HomeMy WebLinkAbout11.10.98 Planning Packet
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1.
CALL TO ORDER
AGENDA
PLANNING COMMISSION
Regular
November 10, 1998
7:00 P.M.
Council Chambers
325 Oak Street
2.
APPROVAL OF MINUTES
4. DISCUSSION
a) None
5. ADJOURN
a)
Cameron Woods Senior Living Preliminary Plat (continued)
b) Conditional Use Permit - Oak PlaceTownhomes
a)
September 22, 1998
b)
October 13, 1998
3.
PUBLIC HEARINGS
7:00 PM
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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:
Planning Commission Members
Lee Smick, AICP [)..J2
Planning Coordinator
FROM:
SUBJECT:
Cameron Woods Senior Living Preliminary PlatJPreliminary
PUD Plan
DATE:
November 10, 1998
INTRODUCTIONIDISCUSSION
At the October 27, 1998 Planning Commission meeting, it was determined that the
Cameron Woods Senior Living Preliminary Plat be continued to the November 10, 1998
Planning Commission meeting due to revisions required on the plat.
The Developer met with the engineering staff on November 2, 1998 to review comments
made by staff. Issues from the meeting included the following:
1) The plat needs to show the connection of streets in the Terra Addition to the north
and Nelson Hills Farm to the south.
2) Storm water drainage and utility easements need to be shown on the plat.
3) Storm water ponds need to be revised and shown as outlots in order to meet the
requirements of the Surface Water Management Plan.
4) Storm water credits for handling parkland runoff through the Cameron Woods
property needs to be determined at the Development Contract stage.
These items require revisions to be made by the Developer's engineer and will not be
submitted until Monday, November 9, 1998. City staff received a request by the
Developer to submit a letter of intent to address the engineering issues so action on the
preliminary plat could take place at 'the November 10th Planning Commission meeting.
However, there will not be sufficient time allowed for Ci~ staff to review the revised
preliminary plat if the plans are submitted on November 9 . Lee Mann, City Engineer
drafted a response to the Developer's request for a letter of intent (see attached) and
stated that it would be inconsistent with City policy to prepare staff recommendations to
the Planning Commission without allowing adequate time for the staff to review changes
to the plat.
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Therefore, City staff recommends that the Cameron Woods Senior Living Preliminary
Plat be continued to the November 24, 1998 Planning Commission meeting in order for
the Developer's engineer to revise the preliminary plat and allow City staff to have
adequate time to review the revisions.
ACTION REQUESTED
Continue the public hearing for the Cameron Woods Senior Living Preliminary
PlatlPreliminary PUD Plan to the November 24, 1998 Planning Commission meeting in
order for City staff to have adequate time to review the revisions to the preliminary plat.
Sincerely,
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Lee Smick, AICP
Planning Coordinator
cc: Wensco, Inc.
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
November 3, 1998
Mr. John Parotti
Me1chertlBlock Associates
367 East Kellogg Boulevard
Saint Paul, MN 5510 I
RE: Cameron Woods Co-op
Dear Mr. Parotti:
.
City staff has reviewed your request on behalf of your client, Wensmann Homes, for the
City to accept a letter of intent to address the engineering issues for the project and
recommend approval of the preliminary plat based on that letter of intent. It is staffs
understanding that revised plans addressing the engineering issues will not be submitted
in time for review before the Planning Commission agendas are finalized.
Staff has determined that recommending preliminary plat approval based on a letter of
intent to address the engineering issues would not be consistent with current policy and
would not satisfy the expectations that the Planning Commission and City Council have
communicated to staff regarding project review and preliminary plat approval.
If you have any further questions, please do not hesitate to contact me @ 463-1601.
Sincerely,
~fr1~
Lee M. Mann, P.E.
Director of Public Works/City Engineer
cc: file
David Olson, Community Development Director
Tom Sand, Wensmann Homes
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-711I Fax (651) 463-2591
WWw.ci.farmington.mn.us
TO:
FROM:
City Planning Commission
Lee Smick, AICP ^ ()
Planning Coordinator .vx
DATE:
October 27, 1998
RE:
Application to Amend the Comprehensive Plan
Plannine: Division Review
Applicant:
Attachments:
Location of Development:
Area Bounded by:
Size of Property:
Comprehensive Plan:
Current Land Use:
Proposed Comprehensive Plan
Amendment:
Existing Conditions:
Jack Benedict
311 Oak Street
Farmington, MN 55024
(651) 460-6866
1. Location Map .
2. Comprehensive Plan Map
3. Transportation Plan Map
North of Nelson Hills Farm, West of Pilot Knob
Road, South of Terra Addition and East of Pine
Ridge Forest subdivision (see attached map).
