HomeMy WebLinkAbout04.25.00 Special Planning Packet
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AGENDA
PLANNING COMMISSION
Special
April 25, 2000 at 7:00 P.M.
Council Chambers
325 Oak Street
1. CALL TO ORDER
r
2. PUBLIC HEARINGS
7:00 PM
a} Tamarack Ridge Preliminary Plat
Applicant: James Development Company
b) Ecklund Conditional Use Permit
Applicant: Lori Ecklund
c) Autumn Glen Final Plat
Applicant: Arcon Development
. 3. DISCUSSION
a) 28-Foot Wide Residential Street Standards
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4.
ADJOURN
Planning Chair:
Planning
Commissioners:
City Staff:
Dirk Rotty
Todd Larson, Chaz Johnson, Ben Barker, Dan Privette
David L. Olson, Community Development pirector
Lee Smick, Planning Coordinator
Michael Schultz, Associate Planner
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.d.farmington.mn.us
TO:
City Planning Commission
FROM:
Lee Smick, AICP
Planning Coordinator
f)P
DATE:
April 25, 2000
SUBJECT:
Tamarack Ridge Preliminary Plat
INTRODUCTION
James Development Company proposes to develop approximately 64 acres east of Trunk
Highway 3, south of County Road 66, west of the Prairie Waterway and Cambodia Avenue and
north of 2081h and 2091h Streets. The developers propose single and multi-family residential
within the development along with a commercial site along TH 3. The property was rezoned to
R-3 PUD on February 7, 2000 to provide for a variety of land uses.
Planning Division Review
Applicant:
Jim Ostenson
James Development Company
7808 Creekridge Circle
Bloomington, MN 55439
Referral Comments:
1. City Engineering Division
2. City Fire Marshal
3. Traffic Review
4. Metropolitan Council Comments - 3/16/00
5. Dakota County Plat Commission - 4/3/00
6. Dakota County SWCD Comments - 4/4/00
7. Mn/DOT Comments - 4/14/00
8. Empire Township's Engineer - 3/8/00
Attachments:
1. Plat Application
2. Location Map
3. Schematic PUD Plan
4. Preliminary Plat
5. Site Plan
6. Landscape Plan
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Location of Property:
East of Trunk Highway 3, south of County Road 66,
west of the Prairie Waterway and Cambodia Avenue and
north of 208th and 209th Streets.
Area Bounded By:
Streets surround the property on the north, south and
west. Empire Township surrounds the property on the
east, north and south with single-family residential on
the west and south and open space on the north. The
Prairie Waterway is located to the east of the property
within the City limits of Farmington.
Existing Zoning:
R-3 PUD
Proposed Development:
The development proposes 237 housing units
constructed on approximately 64.3 acres. The proposed
land uses are as follows:
Single-Family
Carriage Homes
Townhomes
Commercial
Park
3.82 units/acre
9.40 units/acre
8.23 units/acre
N/A
N/A
71 units
134 units
32 units
7.1 acres
4.5 acres
Streets and Accesses:
The development proposes seven accesses from the
property including five along the south side to 208\11 and
209111 Streets and two accesses to County Road 66 on the
north. The development proposes both public and
private streets, whereby the private streets will be
located in the multi-family areas and will be maintained
by a homeowners association.
Water & Sewer:
Water access is located within the Trunk Highway 3
right-of-way along the east side of the roadway.
However, the water service terminates at the American
Legion, approximately 620 feet to the south of the
Tamarack Ridge development. The City's 2000 Trunk
Water Main project proposes the installation of a water
main along Trunk Highway 3 and along the SE Trunk
Sanitary Sewer line to service the Tamarack Ridge
project. City sewer currently exists within the eastern
and central portions of the site.
Sidewalks:
Sidewalks are shown on one side of the public streets
within the single-family area. A sidewalk is also shown
along the north boundary of the rental townhome area.
Topography:
Site topography is generally flat with an occasional
inundation of standing water at the northwest comer of
the site.
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Wetland:
No wetlands exist on the site. The Prairie Waterway to
the east of the property is designated as a greenway
corridor, however, no wetland designation has been
granted for this area.
Flood Plain:
No floodplains exist on this property.
Parkland and Trails:
The developer proposes a 4.5-acre park area on the
southern portion of the property along 209th Street and
Cantana A venue. The Parks & Recreation Commission
has approved a ballfield and play structure in the park.
Bituminous paths are located throughout the project and
will be a part of the City's trail system. The trail shown
on the plat runs from west to east along 209th Street then
turns north along the west side of the proposed
neighborhood park in Outlot B. The trail eventually runs
along the north side of 209th Street to the east and will
connect with the trail in the Prairie Waterway.
DISCUSSION
Phasing of the Development
James Development Company will develop the single-family residential property. The Developer
proposes 71 single-family lots. The lots range from a minimum of 9,000 to 18,000 square feet.
The Developer proposes that the single-family homes will be constructed in 2002 and will be at
full build-out by 2004-2006. A large percentage of the lots will accommodate split-entry homes
because of the high water table, however, the Developer proposes full-basement homes on as
many lots as possible. The housing prices may range from $120,000 to $180,000.
The Carriage Homes will be developed by Centex Homes and will consist of 134 two-story
condominiums in 8 to lO-unit buildings and will be part of a homeowner's association. The
Carriage Homes will begin construction within 1 to 2 years ofthe project's approval.
The Fannington Family Townhome project will be constructed by Jim Deanovic of Farmington
Family Housing Limited Partnership. The project will consist of 32 rental units on 3.8 acres in
the southwestern portion of the site. The Developer proposes the Fannington Family Townhomes
to be developed within the first year of the approval by the City.
The Developer proposes the commercial area to be constructed between 3 to 5 years. The
Developer will pursue the development of the commercial area upon the connection of CR 66 and
208th Street to the west. Possible uses within the commercial area include a gas station, dry
cleaner, insurance office, etc. along with a possible location of a day care within the 7 . I-acre site.
Further discussions concerning the commercial uses on the site will commence when the
Developer plats the commercial area.
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Transportation Issues
The preliminary plat shows seven accesses from the site, five along the southern border accessing
to 20Sth and 209th Streets and two along the northern border accessing CSAH 66. At this time
discussions between the City and the Developer continue concerning the width of the private
roadways within the Centex area and the access at Cantana Avenue and 20Sth Street.
Dakota County's Plat Commission reviewed the accesses along CSAH 66 on April 3, 2000 and
determined that the northerly access is too close to the driveways to the north and should be
relocated to the south to meet the County's Access Spacing Guidelines of an l/Sth mile (see
attached). This would eliminate the southerly access on CSAH 66. The Developer reviewed the
plat with the County prior to the Plat Commission's review and was told that the accesses would
be allowed. Since this dispute needs to be resolved, the Planning Division recommends that the
preliminary plat be continued.
Construction of 208/h and 209'h Streets
The City has been working with Empire Township to determine if the Developer or the Township
will install water main in the 209th Street right-of-way. The Township has approached the
township residents concerning hook ups for township water; however, they will also give the
residents the opportunity to review Farmington's costs for hooking up with the City, requiring the
residents to annex into the City. Empire Township will hold a meeting on April 25, 2000 to
present the cost issues to the residents. Since there has not been a resolution concerning this
matter, the Engineering Division recommends that the preliminary plat be continued on this issue.
. Utilities including Sewer, Water and Storm Sewer
The Engineering Division has reviewed the utilities proposed on the site (see attached) and they
recommend that the plat be continued due to the number of engineering issues concerning the
utilities.
ACTION REQUESTED
Staff recommends that the Planning Commission continue the review of the Tamarack Ridge
Preliminary Plat until the following issues are resolved:
1. The access issues on CSAH 66 are resolved between the Developer and Dakota County.
2. The water main issues are resolved between the City and Empire Township.
3. Issues concerning the sanitary sewer, water and storm sewer are resolved.
Respectfully submitted,
// ~)
?r~,~ ' ,/
Lee Smick, AICP
Planning Coordinator
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cc:
Jim Ostenson, James Development Company
Wayne Lamoreaux, Pioneer Engineering
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.c:i.farmington.mn.us
TO:
Lee Smick, Planning Coordinator
Dave Olson, Community Development
FROM:
David Sanocki, Engineering Division
SUBJECT:
Tamarack Ridge Preliminary Plat
DATE:
April 19, 2000
Engineering staff has reviewed the preliminary plat that was submitted on April 12, 2000,
for the above referenced project. The following comments and modifications need to be
addressed:
GENERAL
. . Address future connections for the commercial property (storm, waterrnain and
sanitary).
. See attached letters from the Metropolitan Council, Dakota County, Dakota County
Soils and water Conservation District, and Minnesota Department of Transportation.
SANITARY SEWER
. Confine sanitary sewer to street right-of-way and avoid routing sewer through yards.
Route sanitary mains for the single family and a portion of the multifamily units west
along 20Sth Street to the existing trunk sanitary. The sanitary sewer layout needs to
be revised.
. For future sanitary service to the northeast of the project provide for a minimum
depth of 10.5'.
W ATERMAlN
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. Confine watermain to street right-of-way and avoid routing mains through yards, the
waterrnain layout needs to be revised.
. 16" trunk watermain (east/west and north/south) needs to be routed through the
development. Refer to the City of Farmington Water Supply and Distribution Plan.
.
STORM SEWER
. Minimize storm sewer placed outside of street right-of-way, the storm sewer layout
needs to be revised.
. Do not use flared end sections to pick up backyard drainage. Utilize 27" catchbasin
manholes with R-4342 castings.
. The storm sewer drainage along 209th Street West, Cantata Avenue and 20Sth Street
West needs to be addressed.
. Submit storm and ponding calculations with revised alignments.
. Minimum cover for storm sewer is 2.0' in grassed area, 2.5' in streets.
. The drainage routed to the end of the cul-de-sac in the multifamily area needs to be
picked up with a storm sewer structure.
. The issues raised in Erik Peters memo dated 4/13/00 need to be addressed (see
attached).
STREETS
. Discuss with the City the road alignments within the multifamily area.
