867 84
TOTALS 350 2410 242
Designing the Future Today,..since 1972
/
.
.
.
Trip Generation Analysis for the Vermillion Grove Development in Farmington
December 1, 1999
Page 2
Trip Distribution
The trip distribution for the Vermillion Grove area was based on the Metropolitan Council
Region-Wide Traffic Forecasting Model and on previous traffic analyses for the area. (The
previous analyses included review of current traffic counts, review of the County's traffic forecast
model and discussions with County Planning staff.) The resultant distribution for Vermillion
Grove anticipates approximately 60% of site traffic distributed to the north on Pilot Knob Road
(from the site via Pilot Knob and Akin Road) and approximately 20% distributed to the west via
County Road 64/195th Avenue. The remaining trips are distributed to the south.
Traffic Assignment
Traffic assignments for Vermillion Grove were computed for both daily trip generation and for the
P.M. Peak Hour. The traffic assignments were derived by combining the trip generation results
with the trip distribution patterns and then routing the traffic on logical paths from within the
development out onto the surrounding County and City roadway networks.
The daily site traffic assignments show the following two-way volumes at key locations relative to
the project area:
C.S.A.H. 31 immediately south of 195th Street:
Akin Road immediately south of 195th Street:
195th Street immediately west of C.S.A.H. 31:
195th Street immediately east of C.S.A.H. 31:
720
530
480
900
The Daily and P.M. Peak Hour traffic assignments (showing only traffic due to the Vermillion
Grove development) are summarized on the two attached figures. These traffic volumes are
consistent with trip generation values for residential developments and will be readily
accommodated by the surrounding roadway network.
At this time the entire development is being planned with the residential units referenced in this
memorandum. There is a possibility that a small portion (about 3.5 acres) of the 4-unit building
multi-family use may be developed as commercial. If this piece advances as commercial, it
would host about 10,000 to 15,000 square feet of neighborhood-based commercial. Such a use
would generate more trips than a residential use. However, for this small size of neighborhood
commercial, the added trips would not impact the surrounding roadway network.
.
.
0>
~
1l
c:
U
...
~
....
.~
<=l
"
...
d
L
...
"
~
....
Cl'
Cl'
"
a:
...
Vl
u
:r
0..
:r
0..
(\J
(\J
@
M
o
. ,
. I
.,
;1:
....,.: '
, .
.
"'''.
.._:..... ...1.
Cl'
Cl'
"-
o
"-
~
~~
.
.
.
...
Vl
u
:r
0..
:r
0..
o
....
~
M
o
. .
! ,
Cl'
Cl'
"-
o
"-
~
0>
~
1l
ni
I...
U
...
~
....
Cl'
"
\.:J
:;,
<=l
"
...
d
L
...
"
-D
....
Cl'
Cl'
"
a:
~~
Lee Smick
..om:
.nt:
Subject:
Noonan, J Michael [jmnoonan@rottlundhomes.com]
Wednesday, December 08,19992:04 PM
'Ismick@ci.farmington.mn.us'
Open House
Further to last night's meeting I thought it would be prudent to document
certain things related to the meeting. 11 indivduals, representing 6
households attended the open house. Those in attendance included:
- Erwin and Helen Hagen 19643 Akin Road
- Harvey and Iris Briesacher 4999 203rd Street
- Troy and Debi Corrigan 19691 Akin Road
- Tom Hoyer 19687 Akin Road
- Leslie and DAle Pettis 19735 Akin Road
- Allan and Jan Corrigan 19715 Akin Road.
The open house commenced about 7pm and concluded at 8:40pm.
There was a broad ranged discussion relating to Rottlund's plan and timing
for the development. The current concept plan was explained and associated
housing product described with the assistance of photos and renderings.
Those in attendance seemed to be accepting of the form of development, the
range of land uses and associated density.
Specific concerns include:
- surface water, stormwater management
- Akin Road and the issue of proposing an access point onto the road
- the maintaining of vegetation on site and landscaping proposed
- parkland to be provided
- the commercial parcel
.me of activity.
"e concluded the meeting with an invitation to attend this tuesday's
planning commission meeting. The purpose of the meeting was explained and
the indiciation was given that further detail will be forthcoming with the
preparation of the preliminary pud. The participants were invited to phone
and discuss any specific concerns about the development.
JMN
.
1
,
/
( '-'\
1
I
~,~. :'.:: ~ ~ -; 50'
...........,.rl\
c'
./
/
./
//
/
.,/'
/
/
/
/
/
/
'.'
,:'
- ---1
I
I
I
I
I
1-,
I'
, J
If
I I
I
I
I
I
I
I
I
: ! :,'
I~
fl ,g., "~I
~ I ~!j E I
I . '.. ;tf
~ I ;i~ ~I
~ r k;i ;'1
. I.',~'
" I a~ ~,
~ I ~.: ~I
I il~ ~I
~ Iq~1
.. I ~ :~:
~ I.. I
I'" I
di 1
I i I
I , I
I I I
1 ,
- J I I
. -~::: ~~~~..J=}-=--"'.::
...-.. '1 (I r'
'r:'Il""" ,_ ~.,., ~Il I
I'. I I
II! I I
Iii I I
.. I I
I I
I I
I I
I I
, I
I I
1 I
1 ,
I I
I '
I .I
I
I
,
I
I
I
:1
I
-,
\ I
i:
f
~I
o
(. , . ~~.