Existing single-family development to the north
and south, future commercial to the east and
parkland to the west.
13 .7 total acres
Low Density Residential
Vacant
Amend the property from Low Density
Residential to Medium Density Residential.
The western portion of the site is densely
wooded with a variety of trees mostly of which
are pines of less than 10 feet in height. The
remaining portions of the site have been
somewhat cleared, although larger trees along
the north and central portions of the site remain.
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An existing house is located near the east-central
portion of the site that will be removed.
Topography:
The property is quite steep along the western
edge of the plat with an existing slope of 8%.
The site generally falls to an existing 5% slope
from the center of the site eastward. The site
generally drains towards the east to the ditch
area of Pilot Knob Road. There is an existing
small stream that runs through the middle of the
site possibly draining from a spring near the top
of the hill.
Wetland:
No wetlands exist on the site.
Flood Plain:
There is no flood plain that effects this property.
Additional Comments:
Mr. Benedict is requesting is requesting a Comprehensive Plan Amendment from the existing
Low Density Residential to Medium Density Residential. The proposed development for the site
consists of a senior cooperative housing facility on 13.7 acres.
Adjacent land use surrounding the property includes Low Density Residential to the north in the
Terra Addition, City parkland and Low Density Residential to the west in the Pine Ridge Forest
subdivision, Low Density Residential to the south in the Nelson Hills Farm development and
Limited Business to the east across Pilot Knob Road. High density areas are located directly
behind the business sites with Dakota Meadows Townhomes and Sherburne Deck Homes.
Townhomes of Nelson Hills Farm are located further south of the proposed development along
the west side of Pilot Knob Road.
The existing Limited Business across Pilot Knob Road and the High Density Residential to the
south of the property consisting of the Nelson Hills Townhomes development provide compatible
land uses to the proposed Medium Density Residential.
Mr. Benedict will dedicate 1.72 acres of the site to the City for parkland at the southwest comer
of the property. The City will also receive 3.53 acres of unbuildable land from Mr. Benedict
located at the southeast comer of the property, thereby creating a natural buffer to the west and
south of the property. The Low Density Residential to the north is the only side of the site that
may be impacted by the Medium Density proposal. The Developer proposes to buffer this area
with natural vegetation and provide a dense screen at the northern portion of the site.
The City Thoroughfare Plan illustrates Pilot Knob Road as a minor arterial roadway and the site
will not be accessible to Pilot Knob Road. Euclid Street is designated as a local street and will
provide access from the site to Upper 183rd Street to the north and Euclid Path to the South, both
streets connecting to Pilot Knob Road towards the east.
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Requested Action:
City staff recommends forwarding an approval to the City Council to amend the Comprehensive
Plan for the Jack Benedict property from Low Density Residential to medium Density Residential
subject to Metropolitan Council approval of the Comprehensive Plan Amendment application.
Respectfully Submitted,
~~
Lee Smick, AICP
Planning Coordinator
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Thoroughfare Plan
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f Fannillgton
Created by MScbuI1z, 11/96
PETITION FOR REZONING
. I, the undersigned, am the fee owner of and hereby request that the following described land:
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be rezoned from:
to:
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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 $ , which I understand further will be
refunded if no meeting is scheduled.
The Planning Conunission recommended on the
to (approve) (deny) the petition.
Action of the City Council:
1. On the
day of
2. At a Public Hearing held the
(approved) (denied) the petition.
day of
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Date I /
day of
,19_
City Planner
, 19_ declined to set a Public Hearing.
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City Administrator
Date
In accordance with Title 10, Chapters 2 and 12 of the City Code.
cc: Planning Conunission, Council, Attorney, Engineer, Water Board: PARAC
PARC!;L Al \
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All that part of the South Half of the South Half of the Northeast Quarter ot
Section 14, Township 114. Ranqe 20. Dakot.a' county', 'Minnesota, described as!
follows: I
.