. The radius within the cul-de-sac (multifamily area) is inadequate for the turning of
City garbage trucks and fire vehicles.
.
Design changes due to the above listed items could affect the easement locations for the
proposed plat.
The developer/engineer is advised to consult the City of Farmington engineering
guidelines for specific engineering requirements.
sincerely,(y .' [) A.-L
Mt,}; k
Dave Sanocki
Engineering Division
Cc: Lee Mann, Director of Public Works/City Engineer
Jerry Auge, Assistant City Engineer
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Memo
n Bonestroo
Rosene
G Anderflk &
1\11 Assodates
Engineers" At_ea,
Project Name: Tamarack Ridge
Client: City of Farmington
To: Lee Mann
File No: 141-99-?
From: Erik Peters
Date: 4/13/00
Re: Review of Tamarack Ridge hydrology map dated 2/14/00 and hydraulic calculations dated 3/2/00.
General Remarks: The development site contains two ponding areas that are identified as trunk
stormwater ponds in Farmington's 1997 Surface Water Management Plan (SWMP). The ponds in the
SWMP are VR-P1.15 and PW-P1.17.
100-year runoff rate control requirements for each pond are specified in Appendix B. The allowable 100-
year peak discharge for Ponds VR-P1.15 and PW.P1.17 are 27 and 47 cfs respectively.
The water quality protection criteria are based on the quality of the nearest downstream waterbody. For
Pond VR-P1.15, the wetlands along the Vermillion River were not inventoried and classified. Further
upstream the Vermillion River was given the highest protection classification (Protect) due to its
classification as a DNR designated trout waters. The portion of the Vermillion River adjacent to the project
site is not classified as trout water. Therefore the protection classification may not be as stringent. The
water quality protection standard under Protect criteria is the more restrictive of phosphorus loading of 0.28
Ibs/acre/year or outflow cone. 150 ppb.
Pond PW-P1.17 drains into the Prairie Waterway. The nearest waterbody is PW-P1.18 that has been
given a Manage 1 classification. Therefore, the water quality standard for PW-P1.18 is Manage 1 criteria
(Modeled phosphorus outflow conc. 150 ppb using Pond NET).
The submitted documents were conceptually reviewed at this time. A more detailed review will occur under
the normal development review process. Issues that were identified at this time are discussed below.
Floodplain elevations noted are obtained from current FEMA floodplain maps.
SWMP Pond PW-P1.17 (Tamarack Ridge Pond 6):
Due to backwater effects from the Vermillion River and Pond PW-P1.18, the 1 DO-year HWL for the pond
will be no lower than 888'. The 1 OO-year water surface profile elevation of the Vermillion River at the outlet
of Pond PW-P1.18 is 888'.
Bonestroo, Rosene, Anderllk and Associates
2335 West Highway 36 + St. Paul, MN 55113 + Phone: 651-636-4600 + Fax: 651-636-1311
Memo
.11. Bonestroo
... Rosene
-=- AncIerlik &
U Associates
EnglneetS .. Atchllects
.
Drainage from CSAH 66 ROWand backlots of Tamarack Ridge should be incorporated into the pond's
watershed. Currently the area is proposed to follow an existing ditch along CSAH 66 to the northeast. It
may only be possible at this time to design the storm sewer system to handle future drainage from the area
in question. With the additional drainage area, the pond's total drainage area will be approximately 38.4
acres.
The pond currently falls short of meeting Manage 1 protection criteria for water quality. The pond is
currently large enough to meet the rate control requirements of the SWMP. To promote downstream
channel stability in the Prairie Waterway and Vermillion River, additional rate control for the smaller, more
frequent storm events (2-year and below) is recommended. A two-stage outlet restricting flow to estimated
pre-agricultural conditions for the 2-year storm event is the recommended target.
SWMP Pond VR-P1.15 (Tamarack Ridge Ponds 1- 4):
The pond is currently shown as a series of ponds. The outlet elevations of each pond will be within a foot
of each other. The similar elevations will allow the connecting drainage pipes to be designed as hydraulic
equalizers.
.
The 100-year water surface profile elevation of the Vermillion River adjacent to the pond ranges between
892.5' and 891' as the river flows east. The 10-year water surface profile ranges between 891' and 889.5'.
The design outlet elevation of the last pond (Pond #4) is currently 890'. The pond itself is located uphill
from the existing 890' contour. The pond's outlet elevation and location are as recommended in previous
discussions with the developer's engineers. The intent of Pond #4's location and outlet elevation was as
follows:
1. The pond is located on the fringe of the 1 OO-year floodplain for the Vermillion River.
2. Floodplain storage volume impacts are minimized. Any fill within the 1 OO-year floodplain will need to be
compensated through compensatory volume replacement.
3. Backwater from a flooding Vermillion River will have limited effect on the pond's hydraulic
characteristics.
. 4. The separation between the river and the pond is such that the pond's water quality protection
characteristics won't be compromised for the target storm events.
Bonestroo, Rosene, Anderlik and Associates
2335 West Highway 36 + 51. Paul, MN 55113 + Phone: 651-636-4600 + Fax: 651-636-1311
Memo
n Bonestroo
-=- Rosene
~ Anderfik &
1\11 Assodates
EIIglneetS & Architects
.
Pond VR-P1.15 was designated in the SWMP as a trunk pond because it would serve a drainage area over
50 acres in size. Approximately 23 acres of the drainage area is within the Tamarack Ridge Development.
The remainder of the watershed (approximately 27 acres) drains onto the site across 209th Street. Most of
the existing off-site drainage likely flows along Trunk Highway 3 ditch.
For the series of ponds to receive full credit as a trunk facility, the offsite drainage will need to be captured
and brought into the pond system (specifically the southernmost pond). How the development proposes to
physically bring the off-site drainage into the southernmost pond (Pond #1) is has not been addressed at
this time and should be soon.
The pond north of CSAH 66 (Pond #4) use for rate control is negligible as currently designed. Pond #4, as
currently designed allows for only 2 feet of bounce during the 100-year storm event. The other ponds
(Ponds #1 - #3), south of CSAH 66 have over 4 feet of available bounce. Pond #4 as currently designed
is a separate system because of the differences in available pond bounce. The peak discharge from Pond
#4 will equal the peak discharge from the culvert under CSAH 66. The culvert under CSAH 66 linking
Ponds 1-3 with Pond 4 provides rate control for the overall system. The pond north of CSAH 66 may not
. be needed.
The pond system discharging under CSAH 66 as currently designed appears to meet Manage 1 criteria for
water quality protection assuming no additional offsite ponding. The pond system south of CSAH 66 is
currently large enough to meet the rate control requirements of the SWMP assuming existing land use
south of 209lh Street (low density single family residential). The ultimate size of the ponds will be
dependent on the land use assumptions made for the offsite drainage area.
Some of the issues that need to be addressed at this time are as follows:
1. The floodplain wetlands adjacent to the Vermillion River need to be classified by the City. For the City
to classify the wetland, a MNRAM sheet will need to be filled out for the wetland and given to the City.
The MNRAM sheet will be used by the City to classify the wetland per the City's wetland protection
ordinance.
2. The City should review the ultimate land use for the offsite drainage area south of 209lh Street at this
time.
.
3. How offsite drainage will be conveyed to the ponds within Tamarack Ridge needs to be addressed.
Scenarios include:
Bonestroo, Rosene, Ander/ik and Associates
2335 West Highway 36 + St. Paul, MN 55113 + Phone: 651-636-4600 + Fax: 651-636-1311
.
.
.
Memo
n ::::100
-=- Andertlk &
1iJ1 Associates
En9/fIe- &An:hllects
a. Splitting the regional Pond VR-P1.15 into two sites by planning for a future pond south of 20ath
Street to reduce the size of the storm pipe required for conveying runoff through Tamarack Ridge
development. Rate control requirements and trunk credits would be split between the two ponding
locations. This may be the preferred scenario if the offsite area redevelops into a more intensive
land use.
b. Design of storm pipe to convey existing runoff rates through Tamarack Ridge. Ifthe area
redevelops, a rate controllwater quality pond will be needed at the inlet to the pipe.
c. Should the ponds in Tamarack Ridge be designed with the capacity to treat runoff from the offsite
area? Currently, the City's policy is to require each development to treat their own water prior to
discharge from their property or a cash dedication to the City if adequate ponding is not feasible.
The offsite area is large enough to develop an adequate pond should the property redevelop.
Bonestroo, Rosene, Anderlik and Associates
2335 West Highway 36 + 51. Paul, MN 55113 + Phone: 651-636-4600 + Fax: 651-636-1311
.
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Established 1880
325 Oak Street
Farmington, Minnesota 55024
TO: Lee Smik, AICP
Planning Coordinator
FROM: Brad Schmoll
Farmington Fire Marshal
Subject: Further Plan Review of [T
i
N ~ff
""~"I
r ""I
~~~~ ~l
;ir;.~:~<~.~.t:~~~A';i~:!:~'~ \:.;;;r1.. ....1~:)
After further review 0 he plan,thafha:s.b'~~,itQs~bIhitted.n.1ave
"'':'. .,.f;-:',,:,--:~""lj,L';",: _1~, ,\..{ "':'.''-'' .., '.~_:_d<. __:/
current width of the p te road~"Ioeat~'Witf1ip,.1b~.~~~elopment
o~ the Uniform Fire C . A~!~e.AJJ,.P~4;t?s aC(j~~~mt4s. shall
WIdth of not less than 2 ee~'),,".,! \;;).
". . 1) f.l' G:."i) t .',
The road indicated on th Ian be~en ~\lildi;g~ ~-seven thirty-eight are in
excess of 150 feet; therefi it will r~,,~~~.to'~~~~ ":~ equate turnaround.
It will be required to provid ..... ~ design and materials that
will be used on all Emergency Fire 'PI> s. The gradient for Fire
Apparatus access roads shall not exceed the maximum approved 4%. The surface shall
be designed and maintained to support the imposed load and weight of all Fire Apparatus.