. '\ .:>" 6019'1 --
I ". ......-" - - - ". J/~" ' , j..-"-'"
\, ,_ .:>... __d_ _ ......-" /' i
;>~~\ \ ..,....-_._..........::.O~I'l ../0':
.._..- "-.._.._..-- I
\ \., ~! "
.. '.'. '::i -' !
"--..::.~~'" ~ ~ I, rl
... "'f'... \ }!:!
"\. \." i
'ft, \ j,.</
'6, ~ I ..",O" \
\ \ i // / ' -~
,/'-"-"-"-" .-...;.... '"
'- . - \:::.~; ::1-1. . .~~~~.
, "-"-.. ..-.' ,')
~/"" i ' If
\O( ~ i~ i
.. \ on'..J r
~ \ ! .... .
''0 \ i-~u,,~-- 1-
" on i ! ./".......,
! i// /'()
~ \ ./i ~
. /"' .
" 'hL' .1/
, - ' i
i
J
j
!
-----L:~:/__:= .'
..--
...--'
~
'"
?;
..
~
'"
'"
i:'
~
~
CD
'"
o
~
d
?;
I-
o
z
~
So
,... ~!;iUOo
N '-:-<.0(
..,. ~s:~!:: ~
~:;~:J~
.... ~cDf'i,,;"
" ,.. I'
~ ~~~~~
00:( C1:CC oC
o"'..."'~
.. ~~~~cr
t- -'i....O'
... io~~~
;t~~:?~
~....::J Q.
~\? ~ ..
..",(3 b
~-l ....
~;!
g
_ __---- _------ - - t --.'
!
!
i
-" -- --j-- --.
,--,;;iiiiiiI" __- - - -, s..: n...
--.. ------ ...../' - -..
-:;:;:: 0,:.:..: ~~. ';Ql5 .-.. . i'
m -1 r
(~S~.: .:~~)- ~~/
.~~-~~=-~~~~~:~~0~::~~~:~.~:~~ - ~;~~_l~~:= :'== =~~~-- - - -- L~ -~:_ ~ _ ~ ~ ~~.:__ _~ 1__
L~
Aia
IJ.
cI:;
O-r:;
~
-'
~j ':
~
.
I
"
I
I
I
I ..,
.. _... _ _ __. ...J_ __ __ __ .: :.. __
--.....'''111'....,...,......_.
:"-..-
!
!
!
!
i
!
i
i
!
.
J, r
.
n
LO
LO
N
x
x
""'-.
..x
oX
~""'-.
gX
lUX
(J)
(J)
""'-.
or-
n
~""'-.
~(J)
xx
xx
xx
xx
xx
xx
xx
xx
xx
xx
III
I!!
o
%
U)
f-
Z
0
CL
-.J
0
n::::
I-
~ Z
'" 0
... 0
I:l
Oi
z
o
l-
e.?
Z
2
0:::
<(
LL
I
o
z
:::>
-..J
I-
~I-
~o
~~ca::::
If
~
q
~
N
Sl
s:
"
i
..
15
~
L()
N
N
Sl
'"
'"
..
I:;
l
~
.
.
.
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
Lee Smick, AICP
Planning Coordinator
Murphy Farm Schematic PUD P
December 14, 1999
FROM:
SUBJECT:
DATE:
INTRODUCTION
D R Horton and Arcon Development Inc" in a joint venture, propose to develop approximately
210 acres east of Pilot Knob Road, south of the proposed Vermillion Grove subdivision, west of
the Pine Knoll subdivision and north of Middle Creek and the Farmington Industrial Park. The
developers propose single and multi-family housing within the development. The developer
proposes the R-3 PUD zoning due to the variety of land uses within the development. The
Schematic PUD plan establishes the underlying zoning and location for each of the different land
uses within the development.
Plannine: Division Review
Applicant:
Referral Comments:
Attachments:
D R Horton Custom Homes
Don Patton, Manager Land Development
3458 Washington Drive, Suite 204
Eagan,MN 55122
651-256-7140
Don Pattori/HomebuildersIDRHorton@DRHorton
Arcon Development, Inc,
Larry Frank, Project Manager
7625 Metro Boulevard, Suite 140
Edina, MN 55439
612-835-4981
612-867-6157 (cell)
1. City Engineering Division
2, City Fire Marshal
3. City Parks & Recreation Commission minutes
1. Location Map
2. Narrative from Developer
3. Application for PUD
. Schematic P.D.D. Plan Amendment
Location of Property:
Area Bounded By:
Existing Zoning:
Proposed Amendment:
Proposed Development:
.
Streets and Accesses:
.
4. Schematic PUD Plan
5, Existing Conditions
6. Concept Utility Plan
7. Letterfrom Developer 12/8/99
East of CSAH 31 (Pilot Knob Road), south of the
proposed Vermillion Grove subdivision, east of the Pine
Knoll subdivision and north of Middle Creek and the
Farmington Industrial Park,
Single-family residential on the east, agriculture on the
north, vacant on the west and proposed mixed
residential land use on the north,
R-l Single-Family Residential
The development proposes to amend the existing low
density residential land use to a mix of low and medium
density residential. The amendment for the changes to
the proposed land uses will occur when the Metropolitan
Council approves the 2020 Comprehensive Plan Update
early in 2000.