Commence at the Southeast corner of said Northeast Quarter, the poine of.
beqinninq; thence North 00 daqrees 06 minutes 32 second5 West, along the east
line of sal~ Northeast Quarter. a distance of 658.90 feet to the north line of
said South Half of the South Half of said Northeast Quarter; the~ce South 89:
deqrea5 27 min~tes 23 seconds West, along said north line. a distance of
725.08 feet; thence South lS degrees 03 minutes 47 seconds East a distance of
217.96 feet; thence Southerly 396.82 feet alonq thel arc of a curve concave to
the east: whose radiuB is 430'.;00 feet and whose chord hears South 41 deqrees /29
minute$ 01 8econ~s East, to a point of r9verse curvature: ~hence sou~heastetlY
~Ol.41 feet alQnq the arc of a curve concave to the southwest whose radiu3 ~s
170.00 feet and whose chord bear9 South J3 de9rees 58 minutes 49 aeconds Eas~
~o a point of the south line of said Northeast Quarter, thencs North 89 deg~ees
29 minutes 4B seconds gast~ alonq said south line, a distance of 310.00 feel to
the point of beqinninq and there terminating.
I
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PARCEL B;
All that part 'of the South Half oE the South Half of the Northeast OUBrter f
Section 14, Township 114, Ranqe 20, Dakota County, Minnesota, described as
follows:
Comm9nce at the Southeast car~er of said Northea8t Quar~e~: thence North 00
.de9re9o 06 minutes 3~ seconds Wes~, alona tho eaBt line of said Northeast
Quarter, a distance of 658.90 feet to the nOrth line of said South Half of he
Sou.th Half of said Northeas't Quarter: chence South S3 deQrs8s 27 minutes 23l
seconds West, alonq !Jaid north line, a distance of ,725.08 f'eet: to the point! of
beqinnino: continue thence South 89 degrees 27 minutes 23 seconds East a :
distance of 183.19 feet to the east line of the west 26 acres of said SoutN
Half.of the South Half of the Northeast Qua~ter, thence South 00 degrees 10~
minutes 12 seconds East, along said east line, a distance of 328.01 feet1 .
thence North 89 de9rees 27 minutes 13 seconds East a distance 289.67 feet; I
thence Northerly 147.55 feet along the arc of a non-tanqential curve concave
to the eaat whose radius is 430.00 feet and whose chord bears North 23 deqrees
32 minutes 40 seconds west:,: thence North 15 degrees 02 minutes 47 seconds Weal:.
a distance of 211.~G feet to the point of beginnin9 and there terminating.
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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
City Planning Commiss/1. f)
Lee Smick, AICP P
Planning Coordinator
TO:
FROM:
DATE:
October 27, 1998
RE:
Application to Rezone Benedict Property
Plannine: Division Review
Applicant:
Attachments:
Location of Development:
Area Bounded by:
Size of Property:
Comprehensive Plan:
Current Land Use:
Existing Zoning:
Suggested Zoning Change:
Jack Benedict
311 Oak Street
Farmington, MN 55024
(651) 460-6866
1. Petition to RezonelDescription of Property
2. Zoning Map.
3. Conditional and Permitted Uses
North of Nelson Hills Farm, West of Pilot Knob
Road, South of Terra Addition and East of Pine
Ridge Forest subdivision (see attached map).
Existing single-family development to the north
and south, future commercial PUD to the east
and parkland to the west.
13 .7 total acres
Subject to amendment application
Vacant
R-l PUD - Low Density - Single Family
Planned Unit Development
Rezone the property from R-1 PUD - Low
Density Single Family P-lanned Unit
Development to R-2 PUD - Medium Density -
Single Family Planned Unit Development.
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Proposed Density:
The proposed development consists of two, 3-
story, 41-unit buildings on 13.7 acres. The gross
dwelling units per acre is 82 units/B.7 acres this
equals 6.0 units/acre which exceeds the 4.5
units/acre allowed in an R-1 PUD zoning
district, thereby, creating the request to rezone
the property to R- 2 PUD.
Existing Conditions:
The western portion of the site is densely
wooded with a variety of trees mostly of which
are pines of less than 10 feet in height. The
remaining portions of the site have been
somewhat cleared, although larger trees along
the north and central portions of the site remain.
An existing house is located near the east-central
portion of the site that will be removed.
Proposed Development:
The Developer proposes two 3-story, 42-unit
cooperative housing buildings for residents' age
62 and older. The buildings will provide
underground parking for each unit. One elevator
is provided for each building.
Topography:
The property is quite steep along the western
edge of the plat with an existing slope of 8%.
The site generally falls to an existing 5% slope
from the center of the site eastward. The site
generally drains towards the east to the ditch
area of Pilot Knob Road. There is an existing
small stream that runs through the middle of the
site possibly draining from a spring near the top
of the hill.
Wetland:
No wetlands exist on the site.
Flood Plain:
There is no flood plain that effects this property.