All the required information will need to be submitted and approved prior to commencing
construction
DATE: April 20, 200
ed the following: the
esn't meet the intent
ve an unobstructed
Approved signs or other approved notices must be provided and maintained for all
Emergency Fire Apparatus access roads. The purpose of this is to identify such roads and
prohibit the obstruction thereof or both. All roads shall be maintained throughout the
year.
The cul-de-sac located between buildings thirty-six and thirty-five doesn't meet the intent
of the Uniform Fire Code. The Center Island must be significantly reduced or
permanently removed to meet the intent of the code.
.
When fire protection, including Fire Apparatus roads and water supply for Fire Protection
is required, such protection shall be installed prior to and during the time of construction.
Plans and specs for Fire Hydrant systems are to be submitted for review prior to the start
of construction.
This review is not necessarily intended to indicate all ofthe deficiencies on the plans
indicated above. Also, this review doesn't relieve the Architect or the Contractor of any
oftheir responsibilities to build or design in accordance with all local, State Building and
Fire Codes.
Sincerely,
Brad C Schmoll
Farmington Fire Marshal.
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~ Metropolitl-.4 Council
~ Working for the Region, Planning for the Future
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Environmental Services
March 16, 2000
Mr. Lee Smick, AICP
Planning Coordinator
City of Farmington
325 Oak Street
Farmington, MN 55024
Re: Tamarack Ridge Preliminary Plat
Dear Mr. Smick:
.
I have reviewed the subject plat plan and have only one concern. The location of the
proposed plat is south of our existing meter M647. The plan does not show how this plat
would be provided with sanitary sewer services. If possible it is requested that sanitary
sewer services be provided upstream of our existing meter. This will allow the MCES to
efficiently bill the City for the wastewater flow from this development.
Donald Bluhm
Manager, Municipal Services
DSB:bh
v:\all\bluhm\tamarack.doc
.
230 East Fifth Street St. Paul, Minnesota 55101-1626 (651) 602-1005 Fax 602-1183 TDD/TIY 229-3760
An Ti'nllnl nnnnrlllnihl -';:mnlnllPr
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"0>
\!! o~ TftIo'i<
Minnesota Department of Transportation
Metropolitan Division
Waters Edge
1500 West County Road B2
Roseville. MN 55113
April 14, 2000
City of Farmington
Attn: Lee Smick
325 Oak Street
Farmington, Minnesota 55024
~l~ I 8 ~
U
jGJ
Dear Lee Smick:
SUBJECT: Tamarack Ridge
Minnesota Department of Transportation Review #POO-028
SE Quadrant of TH3 & CSAH 66
Farmington, Dakota County
C.S. 1921
The Minnesota Department of Transportation has reviewed the Tamarack Ridge preliminary plat.
We recommend consideration ofthe following comments prior to final plat approval.
. The plat we received has no land tie information to verify against MnlDOT right of way.
Please provide on the final plat distance from centerline to Mn!DOT right of way along with
any monuments found. If you have any questions regarding this documentation please
contact Barb Allan in our Surveys section at (651) 779-5043. Please send a copy of the final
plat with these corrections to Barb at 3485 Hadley Ave., N., Oakdale, 55128.
. Please send the site plan details for this development to Sherry Narusiewicz at the Roseville
address listed above.
As part of this site plan package, Mn/DOT needs to review the grading and drainage plans
for this development. These plans must include hydraulic computations and drainage area
maps showing existing and proposed conditions and addressing 100-year storms. Existing
drainage patterns and rates of runoff affecting MnlDOT right of way should be perpetuated.
The sites storm water discharge rate must not increase. If you have any questions regarding
Mn/DOT's drainage concerns please call Juanita Voigt in our Water Resources section at
(651) 634-2083.
A Mn/DOT stormwater drainage permit will also be required. Please also forward a copy of
the grading and drainage plans to Keith VanWagner in our Permits section at the Roseville
address. Keith can be reached at (651) 582-1400 if you have any questions regarding
MnlDOT's permit process and guidelines.
An equal opportunity employer
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City of Farmington
April 14, 2000
Page 2
. As you know, Vermillion River Trail is County State Aid Highway 66. Any entrances to this
highway must meet State Aid rules and guidelines. Please contact Tom Leibli in our State
Aid section at (651) 582-1372 if you need further information regarding these policies.
If you have any additional questions regarding this review please call me at (651) 582-1468.
Sincerely,
~aAunr4n~
Sharon Anderson
Transportation Planner / Local Government Liaison
Cc: Gary Stevenson / Dakota County Surveyor
Pete Sorenson / Dakota County Traffic Engineer
John Larson / Pioneer Engineering, P A
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DAKOTA COUNTY SOIL AND WATER
CONSERVATION DISTRICT
Dakota County Extension and Conservation Center
4100 220th Street West, Suite 102
Farmington, MN 55024
Phone: (651
D
OO-FRM-012
April 4, 2000
APR -4311)
Ms. Lee Smick
City of Farmington
325 Oak Street
Farmington, Minnesota 55024
RE: REVIEW OF THE PRELIMINARY GRADING PLAN FOR TAMARACK RIDGE
Dear Lee:
The Dakota County Soil and Water Conservation District (SWCD) has reviewed the development plans for
the above-mentioned site. This project entails 71 single-family residential lots, 15 SilO-unit townhomes, and
8 4-unit townhomes on 64 acres. The following letter provides comments and suggestions regarding (1)
wetlandlshorelandlfloodplain issues and Hwy 66 pond construction (2) erosion controls and (3) conservation
site design.
WetlandJShorelandIFloodplain Issues and Hwy 66 Stormwater Pond Construction
The plan shows the location of the 100-year floodplain of the Vermillion River, however the edge of
delineated wetland is not shown. Please forward a copy of the wetland delineation report to our office if one
was completed. If the report is not available, a delineation should be conducted prior to preliminary plat
approval.
The proposed stormwater pond located west ofHwy 66 is shown to be partially within the 100-year
floodplain ofthe Vermillion River. This area is also within the shoreland overlay district within Empire
Township. Please contact Tom Berry, the Dakota County Shoreland Zoning Officer, regarding necessary
permits to grade within the shore land and floodplain of the Vermillion River. The Dakota SWCD further
suggests that all areas within 300 feet of the Vermillion River comply with shoreland zoning standards
adopted by Dakota County.
Once all necessary permits are obtained, the Dakota SWCD encourages the establishment of native wetland
and riparian species within and adjacent to the stormwater pond proposed northwest of Hwy 66 to create
more natural habitat and further minimize the impacts of the proposed development on the Vermillion River
and downstream residents. Contact our office for detailed planting recommendations and infonnation
regarding potential cost-share grant opportunities for native vegetation establishment.
Erosion and Sedimentation Control Observations and Recommendations
We observed the following regarding erosion and sediment controls on the plan:
1. Six stormwater ponds.
2. Silt fence at the western and southern grading limits.
3. Erosion control notes regarding topsoil,
permanent seeding, and mulching.
Because of the site's proximity to the Vermillion River, effective erosion and sedimentation control is
imperative. Accordingly, we offer the following comments and recommendations:
1. Construct the stormwater ponds (with emergency overflows and stabilized outlets) promptly and use
them as temporary sediment ponds during construction. Stabilize these ponds immediately upon
construction.
AN EQUAL OPPORTUNITY EMPLOYER
-::
.
.
.
Tamarack Ridge
OO-FRM-012
2
2. Install temporary risers at the pond outlets to optimize sediment trapping efficiency.
3. Install energy dissipation devices at all storm sewer outlets. Show the type and location of all energy
dissipation devices on the plan.
4. Show the type and location for all pond overflows. The Outlot D and Hwy 66 ponds do not show any
stabilized overflows.
5. In accordance with the NPDES General Stormwater Permit, the applicant must stabilize all exposed soil
areas within 100 feet of a water of the state or any stormwater conveyance system which is connected to
a water o/the state must be stabilized within 7 days (steeper than 3:1 slopes), 14 days (10:1 to 3:1
slopes), or 21 days (flatter than 10: I). This would include the entire site unless it can be shown that no
runoff will leave the site. The Erosion Control Notes on the plan should be changed to reflect these
temporary stabilization requirements.
6. Install straw bales, silt fence, a double row of sod, or alternative device behind curbs (immediately after
curb construction) and a rock entrance pad to minimize sediment runoff from lots during building
construction. Encourage the developer to work with the builders to make sure they understand the
importance of keeping these sedimentation controls intact.
7. Include notes regarding NPDES permit requirements on the plan, including inspection and maintenance
timing.
8. Install a rock construction entrances and show the location of the entrances on the plan.
9. Include temporary and permanent seeding and mulching specifications on the plan.
10. Include locations and specification of all erosion controls on the plan.
Conservation Site Design
Consider incorporating the following conservation site design practices into the plan to minimize stormwliter
impacts:
.
1. Reduced street widths to reduce impervious areas.
2. Convey stormwater via dry grassed swales rather than stormsewers.
3. Incorporate bioretention areas on all10ts.
4. Provide information to prospective homeowners on further LID practices such as dry wells, rain barrels,
and porous pavement.
The Dakota SWCD has cost-share grants available to install conservation site design practices. Contact our
office for more information.
Thank you for the opportunity to review this plan. Because the sites will disturb more than five acres, a
National Pollutant Discharge Elimination System (NPDES) General Stormwater Permit is required. Good
implementation, consistent monitoring, and maintenance of all erosion control measures are important to
minimize erosion on this construction site. Call me at (651) 480-7779 if you have questions.
Sincerely,
02:S~~=:'
~ :;;gS, CPESC
Urban Conservationist
cc:
Tom Berry, Dakota County Shoreland Zoning Officer
Lee Mann, City of Farmington
Jay Michels, MPCA
Empire Township, Attn: Ron Roetzel, Bolten and Menk
::.
~- .'
.
.
.
E:30 L..~
'0"'-1 &- ~ E: r J I< ,
Consulting Engineers & Surveyors
1515 East Highway 13 · Burnsville, MN 55337-6857
Phone (612) 890-0509. FAX (612) 890-8065
I~C_
March 8, 2000
Mr. David L. Olson
Community Development Director
City of Farmington
325 Oak Street
Farmington, MN 55024
RE: Tamarack Ridge Development
T. H. 3 and County Road ~6
BMI Project No. Tll.20171
Dear Mr. Olson:
We have reviewed the issues in need of discussion from your letter dated February 18,2000. We
concur that these issues must be addressed before the project can proceed.