The development proposes 451 housing units
constructed on approximately 210 acres, The proposed
land uses are as follows:
Single-Family -
Executive SF
Multi-Family
Parks
Wetland
67 acres
18 acres
54 acres
43 acres
30 acres
137 units
28 units
288 units
N/A
N/A
The development proposes three known access from the
property including the 203rd Street access to Pilot Knob
Road on the west, a second access to the north through
the proposed Vermillion Grove subdivision and a third
access to the east utilizing 203rd Street. The developer
also proposes two additional accesses, one south of
203rd Street at Pilot Knob Road and a second access to
the south to intersect with 208th Street in the
Farmington Industrial Park at a future date, The
development proposes both public and private streets,
whereby the private streets will be located in the multi-
family areas and will be maintained by a homeowners
association,
2
Water, Sewer & Gas:
Water access is located at the newly constructed City
water tower and will be required to be accessed from
Vermillion Grove north of the site and sewer is
available from the newly installed Middle Creek
sanitary sewer line along the southern portion of the
property. A 100-foot wide gas line easement runs north
and south through the western portion of the site. No
structures may be located within the easement.
.
Sidewalks:
The developer proposes to install 5-foot sidewalks on
one side of all interior streets within the single-family
area. A sidewalk or trail is required along collector
roadways within the development.
Topography:
Site topography is rolling except for lower elevations in
the central and eastern portions of the site where the
wetland and drainage areas are located, The drainage
patterns generally funnel to the large wetland and
ponding areas on the site with the two southerly
wetlands and pond draining towards the south, The
northerly wetland drains towards the east and south near
the Pine Knoll subdivision,
The Pine Knoll subdivision generally sits on higher
ground than the adjacent proposed townhouse
development to the west. Therefore, Pine Knoll
residents will view the rooflines of the townhouses
towards the west.
.
Wetland:
The wetlands identified on the site fall into two separate
classifications, The northern and south-central wetlands
directly south of the Pine Knoll subdivision encompass
11 acres and are classified as protect wetlands. The
southeastern wetland encompassing 6 acres is classified
as manage 1 and the central wetland area encompassing
2 acres is identified as a pond boundary for a 100-year
storm event thereby not identified as a wetland. The
protect wetland classification requires that structures
shall not be placed within a minimum of 85 feet. These
wetlands exist in a largely unaltered state and have
special and unusual qualities that call for a high level of
protection. Manage 1 wetland classifications require
that structures shall not be placed within a minimum of
40 feet of the wetland. Manage 1 wetlands have plant
communities that exist largely in an unaltered state but
have a moderate floral diversion compared to the protect
wetland.
.
3
.
.
.
Flood Plain:
The FEMA floodplain for Middle Creek is identified on
the existing conditions map submitted by the developer,
The floodplain encompasses a large portion of the
southern boundary, The floodplain will be further
delineated in the environmental assessment worksheet.
Parkland and Trails:
The developer proposes a 2-acre park area on the
northern boundary of the site that will be shared with the
Vermillion Grove subdivision to the north. Additional
parks have been identified along the southern property
line within the FEMA floodplain. The park dedication
requirement is 12,5% of the total acreage and will be
dedicated by the developer through land, fees and/or
trail construction.
Additional Comments
Land Use Issues
The 2020 Comprehensive Plan Update submitted to the Metropolitan Council on July 28, 1999
showed this area with medium density residential on the west along Pilot Knob Road, natural
open space on the east and south and low density residential making up the remaining portion of
the property,
The development proposes the following gross densities:
Housing Type Proposed Density City Requirement Land Use Designation
Single-Family 2.0 du/ac 1 to 3,5 du/ac Low-Density
Executive Single-Family 1.4 du/ac 2,5 to 5.5 du/ac Low -Density
Villa Units 8-10 du/ac 5.5 to 14.0 du/ac Medium Density
Townhomes 4-6 du/ac 5.5 to 14.0 du/ac Medium-Density
The proposed gross densities correlate to the 2020 Comprehensive Plan Update, The overall
density of the Murphy Farm PUD is proposed at 3,2 units per acre,
Land Acquisition Issues
At present, the developer has not acquired all the land needed to develop the property as shown
on the plan. City staff recommends that the Schematic PUD be continued due to this fact.
The 4-acre site in the north-central portion of the property that is proposed for single-family
residential has not been acquired by D R HortonlArcon Development at this time. Additionally,
the plan shows a home encroaching into the 203rd Street right-of-way easement that inhibits
access to the east into the Pine Knoll subdivision that needs to be addressed, Acquisition of
property for the cul-de-sac roadway intersecting Akin Road also needs to be addressed,
4
.
.
.
The developer is also negotiating with Genstar Land Company for the property on the east side
of Pilot Knob Road to acquire land for additional housing units and provide an additional access
to Pilot Knob Road,
Transportation Issues
The Schematic PUD Plan shows three accesses from the subject property and three potential
accesses after land acquisition issues are addressed on two of the roadways. The first access is
203rd Street to the west that connects to Pilot Knob Road and is proposed with a 70-foot right-
of-way. 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 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.
The third access is on 203rd Street to the east through the Pine Knoll development. However,
this access has a right-of-way encroachment issue that needs to be addressed as stated above,
, The two potential accesses from the site include one to the west through the property currently
owned by Genstar Land Company. As stated above, however, the developer is negotiating with
Genstar to acquire this property. The second potential access is the cul-de-sac on Akin Road. It
is viewed as a potential access because acquisition of the land for the connection to Akin Road
has not been finalized,
The final access from the property includes the north/south minor collector at the southern
property line. This roadway is delineated as a minor collector on the 2020 Thoroughfare Plan
and shows a connection with 208th Street in the Farmington Industrial Park.