1)
Proposed Improvements and future maintenance responsibilities for the existing
roads along the south side of the development:
Empire Township has no current plans or time frame for upgrading the existing
roads that abut the proposed Tamarack Ridge Development. We plan to meet
with the adjacent property owners before we respond specifically to this issue.
Because of the traffic volumes associated with the proposed development, we feel
the abutting roads should be paved and curbed as part of the P. U. D.
Concerning the maintenance responsibilities, Empire Township will continue to
own these sections of roadways and provide the maintenance and plowing. We
will ask for cooperation from the City of Farmington concerning the costs
incurred in plowing and future maintenance such as crack filling, seal coating and
overlays. Furthermore, Empire Township will want a Township representative
involved in the observation of the reconstruction of these streets to include, but
not limited to, being present for a roll test prior to installation of aggregate base
Class 5 and bituminous surfacing. We will require that the street section be
designed by an independent soils engineer based on R-values of the soils
provided.
F:\EMPI\Tl120171\olson228.wpd
MANKATO · FAIRMONT · SLEEPY EYE · BURNSVILLE · WILLMAR
AMES. IA · LIBERTY, MO
An Equal Opportunity Employer
.
.
.
2)
Development of storm water ponds north of County Road 66 and the annexation
of the portion of the property to be usedfor the ponds:
We would like to address the two issues associated with item # 2 separately.
First, please provide sufficient design data to the Township Engineer showing that
the pond will function properly. The proposed pond is located partially in the
flood plain and mostly within the 300' shoreline and typically, this area is under
water in the spring. What efforts will be in place to prevent runoff into the river,
which would negatively affect the riparian area and the trout populations? Efforts
to protect and restore this area are currently in the planning stage by the DNR and
Dakota County Soil and Water. A 300' buffer or greenway along both sides of the
Vermillion River in this area is Phase I of the Empire Vermillion River
Greenway. Finally, the Dakota County Soils and Water Conservation District and
Dakota County Shoreland Zoning have expressed concerns for this proj ecl.
Second, concerning annexation of the pond areas, it is our understanding from the
Township Board that annexation north of County Road 66 will not be considered.
There may be some possible alternatives that can be discussed, mainly a park
dedication to Empire Township of the property north of County Road 66 which is
currently the Severson property. We assume that the pond and outlet maintenance
will be provided by the City of Farmington and thus an agreement to this effect
will be necessary.
We would like to restore native prairie and wet meadow to this area. Mr. Thomas
Lewanski of Friends of the Mississippi River (p. M. R.), Mr. Kevin Bigalke of
Metro Region Trout Stream (DNR) and the Dakota County Soil and Water
Conservation District are partners in Empire Township's efforts to create the
Empire Vermillion River Greenway. The following are our goals and objectives:
Goals
A. Work with landowners to permanently protect (where possible) a
minimum of a 300-foot natural buffer along both sides of the Vermillion
River on a voluntary basis.
B. Restore natural/native plant communities to the greenway.
C. Provide public use and enjoyment of this greenway and of the Vermillion
River.
D. Repair any streambank areas that have erosion problems.
E. Educate greenway visitors regarding general ecology and greenway
concepts and place specific natural history.
F:\EMPI\Tl120171\olson228.wpd
.
Ob1ectives
A. Obtain dedicated park land, fee simple title or conservation easements on
privately owned land within the 300 foot buffer zone on each side of the
river. This will be done on a strictly voluntary/willing seller basis.
B. Utilize up-to-date restoration ecology science to restore native vegetation
in the buffer.
C. Utilize state-of-the-art bioengineering practices to repair steambank
erosion problems.
D. Plan and develop a multi-use trail that is located on the outside edge of the
buffer to protect its ecological functions.
E. Plan and develop river access points for fishing.
F. Plan, develop, and implement environmental education media for
greenway (e.g. kiosks, signage).
3) The possibility of Township properties along 209h Street wishing to access city
water services:
We are currently looking into possible water needs of our residents along 209th
Street. A neighborhood meeting is currently being scheduled for March 14th.
.
We are also concerned that construction in this area may cause problems to some
of the local domestic wells. Mr. Rick Gilmer reports that dewatering methods
have cause considerable problems in the past. Please address this item prior to
construction of this project.
Thank you for including Empire Township in the planning of this development. The board will
work with you to achieve answers to the aforementioned issues.
Sincerely,
BOLTON & MENK, INC.
<~1;r~ --
Township Engineer
cc:
G. E. Stelzel
Terry Holmes
Ed Gerten
Floyd Henry
Dean Johnson
Planning Commission
.
F:\EMPI\TI120171\olson228.wpd
.
".
.
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'-"
02/15/00 11:32
'C612 463 1611
CITY FARMINGTON
III 0002/0007 \
APPLICATION FOR PLAT REVIE\oI
DATE
'2 -1{.7 - 00
PLAT NAME ~AtK-i\i0l:,'L
. l\ /
LOCAtION ~L "\"<1(",\ ^~~
AREA BO\lNDED BY ~. Q~ \,\0 I ~li:1 S ;1.D~ S'.t. {(,,,, ~c.ll\
TOTAL GROSS ABEA Sf tltr"~
ZONING DISTRICT(S) ~ Il\fl) I \Iv d. II'" ~~OW .It.-h''
NAMES & ADDRESSES 'OF ALL OWNERS J.~ ~tt/e-~//H4.,f4 .
78'01 Cr~,Iu;'J,e C(~I 7(JltJ fIltlJ 11111 ' srVJ1
PHONE:' vll>9t/1- 7{1/"
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NAME & ADDRESS OF LAND SURVEYOR./ENGINEER bn.PU
1ifL7.. ~i~/la.J~ Jr. /fI(vdJhJlI",4b /+rn ~/2.tJ
" .
NAMES & ADDRESSES OF ALL ADJOINING PROPERTY OWNERS t\VAlLARLE FROM:
. .
ON:
PLAT REVIEW OPTION:
PRELIMINARY & FINAL .TOGETHER:
PRE PLAT ADMINISTRATIVE FEE:
. '. .
IN SEQUENCE:
PRE PLAT SURETY:
I HEREBY CERTIFY THAT I AM (WE ARE) THE FEE OWER(S) OF THE ABOVE LAND. THAT THE
PERSON PREPARING THE PLAT HAS RECEIVED A COPY or TITLE 11, CHAPTERS 1 THRU 5,
_ ... _. _ _._.J~.~ITLEIL~~.$.Y!l.~~VISIONS" AND TITLE 10, CHAPTERS 1 nmu 12 ENTITLED "ZONING" OJ!' THE
FARMINGTON CITY CODE AND WILL PREPARE'" THE PLAT IN ACCORDANCE WITH THE PRovisI9NS-'--" -- .
CONTAINED THEREIN.
......
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DAT
ADVISORY MEETING:
1. SKETCH PLAN
2. STAFF AND DEVELOPER CONSENSUS
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning Commission
Lee Smick, AICP fY f)
Planning Coordinator ~
FROM:
DATE:
April 25,2000
SUBJECT:
28-foot wide residential street standards
INTRODUCTIONIDISCUSSION
The Development Committee will be reviewing the 28-foot wide residential street standards at
their meeting on April 25, 2000. At this meeting, issues concerning the criteria and benefits of
the reduced road width will be reviewed. The Planning Commission will receive information on
the proposed road width at their meeting. If the Planning Commission recommends approval of
the reduced road width, it is the intention of staff to review this with the City Council on May 1,
2000.
ACTION REQUESTED
The Planning Commission is requested to review and forward a recommendation to the City
Council.
;;;;rsux::e
Lee Smick, AICP
Planning Coordinator
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning Commission
Michael Schultz (\t 0
Associate Planner r
FROM:
SUBJECT:
EcklundlPanyk Conditional Use Permit - Personal & Professional Services in R-4
(PUD) Commercial Area
DATE:
April 25, 2000
INTRODUCTION
Edward Panyk and Lori Ecklund are seeking a Conditional Use Permit for the use of Personal &
Professional Services and Office Space within the Dakota County Estates Planned Unit
Development commercial area. The area is zoned R-4 (PUD) with the commercial area
. following the B-1 (Limited Business) zoning district uses.
Plannine: Division Review
Applicant:
Edward Panyk & Lori Ecklund
421 Elm Street
Farmington, MN 55024
Attachments:
1. CUP Application
2. 10-3-2: Permitted and
Conditional Uses
3. Location Map
4. Site Plan/Elevation Drawings
Subject Property Location:
Lot 2, Block 1, Dakota
County Estates 9th Addition
(southeast corner ofC.S.A.H. 31 and
Upper 183rd St. W.)
Size of Property:
+/- 1.1 acre
.
Existing Zoning:
R-4 (PUD) (B-1 overlay zone)
Existing Comprehensive
Plan Use:
Business
.
Existing Land Use:
Vacant
Surrounding Land Uses:
North: Business
East: Multi-family (townhomes)
West: Across Pilot Knob Road: Single-
family residential and Multi-family
( Cameron Woods)
South: Vacant Business
Proposed Use:
Personal & Professional Services and Office
Space
Proposed Building Size:
Total Building Area = 7,500 s.f.
Bank/Office Area = 2,520 s.f.
Off- Street Parking:
38 total stalls proposed
10 stalls required for the proposed use
(Veterinary Clinic will is required 8 stalls,
the other tenant, regardless of use, would
meet the needed number of parking stalls)
. DISCUSSION
Ed Panyk and Lori Ecklund are pro~osing a 7,500 square foot commercial building on Lot 2
Block 1 of Dakota County Estates 9t Addition. The applicants are seeking a Conditional Use
Permit for the use of Personal & Professional Services and Office Space for the First National
Bank of Farmington. The bank space would occupy 2,520 square feet of the north portion of the
building.
First National Bank is currently located in the Benedict Plaza commercial building just to the
north along Upper 183rd Street and is seeking a larger facility. The applicants are proposing
three- (3) drive through lanes in the rear, or English Ave side of the building.
Access onto the property would come from two shared locations off of English Ave. Currently
staff is working with the applicants and the property owners to the north and south to share
accesses along the property boundaries in order to limit the number entering onto English Ave.
The commercial property owner to the north has verbally agreed to share an access and drive
along the shared property line. But because the property to the south has not been sold to a
commercial developer at this time, the current property owner has not indicated his willingness
to share in those costs.
Because the site plan was not submitted in time to allow for proper staff review and due to the
required shared access agreement with adjacent property owners, staff is recommending to
. continue the public hearing until the May 9, 2000 Planning Commission meeting.
Staff has completed an abbreviated review of the site plan and has made the following
comments:
.
.
.
Shared Access
a) A agreement in writing from both north and south property owners is required;
Landscaping
a) The applicant revise the landscaping plan following the standards outlined in Section 10-6-14
of the City Code.
Building Design
a) The applicant submits elevation drawings of the building for reView by the Planning
Commission.
Parking Lot
a) Indicate with a detail on the site plan the dimensions of both a typical parking stall and
handicap stall. Also detail the required signage plan for identification of handicap parking.
Exterior Lighting
a) Submit an exterior lighting plan following the requirements in Section 10-6-12 of the City
Code. Also show detail of all proposed exterior lighting (i.e. overhead, wall, flood, etc.).
Signage
a) Although a signage plan is not apart of the CUP approval and can be completed at a later date
with the Planning Commission, the applicant should diagram the possible location of either
or both wall and pylon signage.
Engineering Information
a) Although City Engineering staff does not conduct a full review of the site plan for the
purpose of CUP approval, the applicant should be prepared to indicate locations of water and
sewer connections, location of catch basins, direction of parking lot drainage, sidewalk
construction details and any other engineering details that may be necessary.
ACTION REQUESTED
Staff recommends that the public hearing be continued until the May 9, 2000 Planning
Commission meeting in order to allow the applicant to make the necessary corrections and
submit the requested additional information of the site plan and to allow staff time to review the
information.
Resp,. e~t:ul1Y ~llb~m' .' '// ,,1 " "
'---~?/;-" ~/ /~, / I /7-' "
~&~~: -
Michael Schultz - '
Associate Planner
cc:
Edward Panyk
Lori Ecklund
.
CITY OF FARMINGTON
CONDITIONAL USE APPLICATION
Farmington, MN 55024
~ t,u{'-\.-J (.\. - 651-463-7111 FAX 6~1-463-1611
, Lorele~:I',
Applicant Name t"'...J., p~('lL-f k + LR; r ," PC..f-/Uh ,../
Applicant Address Lj,;}.-I f?~ I Yh Sf"' F7 rJ'1 /J1 rl
S~cl C~ ~~
Phone Number ~ 1- Y 6 g .-ft:j'r...s-
Legal Description of Subject P,roperty: (I~ b~ockl plat Dft.me, section, townsh.,'p, range)
J-.ct)'t a BLock I ~ li.)~~ E~-frzt,fe..>
Current Land Use VCL<LCL-~ Current Zoning District
cr*' mdtYt~
. Specific Nature of Request: C-a~'t~ ~ - baf".-l::. t- o.f'f'~ce ~e-J
.
Following Attached: (please check) _ Proof of Ownership _ Boundary/Lot Survey
_ Application fee ($150) _ 6 Copies of Site Plan
_ Abstract/Resident List *(required 350' from subject property)
_ Torrens (Owner's Dublicate Certificate of Title Required)
Property Owner', Signn'nre ~~ 0. Q-..JPPlican.. Signn'nre .
Date d.:-.fl- 2060 7f,V1 Date
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10-3-2
*<Gl
1 0-3-2
(Ord. 086-177, 3-17-1986; amd. Ord. 088-198, 2-1-1988; Ord.
091-246, 5-20-1991; Ord. 092-284, 9-21-1992; Ord. 093-298,
2-16-1993; Ord. 096-378, 8-19-1996)
Permitted Uses
B-1 Limited Business District
1. Retail business
2. Auto sales, service, repair
3. Restaurants
4. Hotels and motels
5. Animal clinics
6. Commercial recreation
7. Recreational equipment
sales, service and repair
8. Motor fuel stations, major
9. Clubs, health clubs
10. Home and trailer sales
and displays
11. Parking lots
12. Clinics
(Ord. 086-177, 3-17-1986;
091-246, 5-20-1991; Ord.
3-1-1999)
Conditional Uses
1. Water recreation and water
storage
2. Public buildings
3. Public utility buildings
4. Farm implement sales,
service, repair
~ 5. Offices
6. Wholesale business
7. Supply yards
8. Fast food establishments
9. Theaters
10. Mini-storage units
11. Outdoor sales
..... 12. Personal and professional
services
13. Car wash
14. Solar energy systems
15. Daycare facility serving
more than 16 persons
16. Recreational assembly
places
17. Auction houses
18. Residential care facilities
serving more than 6
persons
amd. Ord. 090-227, 2-5-1990; Ord.
095-345, 1-3-1995; Ord. 099-424,
(H) B-2 General Business District
1. Retail business
2. Restaurants
3. Offices
4. Personal and professional
service
1. Water recreation and water
storage
2. Research laboratories
3. Public utility buildings
4. Solar energy systems
City of Farmington
599
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1 0-6-12
10-6-13
(E)
The following tabulation is a recommended guide for floodlight
illumination foot-candle levels for building exteriors:
Recommended Average
Reflective Reflective Foot-Candles
Surface Materials (Percent) A* B* C*
1. Light marble, white or cream terra cotta, 70 85 15 10 5
white plaster
2. Concrete, tinted stucco, light grey and 45 70 20 15 10
buff limestone, buff face brick
3. Medium grey limestone, common tan brick, 20 45 30 20 15
sandstone
4. Common red brick, brownstone, stained 10 20 50 35 20
wood shingles. dark grey brick
A* Recommended foot-candle levels when building is located in areas of intense street
lighting. areas of many conflicting signs and other light sources.
B* Recommended foot-candle levels when lighting in areas of secondary business streets
with few conflicting signs and other light sources.
C* Recommended foot-candle levels when lighting in areas of little conflicting light. such as
college campuses, residential streets, parks and lighted highways.
SOURCE: ILLUMINATING ENGINEERING SOCIETY
(F) In no case shall reflected glare or spill light exceed five-tenths (0.5)
foot-candles as measured on the property line when abutting
residential zones and one (1.0) foot-candle measured on the
property line when such line abuts a similar zone and land. (Ord.
086-177,3-17-1986)
.if-10-6-13:
SCREENING: The screening required in this Section shall
consist of a fence, wall, landscaping or earth berm but shall
not extend within fifteen feet (15') of any public street. Natural features
such as differences in elevation and tree masses may negate the need for
manmade screening in certain areas:
(A) Screening shall be required in residential districts where:
1. Any off-street parking lot contains more than six (6) parking
spaces.
March 2000
City of Farmington
.
.
.
1 0-6-13
10-6-14
2. Any material and equipment is stored other than recreational
equipment, construction material currently being used on the
premises.
(B)
Screening shall be required in business and industrial districts
where:
1. Any structure, parking or storage is adjacent to and within one
hundred feet (100') of property zoned for residential use.
2. Any side yard of a business or industry that is across the street
from a residential zone.
3. Any material and equipment stored outside except in display yards
or for those being used for construction on the premises.
(C) Screening shall be required in all districts where waste material is
stored other than in an enclosed building. (Ord. 086-177, 3-17-1986)
*",10-6-14: LANDSCAPING:
(A) Purpose: The purpose of this landscaping regulation is:
1. To provide vegetation to enhance the architecture of structures
and soften and enhance the visual impact of buildings and paved
areas.
'( \
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"-
2. To minimize environmental effects of a development on a
particular site and surrounding area by providing shade, erosion
control, air purification, ground water recharge, oxygen regeneration
and noise, glare, and heat abatement.
3. To protect and preserve the appearance, character, and value of
property and thereby promote the general welfare of the City.
4 . To buffer conflicting land uses and enhance the quality and
appearance of the entire site.
(B) Definitions: The following are definitions used in conjunction with the
landscape regulations:
CANOPY
TREES:
Those species of tree that reach a height of
thirty feet (30') to seventy feet (70') or taller at
March 2000
City of Farmington
1 0-6-14
.
CLUSTER
PLANTINGS:
DECIDUOUS
TREES:
ENCROACH-
MENT:
EVERGREEN
TREES:
GROUND
COVER:
IMPERVIOUS
SURFACE:
.
INTERIOR
PARKING LOT
LANDSCAPING:
LANDSCAPE
MATERIAL:
LANDSCAPED
OPEN SPACE:
.
10-6-14
maturity and which are usually grown with lower
limbs removed to preserve visibility.
A grouping of three (3) or more plants installed
in close proximity to one another.
Those trees which drop all of their leaves
annually, such as ash, maple, oak, linden, etc.
Any protrusion of a vehicle outside of a defined
parking space or display area.
Those trees that retain their leaves during
dormancy, such as pine, spruce, juniper, yews,
fir, etc.
Low-growing plants or turf grass installed to
form a continuous cover over the ground
surface.
A surface that has been compacted or covered
with a layer of material so that it is highly
resistant to infiltration by water. It includes
surfaces such as compacted sand, limerock, or
clay, as well as most conventionally surfaced
streets, roofs, sidewalks, parking lots, and other
similar structures.
Any landscape material located within a paved
parking area planted with live plant material,
such as trees, shrubs, ground cover, or turf
grass.
Such living material as trees, shrubs, ground
cover/vines, turf grasses, and nonliving material
such as: rocks, pebbles, sand, bark, mulch,
brick pavers and earthen mounds (excluding
pavement), and/or other items of a decorative or
embellishment nature such as: fountains, pools,
walls, fencing, sculpture, etc.
All land within the property lines not covered by
building or pavement.
March 2000
City of Farmington
10-6-14
.
LANDSCAPING:
NATIVE
GRASSES:
ORNAMENTAL
TREES:
PARK TREES:
PARKING LOT
PERIMETER:
.