Roadways associated with the multi-family areas will be private streets and will be maintained
by a homeowners association,
Proposed Right-of- Way and Street Width Changes - Meeting December 8, 1999
At a meeting on December 8, 1999 with the developer, staff was made aware of a request by the
developer to propose a 50-foot right-of-way and a 30-foot back to back street on all interior
public streets within the single-family area on the west side of the Murphy Farm PUD.
Currently, City standards for local streets require a 60-foot right-of-way with a 32-foot wide
street. This request was submitted in writing on December 8, 1999 and is attached for review.
Additionally, the developer proposes a 25-foot front yard setback (current Code requirements are
20 feet) and the addition of a 5-foot sidewalk along one side of all interior streets within this
area. With the reduction in street width from 34 feet to 30 feet, the developer proposes to restrict
parking to one side of the street in this area on the opposite side of the of where the sidewalk is
located.
5
.
.
.
The developer has proposed these changes in order to reduce traffic speeds within the single-
family area and create a pedestrian-friendly environment with additional area devoted to
landscaping and green space in the front yards of the single-family homes.
However, because of the late date in submitting the above requests by the developer, City staff
will need additional time to review the proposal so that adequate research may be conducted to
evaluate this proposal. Therefore, staff is recommending that the Murphy Farm PUD public
hearing be continued to the January 11,2000 Planning Commission meeting,
Park & Recreation Issues
The developer proposes a 2-acre park area on the northern boundary of the site that will be
shared with the Vermillion Grove subdivision to the north, Additional parks have been
identified along the southern property line within the FEMA floodplain, At this time, staff
recommends that park siting issues be delayed until the environmental assessment worksheet is
completed to determine if the proposed park land along the southern boundary of the site is
outside of the identified FEMA floodplain.
Environmental Assessment Worksheet
Minnesota Statute section 473,859 requires that any development that consists of mixed
unattached and attached units must prepare an EA W if the following is true:
The sum of the quotient obtained by dividing the number of unattached units by
the applicable unattached unit threshold, plus the quotient obtained by dividing
the number of attached units by the applicable attached unit threshold, equals or
exceeds one, Therefore, 163 unattached units/250 unattached units = 0,65 + 288
attached units/375 attached units = 0,77, which equals to 1.42 indicating the
need for an EA W to be prepared for the Vermillion Grove project.
The EA W must be completed before any platting of the property is reviewed however, the
rezoning of a property may take place before the EA W is finalized. D R Horton and Arcon
Development have employed Peterson Environmental to prepare the EA W for the City. The City
of Farmington is the RGU or responsible governmental unit that is responsible for verifying the
accuracy of environmental documents and complying with environmental review processes in a
timely manner,
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 ..
Phasing of the Development
The developer is proposing to develop the Murphy Farm PUD in phases over a 4 to 5 year
period, The developer proposes construction to begin in the summer of 2000 after approvals
have been granted for the project.
6
.
.
.
Housing Characteristics
The developer proposes two different product types available at all times during the development
of the property. A total of 163 single-family lots will be developed along with 136 townhouse
units and 152 villa units,
Single-family housing prices are proposed to range from $180-250,000 while the executive
single-family prices are proposed from $250-350,000, The proposed width for the single-family
lots is between 75 to 85 feet and the executive single-family lots are between 85 and 90 feet.
The townhouse product is proposed as 4-6 unit buildings with one-level. Some of the
townhouses will be constructed as slab on grade, however, there will be basements or walkouts
depending on the topography and soils, The townhouse price is proposed between $150-
220,000. The villa unit is proposed at $110-125,000 and are two-story, 8-unit buildings,
Population Projections
The developer has estimated that at total build-out the population of the Murphy Farm PUD will
be near 1,730 persons. Of those residing in Murphy Farm, there will be 287 children and 1,443
adults. These projections are based 3.5 people per single-family household, representing
approximately 1.5 children per single-family household. Additionally, the townhouse units were
based on 2,1 people per unit and 0.2 children per unit. The villas were approximated at 1.8
people per unit and 0.1 children per unit.
Neighborhood Meeting - December 9, 1999
The developer held a neighborhood meeting the Farmington City Hall on December 9, 1999 to
discuss the proposed development, Concerns raised at the meeting included the maintaining of
vegetation on the site particularly where the single-family homes are proposed on the property
and parkland issues, Overall, the project was well received by the notified residents in
attendance.
ACTION REQUESTED
Staff is recommending that the public hearing be opened and that comments from both the public
and Commission members be taken, However, based on the land acquisition, traffic and park
issues that have been identified by the City, it is recommend that the public hearing be continued
to the January 11, 2000 Planning Commission meeting to allow time for revisions to be
addressed.
Resp,..,...e. ctfu,I,IY~S. ubmitted,
,,/ ,
(5i~ '
Lee Smick, AICP
Planning Coordinator
cc:
D R Horton, Don Patton
Arcon Development, Larry Frank
7
.
.
.
...