SCREENING:
SHRUBS:
STREET
TREES:
TREES:
TURF:
.
March 2000
10-6-14
Bringing the soil surface to a smooth finished
grade, or designing the soil surface with berms,
installing sufficient trees, shrubs, ground cover,
grass, and other acceptable materials to soften
building lines, provide shade, promote positive
environmental effects, and generally produce a
pleasing visual effect on the premises.
(
\.
Those species of perennial grasses other than
those designated as noxious weeds by the
Minnesota Department of Natural Resources.
Low-growing trees including those species of
trees that reach a height between fifteen (15) to
thirty feet (30').
Trees, shrubs, bushes and all other woody
vegetation in public parks having individual
names, and all areas owned by the City or to
which the public has free access as a park.
The planted area outside the perimeter of the
paved area measured from the edge of the
parking lot outwards.
l~:
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A method by which a view of one site from
another adjacent site is shielded, concealed, or
hidden. Screening techniques include fences,
walls, hedges, tree rows, berms, or other
features.
Any self-supporting, woody plant of a species
that normally grows to an overall height of less
than fifteen feet (15') in this region.
Trees on land lying between the edge of curb
and the property line within the City.
Any self-supporting, woody plant of a species
which normally grows to an overall minimum
height of fifteen feet (15') in this region.
A species of perennial grass grown as
permanent lawns or for landscape purposes as
City of Farmington
10-6-14
10-6-14
.
distinguished from those species grown for
agricultural or commercial seed purposes.
(C) Landscape Plan Requirements: Plans for required landscaping in the
B-1, B-2, B-3 and 1-1 Districts and for multi-family dwellings shall be
submitted to the planner for approval before any permits are issued.
The plan, shall be based on accurate final site plans and consist of a
planting plan and exterior lighting plan. A registered landscape
architect, registered architect, certified arborist, horticulturist or
landscape designer shall prepare the plan.
(D) Landscape Plan Contents: A landscape plan shall include the
following information:
1. North point and graphic scale, not less than one inch (1") to one
hundred feet (100').
2. The name of the project; developer; owner; and the person who
prepared the plan, with their professional designation; and the date
and revision dates of the plan.
3. Accurate final grades at two foot (2') contour interval.
.
4. The location and dimensions of all existing and proposed
structures, parking lots and drives, curbs, sidewalks, refuse disposal
areas, fences, storm drainage systems, freestanding electrical
equipment, recreational facilities and other freestanding structural
features as determined necessary by the City.
5. The location, size, and type of all overhead, at-grade, and
underground utilities and structures with proper notation, where
appropriate, as to any safety hazards to avoid during landscape
installation.
6. The location, type, sizes and quantity of all proposed landscape
materials shall be delineated on the plan. Proposed plant material
shall be shown at maturity and called out on plan by common name
or appropriate key.
7. All plans shall be accompanied by a list or schedule of proposed
landscape material, including common and botanical name, the
quantity of proposed plants and trees, their height, caliper or gallon
size and any requirements during installation.
.
March 2000
City of Farmington
10-6-14
1 0-6-14
.
8. Location of hase connections and other watering sources
including the location af irrigation systems.
9. Any existing vegetation proposed to be saved shall be identified
by name, quantity and size. Methods of protecting the vegetation
must be illustrated and explained. Any existing trees, twelve inch
(12") diameter or larger measured at four and one-half feet (41/2')
aboveground that are proposed for removal, must be included on the
plan.
10. Water permeability test results are required to be shown on the
landscape plan. See subsection (F)3 of this Section for testing
techniques.
(E) General Landscaping:
1. Landscaping Required: All areas not covered by buildings, paved
areas, or other acceptable improvements shall be finish graded and
installed with turf grass or other acceptable plant material.
.
2. Developed Uses: In all residential, business and industrial
districts, except in B-2 developed uses shall provide a landscaped
yard along all public streets. This yard shall be free from structures,
storage and off-street parking, except for driveways, and shall be at
least twenty feet (20') in depth.
3. Nonresidential: Where lots ar parcels in any nonresidential zoning
district are within one hundred feet (100') of a residential zoning
district (R-1, R-2, R-3 and R-4) a landscaped yard ten feet (10') in
width installed with a one hundred percent (100%) screen (plant
material, fence, etc.) shall be installed within the landscaped yard.
4. High-Density: High-density residential developments which range
from seven (7) and sixty (60) units per acre shall include at least
twenty percent (20%) af the parcel as landscaped open space and
ten percent (10%) of the parcel must be developed for private
recreation and/or common open space.
5. New Construction: New business construction in the B-1 Limited
Business District shall maintain a minimum of ten percent (10%) of
the site area as landscaped open space devoted to pedestrian use.
6. Off-Street Parking: Any oft-street parking lot containing more than
six (6) parking spaces shall be landscaped along the perimeter of
the parking lot as follows:
.
,""-
'f \
"'-/
March 2000
City of Farmington
10-6-14
10-6-14
.
(a) Number Of Plant Materials: One tree and three (3) shrubs for
every forty feet (40') of parking lot perimeter installed as close to
forty feet (40') as possible along the parking lot frontage, allowing for
utilities and intersection visibility requirements, in order to shade and
enhance the appearance of the parking lot. Shrub plantings should
be planted in groups of three (3) or more and installed to visually
buffer the parking lot and roadway.
(b) Minimum Landscape Area: A continuous nonpaved area at
least ten feet (10') in width, shall be located between the edge of
the parking lot and the property line.
(c) Plant Species: Large canopy trees should be installed to
provide shade for parking spaces. Evergreen trees should be used to
screen parking lots and interior roadways. Visual buffers shall be a
maximum of three feet (3 ') in height at maturity. No plant material or
berm may be located so as to obstruct the sight distance of motorists
entering or leaving the site.
7. Parking Lots: Any parking lot containing more than twenty (20)
parking spaces shall be provide interior parking lot landscaping as
follows:
e
(a) Number Of Plant Materials: A minimum of one tree and three
(3) shrubs for every twenty (20) parking spaces is required. Each
interior island shall have at least one canopy tree that does not
impede vehicular visibility.
(b) Location Of Interior Islands: A minimum of one interior
planting island for every twenty (20) parking spaces is required and
shall be dispersed throughout the parking lot with the final layout
design subject to review by the Community Development
Department.
(c) Interior Planting Island: The planting island shall have a
minimum width of eight feet (8'), a maximum length of sixteen feet
(16'), and a minimum area of one hundred twenty eight (128)
square feet. A minimum of seventy percent (70%) of every interior
planting island shall be planted with live plant material, such as
trees, shrubs, ground cover, or turf grass. The shrubs and ground
cover shall be a maximum height of three feet (3') at maturity. The
remaining area of the interior planting island shall be covered with
an organic mulch.
.
March 2000
City of Farmington
10-6-14
10-6-14
.
(d) Location Of Conduits: In cases where lighting conduits are
installed within the interior planting islands, the conduits shall be
located along the edge of the curb and not through the middle of the
island in order to allow for the installation of plant material.
(e) End Islands Of Parking Aisles: The end islands of all parking
aisles and corners must be a minimum width of eight feet (8') and a
maximum length of sixteen feet (16') for a single parking aisle or
thirty two feet (32') for double parking aisles. The end islands shall
be landscaped as required above.
(f) Concrete Curbing: Concrete curbing is required for parking
islands within the parking lot area.
.
(g) Suggested Location Of Interior Islands For Safety: Parking
lots shall be designed to promote safety for automobile drivers and
pedestrians. In designing parking spaces, the driving aisles should
be aligned towards the major destination as permitted by
topography. This allows for pedestrian traffic to move through the
aisles instead of crossing parking bays. One solution to quality
parking is to locate a planting island between parked cars and install
a sidewalk for easy access to the major destination as permitted by
topography. Plantings may be located along the sidewalk to promote
an aesthetic approach towards the building.
8. Screening Of High Activity Uses: All loading docks; commercial
facilities with drive-through services; automotive repair and service;
car washes; and other similar high activity uses associated with the
building, adjacent to residential districts, shall be screened from
adjacent property or street right of way by a six foot (6') opaque
fence or masonry wall.
9. Screening Of Storage Yards: In industrial and commercial
districts, no outside storage areas shall be allowed nor shall any
articles, goods, materials or storage tanks be kept in the open or
exposed to public view or view from adjacent buildings, without prior
approval of the City. If outside storage is given City approval, all
materials and/or containers and equipment, shall be screened from
view. Required screening shall include: a) a six (6) to eight foot (8')
high opaque wooden fence and landscaping; b) landscaping and
berms; or c) a combination of both to fully screen the outdoor
storage.
10. Screening Of Double Frontage Lots Adjacent To Collector And
Minor Arterial Roadways: All subdivided land, included in all districts,
.
March 2000
City of Farmington
10-6-14
1 0-6-14
.
which backs up to a collector or minor arterial street, either at right
angles or parallel to the collector or arterial, shall provide for each
double frontage lot an additional twenty feet (20') from the edge of
the right-of-way line towards the property in order to allow space for
buffering/screening along the back lot line. The developer shall be
required to install the screening and this area may be screened by
either a six foot (6') high wood fence with landscaping located
between the fence and the property line, a berm with landscaping, a
hedgerow, or an opaque landscaped screen. The plantings should
be installed in order to provide one hundred percent (100%)
screening of rear buildings from the collector or minor arterial street.
(F)
Planting Requirements:
1. Specifications: The minimum planting sizes for all plant material is
the following:
(a) Evergreen trees: six feet (6') in height as specified by the
American Association of Nurserymen, except for the true dwarf
varieties.
.
(b) Ground cover plants: crowns, plugs, containers, in a number
as appropriate by species to provide fifty percent (50%) surface
coverage after one growing season. The species must provide
seventy five (75) to one hundred percent (100%) surface coverage
after two (2) growing seasons.
(c) Medium and large deciduous shade trees: two inch (2")
caliper, as measured six inches (611) above the ground as specified
by the American Association of Nurserymen.
(d) Shrubs (deciduous and evergreen, including spreader and
globe tree forms): twelve (12) to eighteen inches (18") in height.