Property Location
D
I SUBJECT PROPERTY ,
w
s
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.cf.fauninaton.f11n.us
TO:
Lee Smick, Planning Coordinator
Dave Olson, Community Development
FROM:
Jerry Auge, Jr" Civil Engineer I c...tA-
David Sanocki, Engineering Division PR,)
SUBJECT:
Murphy Farm PUD
DATE:
November 10, 1999
Engineering staff has reviewed the schematic P,U.D, plans that were submitted on
November 12, 1999, for the above referenced project. The following are engineering
comments that require further discussions with the developer:
GENERAL
· All residential street shall be designed to ensure a horizontal sight distance of not less
than 200', The minimum design speed for residential streets shall be 30 MPH unless
otherwise approved by the City for residential streets. The minimum design speed for
collector streets is 40 MPH unless otherwise approved by the City,
.
Submit soil borings and ground water monitoring reports, soil reports shall include
recommended soil correction for street section,
· One future well site needs to be sited within the southern portion of the development.
· The gas main is located within the west portion of the project. All proposed lots,
landscaping, utility, and street locations within this easement shall be discussed with
the Gas Company and the City,
· Center the South-North collector on the sanitary sewer Trunk on the south end of the
project.
· All residential streets shall be 60-foot right-of-way and collectors shall be 70' right-
of-way with sidewalk along one side of collector according to the City's Pathway
plan,
.
.
.
· Interior streets will be reviewed in detail (layout and location) at the platting phase of
the project. However, a reduction of cul-de-sacs shall be done prior to submittal of
the plat. All watermain within all cul-de-sacs shall be looped into the watermain
system,
SANITARY SEWER
.
Sanitary sewer for the development shall be connected into the trunk main located at
the south end of the North-South collector street or to the west of the development
along the eastside of the County Road 31,
.
Sanitary sewer line that is proposed along East-West corridor shall be deep enough to
pick up existing homes in the Pine Knoll Development.
W ATERMAIN
· Trunk watermain shall be installed East-West through the southern portion of the
development under the proposed streets. This will be connected into the City's future
watermain project along the west side of County Road 31 to the watermain west of
Akin Road, Also a Trunk watermain shall be connected into the Vermillion
Development to the north and extended to the south boundaries of the development
along the collector road,
.
Corridors for all future trunk raw watermains to the future treatment facility need to
be provided,
STORM SEWER
· Trunk Storm Sewer shall be at the northeast comer of the Development wetland to
directly south wetland. Also an area south along the East-West corridor is designated
for a Trunk Storm sewer,
· All storm ponds and storm systems shall have a regulated outlet control structures.
All storm facilities shall be designed in accordance to the City of Farmington Storm
Water Management Plan,
.
.
.
To: Lee Smik, AICP
Planning Coordinator
From: Brad Schmoll
Fire Marshal
Subject: Plan Review of Vermillion Grove[Rottlund Homes] Schematic PUD and
Murphy Farm [D R Horton! Arcon] Schematic PUD,
DATE: November 22, 1999
After careful review of both plans that were submitted, I have noted the following:
All streets and roads currently meet the minimum requirements of the Uniform Fire Code
as it relates to Fire Department Access, the cul-de-sacs currently exceed the minimum
requirements as established by the Uniform Fire Code, However, because they provide
an adequate turning radius, they are acceptable,
I would also like to suggest that if the cul-de-sacs continue to exceed the minimum
requirements of the Uniform Fire Code of 150 feet and local ordinances of 500 feet, the
city of Farmington should impose parking restrictions along one side of all cul-de-sacs.
The plans that were submitted did not provide information relating to fire hydrant
locations; therefore, I will need additional plans that show proposed future sites prior to
development.
Respectfully, ,dJ
"~~
Brad Schmoll
Fire Marshal
Minutes
Parks and Recreation Commission
Regular
December 1, 1999
.
1. The meeting was called to order by Chairperson Johnson at 7:35 p.m,
Members present: Johnson, Gerten, Oswald and Sperbeck.
Members absent: Feldt.
Also present: Parks and Recreation Director Bell.
2, Motion by Johnson, second by Oswald to approve the agenda with the following additions:
Hunting Ord. Lottery and Mattson property. APIF, Motion carried.
3. Motion by Johnson, second by Sperbeck to approve the minutes of November 3, 1999. Voting for:
Johnson, Oswald, Sperbeck. Abstain: Gerten, Motion carried.
4. Director Bell informed the Commission that the play equipment has been installed at Lake Julia and
Daisy Knoll Parks. Curbing in three parks will be installed in the spring. Member Gerten suggested
staff consider placing a small patch of com or sunflowers at Daisy Knoll Park to enhance the farm
theme.
5, The Facility Task Force members Gerten and Oswald reported on the task force meetings, They
indicated that the members of the task force seemed to be favorable to the Community Park I Athletic
Complex,
6. Director Bell reported on the items on the 2000 C.I.P, Members will bring their 2000 - 2004 C.I.P, to
the next meeting for discussion.
.
7. Member Oswald requested staff survey the hunters with permits to determine the success ratio and
inquire if additional permits can be awarded in areas that deer have been harvested. The Commission
directed staff to obtain the information.
8, The Commission reviewed and made comments on the following plats:
Charleswood 3rd & 4th - The Commission requests more access points to the park off the cul-de-
sacs and street.
Murphy Farm - Request only one site for a park and receive only land that is capable of
development.