(e) Small deciduous or ornamental trees: minimum caliper of one
and one-half inches (11/2A) as specified by the American Association
of Nurserymen, except for the true dwarf varieties.
(f) Sod: as required to provide coverage and soil stabilization.
Sod is required in the street side yard or front yard and seeding may
be planted within other areas of the yard.
(g) Turf and native grass: seeding as appropriate to provide
complete coverage within the first growing season.
.
March 2000
City of Farmington
10-6-14
10-6-14
2. Soil Specifications: The landscape plan must contain results of a
water permeability test. A water permeability test is required in order
to determine the type of soil the plant material is planted in. This
requires a sharp shooter spade dug eighteen inches (18M) into the
ground. Fill the hole with water and if after eighteen (18) hours the
hole still retains the water, the soil is determined to be too poor for
planting.
.
3. Poor Soil Remedies: If the soil is determined to be too poor for
planting, the following two (2) possible remedies are recommended.
The first remedy is to install a ten foot (10') wide raised planting
bed in order to provide acceptable planting soil. The height of the
bed is the amount of soil it takes to cover the root ball of the plant to
a level of two inches (2") above the ball. The bed must be covered
with four inches (4") of mulch to provide for moisture retention. A
second remedy is to excavate the soil to the depth of the root ball,
allowing the root ball to rest on the clay soil. Excavate an area five
(5) times the size of the root ball and replace the soil with quality
planting soil. This will allow the tree roots to spread into adequate
soil and provide an established root system before spreading into the
poorer soil.
(G)
Street Tree Species To Be Planted:
.
1. Official Street Trees: The following list constitutes the official
street tree species for Farmington, Minnesota. No species other than
those included in this list may be planted as street trees without
written permission of the Reforestation Advisory Commission.
2. Allowable Street Tree Species:
Ash
Marshalls
Summitt
Patmore
Kindred
Burgesen
Dakota centennial
Maole
Majesty
Fire dance
Schwedler Deborah
Norway
e
March 2000
Linden
American
Greenspire
Redmond
Sentry
2M
Burr
English
Northern red
Swamp white
Maole
Emerald queen
Green mountain
Cleveland
Maole
Emerald lustre
Northwood red
Crimson king
[' )
'-~,.
City of Farmington
10-6-14
10-6-14
.
Other
Imperial honey locust
Skyline honey locust
Sunburst honey locust
Ironwood
Hackberry
Regal elm
(a) Spacing: Boulevard street trees shall be installed at a
minimum spacing of one tree for every forty feet (40') of street
frontage. The trees need not be placed at even forty foot (40')
intervals; however, they should be installed as close to forty feet
(40') as possible along the street frontage, allowing for utilities,
driveways and intersection visibility requirements. The boulevard
trees shall be installed per the landscape plan. The developer is
responsible for ensuring that the boulevard trees are planted per the
landscape plan as required by the development contract. Special
planting designs for boulevard street trees need to be approved by a
landscape architect or the planning coordinator.
(b) Distance From Curb And Sidewalk: Boulevard trees shall be
planted in the center of the boulevard width between the property
line and curb or the sidewalk and curb. The distance trees may be
planted from curbs and sidewalks shall be no closer than three feet
(3').
.
(c) Distance From Street Corners And Fireplugs: No street tree,
landscape material or fences shall be located within the triangle of
visibility, which is the area within a triangle created by measuring
from a point on the curb or edge of the street closest to the center of
the intersection, down the front curb lines or edge or intersecting
streets thirty feet (30'), and connecting their end points with a
straight line. No street tree shall be planted closer than ten feet
(10') from any fireplug.
(d) Utilities: No street tree may be planted within ten (10) lateral
feet of any underground water line, sewer line, overhead or
underground transmission line or other utility. Gopher State One
shall be called to request locations of utilities. Only columnar street
trees are allowed to be planted at least ten feet (10') from
streetlights.
(H) Tree Maintenance On City Boulevards:
1. The Boulevard Tree Maintenance Program is designed to
prescribe various levels of maintenance to City trees located within
City.owned boulevards.
.
March 2000
City of Farmington
1 0-6-14
1 0-6-14
.
(a) Planting Requirements: The City Tree Maintenance Division
will review all planting of trees and shrubs within City boulevards,
defined as City-owned right of way.
r
l
"<""
(b) Forestry Plan: Developers of subdivisions must submit a
forestry plan to the Planning Division. The Planning Division will be
responsible for approving appropriate tree plantings within City
boulevards.
(c) Addition To Plan: Trees planted by residents on the
boulevards that are in addition to the tree plan must receive prior
approval from the City Tree Maintenance Division.
(d) Trimming Requirements: The Parks Maintenance Division will
be responsible for all trimming of boulevard trees. As these trees are
on City property, and are essentially and legally City property, they
must be maintained by the City to ensure that they are properly
trimmed for structural integrity and disease-control measures.
(e) Trimming: Prior to trimming boulevard trees, affected
residents will be notified of the trimming schedule by the City
through the use of door "hangers. or tags.
.
(f) Contact: Residents will need to contact the Tree Maintenance
Division when a boulevard tree needs trimming or inspection.
(g) Height Standards: Trimming height standards must maintain
a ten foot (10') clearance above any walkway and fourteen feet
(14 ') above the roadway. These requirements provide clearance for
walker, snow removal equipment and solid waste vehicles.
(h) Brush From Pruning: The City will not collect any brush
resulting from pruning or removal of trees or brush from private
property.
(i) Emergency Collection Of Brush: An emergency brush
situation would occur when the Public Safety Officer declares one to
exist, then and only then will the City collect brush generated by
residents on private property, as a one time emergency service.
(I) Tree Topping:
1. It shall be unlawful as a normal practice for any person to top any
street tree, park tree or other tree on public property except as
allowed in Section 8-6-10 of this Code. "Topping" is defined as the
.
,
)
March 2000
City of Farmington
10-6-14
10-6-14
.
severe cutting back of limbs to stubs larger than three inches (3") in
diameter within the tree' s crown to such a degree so as to remove
the normal canopy and disfigure the tree. Trees severely damaged
by storms or other causes, or certain trees under utility wires or
other obstructions where other pruning practices are impractical may
be exempted from this Section at the determination of the City
Reforestation Advisory Committee.
(J)
Pruning, Corner Clearance:
1. Prune branches so that such branches shall not obstruct the view
of any street intersection and so that there shall be a clear space of
ten feet (10') above the surface of the street or sidewalk. Said
owners shall remove all dead, diseased or dangerous trees, or
broken or decayed limbs that constitute a menace to the safety of
the public. The City shall have the right to prune any tree or shrub
on private property when it interferes with the proper spread of light
along the street from a streetlight or interferes with visibility of any
traffic-control device or sign.
(K)
Dead Or Diseased Tree Removal On Private Property:
.
1. The City shall have the right to cause the removal of any dead or
diseased trees on private property within the City in accordance with
Title 7, Chapter 6 of this Code when such trees constitute a hazard
to life and property, or harbor insects or disease which constitute a
potential threat to other trees in the City. The City Reforestation
Committee will notify, in writing, the owners of such trees. Removal
shall be done by said owners at their own expense within sixty (60)
days after the date of service of notice. In the event of failure of
owners to comply with such provisions, the City shall have the
authority to remove such trees and charge the cost of removal on
the owners' property tax notice.
(L)
Removal Of Stumps:
1 . All stumps of street and park trees shall be removed below the
surface of the ground so that the top of the stump shall not project
above the surface of the ground.
(M) Tree Protection In Construction Zones:
1. Specifications: Existing trees and vegetation that are to be saved
shall be protected from all construction activities, including earthwork
operations, movement and storage of equipment, and materials and
.
March 2000
City of Farmington
10-6-14
10-6-14
.
dumping of toxic materials. A mInimum protection zone shall be
established by the installation of temporary fencing around existing
vegetation to be preserved, placing the fencing no closer to the trees
than their drip lines, and this information shown and noted on the
plans. Protective fencing shall be maintained throughout the
construction period. Alternative protection measures may be
approved by the Community Development Department. Construction
details which indicate special techniques that will be employed to
save trees are required for all existing trees for which credit is
desired. Existing trees will be counted as fulfilling the landscaping
requirements of this Section. Trees counted shall be all existing
deciduous trees with a trunk size of four inches (4") or larger,
measured at four and one-half feet (41/2') above the ground and all
existing evergreen trees measuring five (5) vertical feet or more in
height.
.
2. Replacement: If any of the trees required to be retained or trees
planted as part of the landscaping plan should die within a period of
eighteen (18) months after completion of the activities associated
with construction of the site, the owner of the property must replace
the trees within six (6) months at a ratio of one to one (1 :1) with an
approved tree having a minimum diameter of two inches (2U)
measured at a point six inches (6") above the natural grade.
Shrubbery or other plantings which die within eighteen (18) months
of completion of the activities shall be replaced in-kind within six (6)
months.
(N)
Overhead Utility Line Planting Requirements:
1. Location: Overhead utility lines must be located on the landscape
plan. In order to allow for maintenance of the lines, if an overhead
utility line is located in the rear yard along the property line, the
buffer plantings required in the buffer yard shall be installed following
guidelines set below. If the overhead utility line is located in the rear
yard, but five feet (5') to ten feet (10') from the property line, the
screening and buffer yard plantings shall be installed along the
property line with City staff approval.
2. Species: The following is a list of plant materials that might be
considered for use near overhead utility lines. This list is not all-
inclusive. Considerations should be given to soil conditions,
drainage, exposure, growth patterns, and local experience when
selecting plant materials.
.
l)
March 2000
City of Farmington
1 0-6-14
10-6-14
.
Shrubs (maximum of 15 feet in heiaht)
Plant under overhead lines
Althea (rose-of-Sharon)
Barberry
Boxwood
Burning bush (euonymus alatus)
Flowering almond
Honeysuckle
Lilac
Potentilla
Spireas
Viburnums
Forsythia
Spreading junipers
Ornamental grasses
Small Trees (over 15 feet. but under 30 feet in heioht)
Plant at least 15 feet from overhead utility line
Amur maple
Crabapples
Dogwoods
Flowering cherries
Flowering plums
Hawthorns
Japanese tree lilac
Redbud
Serviceberry
Weeping mulberry
Medium Trees (30-70 feet in heiaht)
Plant at least 35 feet from overhead utility line
.