Vermillion Grove - Earth walkways are necessary between the ponds and wetlands for trail
development. The area on the east side of the plat is not desirable for parkland but could possibly
be set aside as a preserve area. A play area needs be dedicated on the east side of the street
between the street and wetlands for a play structure and trail access,
Tamarack Ridge - Widen the park area to accommodate a ball field,
Motion by Oswald, second by Gerten to direct staff to submit these changes to the developers. APIF,
motion carried.
9. Director Bell informed the Commission of the owner's intent to sell the Mattson property, The owner
has asked if the City is interested in the property. Motion by Sperbeck, second by Oswald to direct
staff to decline the offer to sell, as the property does not fit into the long-range plan. APIF, motion
carried. Director Bell will thank the owner for considering the City.
.
10. Motion by Sperbeck, second by Gerten to adjourn at 8:32 PM. APIF, Motion carried.
Submitted by,
.
James Bell
Parks and Recreation Director
Approved
.
.
NARRATIVE FOR MURPHY FARM P.U.D.
.
The Murphy Farm P.UD. is a proposed residential development in the City of Farmington on
approximately 210 acres. The development proposes approximately 451 residential units on the
property. The proposal offers a variety of residential housing products, ranging from 'villa' units
at a density of approximately 8-10 DU/ Acre, 'townhouse' units at a density of 4-6 DU/ Acre,
single family lots at a density of approximately 2 DU/ Acre and executive single family lots at a
density of approximately 1.4 DU/Acre. Of the 210 acres, approximately 73 will be maintained as
permanent open space. The overall density of Murphy Farm P.UD. is 3.2 units per acre.
The Murphy Farm P.UD. site is characterized by rolling topography, scattered deciduous
woodlots, three major wetland complexes and a long, flat draw running north and south through
the west ~ of the site. This draw contains a narrow drainage ditch that provides an outlet for the
northerly wetland south to a main east/west ditch (Middle Creek) that runs along the south
boundary of the Murphy property, These physical characteristics, topography, vegetation and
. wetlands, provide a natural separation and buffer between the different product types proposed
withing the Murphy Farm P.UD.
The property is currently under the ownership of Mr. Bernard Murphy and will be purchased from
Mr. Murphy by a Joint Venture ofD. R. Horton and Arcon Development, Inc, The ultimate
ownership of the property within the Murphy Farm P.UD. will be a combination of individual
homeowners, homeowners associations and the City of Farmington. Maintenance of all the land
within the P.UD. will also be the responsibility of these three entities. Along with the variety of
housing types proposed, the development will retain three significant wetland complexes on-site,
create a combination wetland/pond/open space corridor (approximately 14 acres) and designate
additional open space/park areas (27:i:. acres) within the site (totaling 73 acres). There are several
scattered deciduous woodlot areas on-site, and the site plan was developed to retain as many of
these areas as possible through unit type and location.
.
The primary access to Murphy Farm P.UD. will be offCSAH 31 (Pilot Knob Road). There will
be an east/west neighborhood collector street through the north Y:z of the site and a north/south
neighborhood collector allowing connections to the properties north and south of the
. development. Additionally, there will be internal neighborhood streets within Murphy Farm
P. UD, and a direct access to Akin Road for the executive single family lots on the east side of the
property. Sanitary sewer is presently on-site and water main will be brought south along Pilot
Knob Road from the new Farmington water tower site. The development will be responsible for
storm water detention on-site following the City of Farmington Surface Water Management Plan
(1997). Public utilities; electricity, natural gas, telephone and cable T,V. will be provided to the
development by the appropriate utility companies.
The Murphy Farm P.U.D. will be developed in phases over a 4-5 year period. The proposal will
call for a minimum of two different product types available at all times during the development
process, The development plan calls for approximately 163 single-family lots to be developed.
The anticipated population breakdown for typical single family residential is 3.5 people per
household, representing approximately 1.5 children per single family home, The anticipated
population breakdown for the approximate 136 townhouse units is 2.1 people per townhouse and
. 0.2 children per unit. The anticipated population breakdown for the approximate 152 villa units is
1.8 people per villa unit and 0.1 children per unit. These totals result in approximately 287
children and 1,443 adults in the estimated 451 households residing in the Murphy Farm P,U.D.
.
APPLICATION FOR PUD - PLANNED UNIT DEVELOPMENT
Date:
Fee:
.
Name Murphy Farm
Location East of C.S.A.H. 31 (Pilot Knob Road), West of Akin Road, and North of Middle
Creek.
Zoning District (s) R-l
Names & Addresses of All Owners:
D.R. Horton
~&~q U~~hing~nn nrivp
Eagan, Minnesota 55122
Principal Contact Don Patton
Telephone (651)437-3128
Names & Addresses of Property Owners within 350 Feet Available
from on
Project Data
Land Use
Total Acres
Single Family
. Multi Family
Retail
Office
Institutional
Parks
Wetland
:t85
:t54
o
o
o
+41
:t30
Densitv
Units/Acre
Residential
3.2
Parkinc:r
No Off, Street
Single Family
Multi Family
Retail
Office
Institutional
:t650
:t880
N/A
N/A
N/A
PHASING
See Attached Narr~tive
.
POPULATION CHARACTERISTICS
See Attached Narrative
tit Schematic Plan
Action by Planning Commission
Public Hearing Date
Approval Date
Recommended Revisions
Fee:
Action by City Council
Public Hearing Date
Public Hearing Date
Recommended Revisions
Comments:
Comments:
Preliminary PUD Plan
Approval Date
Comments:
Fee
Approval Date
Comments:
Preliminary Plat
Approval Date
Comments:
.
Fee:
Approval Date
Comments:
Final Plan Approval
Approval Date
Comments:
Approval Date
Comments:
Certification:
I hereby certify that I am the applicant named herein and that all
information given above, including exhibits submitted, is in all
respects true and accurate to the best of my knowledge and that if the
applica~ion is approved, the future use of the property will conform
to the plans contained herein. I am the ____Owner, ____Lessee,
____Purchaser, _____Agent. .
Signature of the Applicant
.
Vi~V.:l ^Hd~nVi
.
~U)~
,~ ~
x ~F=:J
~ n:~5
Oii!: u 8 u
l;j ~"F=
UJ ~~a
~ ~ ~ ~
U)i&jU)
~NI'i
<(
l-
.0
~O(/)
a::::::>W
<( .2
l.1...Q..2
>-O~
If- ..
a..<(2
a:::~0
:JWf-
~:r:~
02
(/)~
0:::
<(
l.1...
.
.
~~i
~I!!~~
lii;I
Igggd
~~~n
tt:ttt
222:;jll:
....EtD
i~~
~~ji~!
eee~i
~~~i~
ttttt
2~2~~
"
.. mm
~~
I :l ~~
t li1 tt
t 2~:;ji
.-cn'l
;Q~t:t!d ..
"'1O~ae ~i
I~.~~~,~~
... :z::
~ h~! f
~ 0 ..~I'I,~r . f.l
~ ! > mi' ~' ~ Ii'
I ~ ~ n~plil~A~i
. ! 2 i "1116 ~ i'i' id II H
".J I I Y + .. I ,I ~ : I I
!11!lliiiiJ \ 1 i I
l::
!Iii
91 ~
ilSi2 ~ ~i
! o:'l~ ~ ~f
Q Q~3 U:i
____L__=_
.
I I: . 'I.
'.- " ,Ii ~ I . if ' ' J
Ii: ~ Itl' II. .J ,!: I ! ~i
.r ::-. & II.. -.,.. & 1:!.6
1~ljIJ';IHIJn~~.. .t .l:; tl)~'Jdj '!!
f ,lfJ ii&n!8ih~;h;I,~j~;", i il l:iJldtlhJl
Ji"~lllIltlzl~JjIEjHI~~ I.:I~., I ' li!iil
~ iJ' j' i;:"~ 11'11 ~ .a~ !~;!~~!:lii I~JI~!"~ ii~r
;1 jt,-I'JU,I'jf""'J'.jh' .,IU'~llj J .
~~"J,I'i'I~Jlj ,")=ll\.~ j~U~1'8"J i5! ~J!
Jij-.liH)lI PSI=U iUtJhJ:~ih~t~fjjlil; .ifF
] Hili' AI J'.I .,:. .. -1'1 .'}i r lJ'i1
!j)llfIIUJt~liI~ ~~J.~d~~I;:!- ji IHi~lI:
all.J=e =~~i i~ J ~~f,I;Jjh l~fl1t~i ~tp'hii'j .
U.h iJihl'..'j" · "~- .=, . 'hn.t~J i ,
jl.lf;j:; JJ'j.I!'81~!!~.!~~J~IIH.hH8.H !~~ i
0." ~jllhj~h~ ~,":' '~iJ .'li .'I'i '.
jl.!!:~i ,nA~ ,Uljld!~h~Jlc)!flitll:~.iil!: l
lj::l!:im)*!l~ .5;!i~!i!~!;'INI~rd~11111 :
. :1~!~~I.l'! IIU;'~j.ti. 'l~i'lk;~~,~..j~~I' ;i"'l~ r
... lptP,llg .Z" ",.. oil!;; .:' ~~ ...",....,xot 3'" ,,11 fi
~ MlilalJl !mhhfhjnh~jliHnajh!n: i s
I - , j
~ i !'f I ,1
.!.~ ,:~{ ;} =,, i t i f~' ,!,I,.~! f ,8
l' ,: i~l!.~ ,'!'If!, hi-, ,I,lll j!I!~~:..l!j!
d i.~.... \.,.. .,i 5- Q...- 2 :;:1.. 1_' ~o ; Iso
JjH'i..~..~~!.~llujrf,il! .j. iil~.~jd",;j
thj,lti;i~~j'Ji~'ia.l.hI!I", tl~itlli ':~
iii~Jjiii jlhii!i~ii!~I!~tiUi..! l!ii~f.= J j:!j,;
f'!i!~ilj!j. h!! }~III!.fW!.~~ WltJr';j.,.1
"/t-1-.}"J-8j="J'Fi::h-""h; I i= ,I'! ~,
,jl:>l:',}-,j~l;li i ,'r'I..lJ'ii. .1,d"~i.H
J!lhi'~i.81..! rii~h.HH"~l~ ;g:h~.hl
..1'I'I~H'i'Ulr'l'!li=:!il,' , .11".:"1' b=
;H.'ti!l;l~~I;;~1 fi~H!!H.f~ij ~:.i~:.Hd:if
t. 'I'II/l'll'f~~-''''h' ,'I"~. ., .! I. i=
'J~;l.pl.ii.ii'lillf.",!'j. ~'. '~. 1!~'U=.hl~f
ili:'lt"i~H~!Hh:t!!~!'tfi~ ul! jlt~,.t
L.!f' ".fI,iHU'II,H'WI~litl !l' !!8.!l~='
1m l~l~.I;.llj.'ii:~d}!':.:H Ijd!~~,:'lii
. :ll~~;5!ljliJJ;f,J.~li ~!~',.~~:hl! ,'b!'f'I.!H:i:
-' .:-il.!;;I.... 1'8 _0;..1'....'1:.1... ..."! _--.af!