Ash
Bald cypress
Black gum
Goldenrain tree
Pears (aristocrat, chanticlear)
Lindens
Maples (red, Norway)
Oaks (sawtooth, English)
River birch
Spruce
Laroe Trees (over 70 feet in heiaht)
Plant at least 45 feet from overhead utility line
Basswood
Hackberry
Kentucky coffeetree
London plane tree
Gingko
(0) Landscape Guarantee:
Oaks (burr, red, pin)
Red pine
Tulip poplar
White pine
Honey locust
1. Guarantee: All new plantings shall be guaranteed for two (2) full
years from the time planting has been completed. Plants not alive at
the end of the guarantee period shall be replaced.
.
City of Farmington
March 2000
1 0-6-14
.
10-6-15:
(A)
(B)
.
(C)
(D)
.
10-6-15
2. Surety: Prior to approval of the landscape plan, the applicant shall
submit surety acceptable to the City Administrator in the amount of
the established costs of complying with the plan. The aforesaid
surety shall be provided for guaranteeing completion and compliance
with the plan.
3. Completion Or Bond: A certificate of occupancy shall not be
issued until either the landscaping is completed or a bond has been
filed. (Ord. 099-441, 11-15-1999)
FENCES: Fences shall be permitted in all yards subject to the
following:
Residential Fence Heights: In residential districts four foot (4')
fences may be located on any lot line except that fences on interior
lots may be six feet (6') in height on the side and rear lot lines
beginning at the nearest front corner of the principal building.
Corner Lots: Fences up to six feet (6') in height may be constructed
on the side and rear lot lines behind the nearest front corner of the
principal building subject to the following:
1. The front corner of the principal building is defined as beginning at
the widest point of the structure's front street facing foundation as
determined by its street address.
2. No fence over four feet (4') in height shall be located within the
triangle of visibility which is that area within a triangle created by
measuring from a point on the curb or edge of the street closest to
the center of the intersection, down the front curb lines or edge of
the intersecting streets thirty feet (30'), and then connecting these
end points with a straight line.
Varying Setbacks: Should the fence be located between principal
buildings with varying setbacks on adjacent lots, a fence up to six
feet (6') in height may not extend beyond the average setback of the
two (2) buildings.
Variance: A variance is required for fences over six feet (6') and up
to eight feet (8') in height when constructed within the buildable
areas of lots in residential districts.
( )
,-.
March 2000
City of Farmington
.
.
.
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:
Michael Schultz
Associate Planner
c,P
SUBJECT:
Autumn Glen 1 st Addition Final Plat
DATE:
April 25, 2000
INTRODUCTION
Arcon Development, Inc. has submitted Final Plat plans for the Autumn Glen development,
located east of the Akin Park Estates and Limerock Ridge neighborhoods. The Final Plat of the
First Addition contains 41 single-family lots.
Plan nine Division Review
Applicant:
Arcon Development, Inc.
7625 Metro Blvd. Suite 140
Edina, MN 55439
(612) 835-4981
Referral Comments:
1. Gerald Auge, PE, Engineering Division
Attachments:
1. Applications
2. Location Map
3. Final Plat, reduced copy
Location of Property:
The Autumn Glen subdivision property is located east of
Akin Park Estates and Limerock Ridge subdivisions and
south of the proposed Prairie Creek East property. The
property is also west of 52 acres of City-owned parkland
and to the north of the proposed 195th Street right-of-
way.
The lots within the 1 st Addition are located mainly along
Embers Ave and 193rd Streets until they intersect. The
remainder of the addition is made up of outlots, the
reason for the outlots is explained in the main text of this
memo.
.
.
.
-
Area Bounded By:
Single-family residential development to the west,
proposed single-family residential to the north, parkland
to the east and the proposed right-of-way for 19Sth Street
to the south.
Existing Zoning:
R-l Low Density - Single Family Residential
Existing Conditions:
The western portion of the property is densely vegetated
on steep slopes. The central portion is currently farmed
and is relatively flat and the eastern portion consisting of
the wetland area is densely vegetated on relatively flat
ground.
Proposed Development:
The proposed overall development consists of 153
single-family lots on 102.96 acres yielding a density of
1.5 units/acre. This falls below the maximum density of
3.5 units per acre permitted in the R-l zone.
Approximately 35.6 acres on the east-side of the
property will be added to the existing City parkland.
Lot Coverage and Sizes:
The maximum lot coverage for an R-l Single-family
zone is 25%. The minimum lot size for the development
is 10,000 sq. ft. The minimum lot width is 75 feet.
Streets and Accesses:
The Final Plat will consist of the construction of Embers
Ave and 193rd Street which will allow two direct
accesses out of the subdivision.
SidewalkslTrails:
A sidewalk/trail will be required along the east side of
Embers Avenue and along the south side of 193rd Street
because of their minor collector status per City Code
requirements. An eight-foot trail is proposed along the
south side of 193rd Street to match the existing trail in
Akin Park Estates and needs to be shown along the
entire 193rd Street's right-of-way to fulfill the City's
sidewalk requirements.
Parkland and Trails:
The Parkland adjacent to the Autumn Glen development
and owned by the City was originally two parcels. The
City purchased the northern parcel while the southern
parcel was dedicated to the City by John Malinski to
meet parkland fee requirements for this parcel. The
Developer proposes to dedicate an additional 35.59 acres
of park/open space to the City that abuts the current City
property.
DISCUSSION
The Preliminary Plat was approved at the August 24, 1999 Planning Commission meeting and the
September 6, 1999 City Council meeting. Also approved along with the Preliminary Plat was a
Conditional Use/Grading and Excavation Permit to allow commencement of grading of the
.
.
.
property. The developer began rough grading work and tree removal on site late in September
and has completed most of the grading work this spring. Road construction will likely begin
shortly after the Developer's Agreement has been signed.
The Developer requested an extension to file for the Final Plat on November 15, 1999 (see-
attached letter). The first phase of the development consists of 41 lots on 54.57 acres; the total
site contains 101.96 acres. The proposed project meets these requirements as cited in the City
Code.
Akin Park Outlot D (Shown as Outlot K on Final Plat)
Arcon Development has requested that the City convey Outlot 'D', located north of 193rd Street
in Akin Park Estates, to Arcon Development to be incorporated into lots. However, Outlot 'D'
was conveyed only for "Public Purposes", essentially for the use of the sanitary sewer. The City
Council agreed on March 20, 2000 to convey the outlot back to the State to begin the process of
conveying it back to the developer.
The area is now shown on the Final Plat as both Outlot 'K' and Outlot 'J' (north and south side of
193rd Street). When Arcon Development gains control of this property it will be replatted to
extend the rear lot on Lots 1 & 2 of Block 8 and subdivide two additional lots as part of both
Outlot 'K' and Outlot 'L'.
Future Use of Outlots
The Autumn Glen Final Plat contains a number of outlots for multiple purposes. Below is a brief
explanation of each of the outlots.
Outlot 'A': Future subdivision of single-family lots
Outlot' B': Future subdivision of single-family lots
Outlot 'C': Future subdivision of single-family lots
Outlot 'D': Storm Water Pond with 20' access (will be dedicated to the City)
Outlot' E': Future subdivision of single- family lots
Outlot 'F': Future subdivision of single-family lots
Outlot 'G': Future subdivision of single-family lots
Outlot 'H': Storm Water Ponds (will be dedicated to the City)
Outlot'!': 20' access to future storm water pond (will be dedicated to the City)
Outlot 'J': 15' portion of Outlot 'D' of Akin Park Estates (part of outlot conveyance)
Outlot 'K': portion of Outlot 'D' of Akin Park Estates (part of outlot conveyance)
Outlot 'L': Future subdivision of single-family lots
Landscape Plan
The landscape plan for the 1 sl Addition complies with the permitted boulevard trees and planting
requirements outlined in 10-6-14 (G) of the City Code. The boulevard tree species proposed
within the development are Green Spine Linden (quantity - 29), Summit/Platmore Ash (38),
Norway Maple (27) and Iron Wood (18).
Engineering Review
Engineering staff has completed their review of the plat and are requesting the following
reVISIOns:
.
.
e
1) Easements on Outlot A shall be changed to reflect storm sewer realignment along the north
property line;
2) Outlots need to be removed after approval from the State of Minnesota for vacation of
existing sanitary sewer on Outlot D (new Outlot K).
The following are contingencies to the Autumn Glen 151 Addition Final Plat:
1) All Engineering issues be resolved before signing of the Development Agreement;
ACTION REQUESTED
Approve the Autumn Glen 151 Addition Final Plat contingent upon the above requirements and
forward the Final Plat to the City CounciL
Res pectf~ly SUb~m'ttij/~i /< ,"
~!-/ / f
/1tR'~-. . /..
Michael Schultz
Associate Planner
cc: Arcon Development, Inc.
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmlngton.mn.us
TO:
Lee Smick, Planning Coordinator
FROM:
Gerald 1. Auge, Jr., PE, Assistant City Engineer
SUBJECT:
Autumn Glen - Pinal Plat Comments
DATE:
April 24, 2000
Engineering staff has reviewed the submitted plat for the Autumn Glen project and
forward the following comments:
Comments
1.
Easements on Outlot A shall be changed to reflect storm sewer realignment along
the north property line,
Outlots need to be removed after approval from the State of Minnesota for
vacation of existing sanitary sewer on Outline D (new Outlot K)
2.
Contingent upon correcting the above mentioned final plat Issues, the Engineering
Division recommends approving the final plat.
Respectfully Submitted,
Gerald J. Auge, Jr., PE
Assistant City Engineer
cc:
file
Lee Mann, Director of Public Works/City Engineer
Dave Sanocki, Engineering Division
Dave Olson, Community Development Director
Larry Prank, Arcon Development
Chris Ockwig, Probe Engineering
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