~ ;,ljiih;~Ei~lilin!lU!;~iam h~~i:Hah
- :z:
~!
I ~
~
. ~
- ~
~'
.
.
" I -
i ill. i I j j , i
I.ital' f ~ if . .j y.!
flur. j a , l~ ~' j i ni:
ij" "II,;lllj Ih~ljl' 'Ill" #;
. if I ',. )I"JaI!.1 .I HAl
19l1llh~ll '~II'8 liiJlIJ~i'
'J j '&(" .At.UI-.ln at:
!:~~ihcIU~i S~~rl~~jlfUi
Jt!n '~ill* !~ti;!I.fijll~!;~
I.-ii, j il'.ilI".'!III~'i!
;~Ih!;jj~~~i!:M~j~j,~~HJ~ .
jiitl "n;I'~"j~I~,Ji'!:1 '
'IJJ'Hj~t'~Hi= fiiliIJ~!Jh. i
I'-II~ . I IR,I',"' ,~ ijl"t
W' >> hlh' 'I"flll)' ,.Ii . i
: 14 "Ii.rl'il hl"lab,lr :
:UJIJ~!llJilj ..~.I.=IUj~t:!:
IJ""'~'8~IS~~~f ~1i"n :r
~~Uli!Hmi~m JH~i; ! i
i
z ii
,
~ ~ ..,
....
~ ~
i
ill z ~ N
~ .
. s
I
i
o
z
w
o
W
J
d , ~
z ~ iJ ; ~
~ o > ~ .... ~
~ i ~ 0
I .... .
i ~ ~ ~ ~ !
. , .
~ *l'~ ~ ? 9 : :1 (l ,
6 ! - ~ .., ~ : :1
I I , , ",' G>
11't n ~ \ IIi ,I
, i
! .
<::>
H
~~
~5
'.
..
~1
c "
ll.
;!!
~;~
...-----
~
/
~ :~
qi
'u
_\
If?r--
, \
I,,~ ,Ill
.. ,'-- '" 1:1!~b!
. ~- c Il.1
,,~ll'f~
i((~'lll
.!.::~.:.:-' -~--~-~I~l
~-~~;~~~ '.
j' - --" " ..a *
· l[ ·
. <<
-..
.
-z:
~ ~ iai~ ~
e 0 i~lsl~~i~~ Ii
I i ~ nn!lil ,di
B M W I *I'n 6 9. I ',I '. II' i
~ J B r r y f ~ : :1 0 ~ i 1 8
liHlliiifJ 1 i i I
v
.
--------
------
----
-----------
!
i~
I I
, I
i
I
------
----
///0/
I I
: "
/ I
I I
I I
, I
I I
I I
I I
I I
I I
I I
, I
I /
I I
I I
.......'___J \
/~ -1 ,
/ ' \
I I
I I
if
t!
11
!~,
,"
Iii
f!f~
fI
- ,
.
ARCON
DEVELOPMENT, INC.
7625 METRO BLVD. · SUITE 350 · EDINA, MINNESOTA 55439 · PHONE 612/835-4981 · FAX 612/835-0069
.
December 8, 1999
Ms, Lee Smick
Planning Coordinator
City of Farmington
325 Oak Street
Farmington, MN
RE: MurphyFarmP.D.D
.
This letter is a followwup to our meeting this morning regarding the Murphy Farm
Schematic P.D.D, submittal.
As was discussed, we are proposing a 50wfoot rightwof-way and a 30-foot back-to-
back street on all interior public streets within the singlewfamily areas of the Murphy
Farm P.D.D, Additionally, we propose a 25 foot front-yard setback (current City
ordinance allows for a 20 foot setback) and the addition ofa 5 foot sidewalk along one
side of all interior streets within the single-family area, With this reduction in street
width from 34' B-B to 30' BwB, we would propose to restrict parking to one side of the
street only (the opposite side of where the sidewalk is located), We feel this reduction in
street width will reduce traffic speed within the local neighborhoods and result in
additional area devoted to landscaping and green space, The addition of a sidewalk and
the increased setback (20' to 25' setback) proposed would create pedestrian friendly
neighborhoods within the Murphy Farm P.D.D,
The second change to the original submission for the Murphy Farm Schematic
P,D.D, is the removal of all public streets within the multi-family areas within the P,D.D"
except the east/west street in the southwest comer of the property that will connect to
Pilot Knob Road. All interior streets within the multi-family areas will be private and
maintained by a Homeowners Association,
Pioneer Engineering is in the process of making these changes today and will be
delivering new plans around noon tomorrow (Thursday the 16th). If you have any further
questions or need any additional information, please contact me at 835-4981,
Sincerely,
4 & 7?-<
Larry D. Frank
Project Manager
Cc: Don Patton, Mike Sue!, D. R. Horton
WE DO MORE THAN DEVELOP lAND.... WE CREATE NEIGHBORHOODS
..
/
DEVELOPERS - PLANNERS - CONTRACTORS