Additional Comments:
Mr. Benedict is requesting to rezone his property consisting of 13.7 acres as amended in the
Comprehensive Plan from the existing R-I PUD - Low Density - Single Family Planned Unit
Development to R-2 PUD - Medium Density - Single Family Planned Unit Development.
Mr. Benedict will dedicate 1.72 acres of the site to the City for parkland at the southwest corner
of the property. The City will also receive 3.53 acres of unbuildable land from Mr. Benedict
located at the southeast corner of the property. The remainder of the site consists of two lots
comprising 3.39 acres in Lot I and 2.81 acres in Lot 2.
The proposed development consists of two, 3-story, 41-unit buildings on 13.7 acres. The gross
dwelling units per acre is 82 units/13.7 acres calculating to 6.0 units/acre, over the allowable 4.5
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units/acre in an R-1 PUD zoning district. The proposed R-2 PUD district allows a maximum
gross dwelling units per acre of7.0.
Adjacent zoning districts surrounding the property include R-1 Low Density - Single Family to
the north in the Terra Addition, R-1 PUD Low Density - Single Family Planned Unit
Development to the west in the Pine Ridge Forest subdivision, R-1 PUD Low Density - Single
Family Planned Unit Development to the south in the Nelson Hills Farm development and B-1
Limited Business to the east across Pilot Knob Road.
The City Thoroughfare Plan illustrates Pilot Knob Road as a minor arterial roadway. Euclid
Street is designated as a local street and will provide access from the site to Upper 183rd Street to
the north and Euclid Path to the South, both streets connecting to Pilot Knob Road towards the
east.
Requested Action:
City staff recommends forwarding an approval to the City Council to rezone the Benedict
property from R-1 PUD - Low Density - Single Family Planned Unit Development to R-2 PUD -
Medium Density - Single Family Planned Unit Development and approval of the proposed
schematic PUD plan subject to Metropolitan Council approval of the Comprehensive Plan
Amendment application.
Respectfully Submitted,
~~~
Lee Smick, AICP
Planning Coordinator
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10-3-2
.
(D)
.
.
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, 2-1-1988; Ord.
091-246, 5-20-1991; Ord. 093-298, 2-16-1993; Ord. 094-335,
8-1-1994; Ord. 096-378, 8-19-1996; Ord. 096-383, 11-18-1996)
7. Day care facility
serving 14 or fewer persons
R-2 Medium Density District
1. Agriculture
2. Single-family dwellings
3. Public parks and playgrounds
4. Accessory storage buildings
5. Residential care facility
serving 6 or fewer persons
6. Day care facility
serving 14 or fewer persons
1. Two-family dwellings
2. Multiple-family dwellings
3. Day care facility serving
more than 14 persons
4. Solar energy systems
5. Planned unit developments
6. Boarding house
7. Water recreation and water
storage
8. Hospitals and clinics
9. Nursing homes
10. Public utility buildings
11. Public buildings
12. Funeral homes
13. Cemeteries
14. Greenhouses
15. Townhouses - quad homes
16. Condominiums
17. Accessory apartments
18. Dental laboratories
19. Public and parochial
schools
City of Farmington
597
10-3-2
.
(E)
.
.
Permitted Uses
, 0-3-2
Conditional Uses
20. Churches
21. Congregate care facilities
22. Towers
(Ord. 086-177, 3-17-1986; amd. Ord. 088-198, 2-1-1988: Ord.
091-246. 5-20-1991; Ord. 093-298. 2-16-1993; Ord. 094-335,
8-1-1994; Ord. 096-378, 8-19-1996; Ord. 096-383. 11-18-1996)
R-3 High Density District
1. Single-family dwellings
2. Two-family dwellings
3. Day care facility serving
more than 16 persons
4. Planned unit developments
5. Public utility buildings
6. Public buildings
7. Solar energy systems
8. Hospitals and clinics
9. Nursing homes
10. Clubs
11. Accessory apartments
12. Public and parochial
schools
13. Churches
14. Funeral homes
15. Congregate care facilities
(Ord. 086-177, 3-17-1986; amd. Ord. 091-246, 5-20-1991; Ord.
093-298,2-16-1993; Qrd. 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
City of Farmington
1. Two-family dwellings
2. Multiple-family dwellings
3. Planned unit developments
4. Townhouses - quad homes
5. Solar energy systems
6. Accessory apartments
7. Public utility buildings
8. Public buildings
9. Day care facility serving
more than 16 persons
10. Public and parochial
schools
11. Churches
t
.
.
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TO:
FROM:
SUBJECT:
DATE:
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
Planning Commission Members
Lee Smick, AICP (\ (j
Planning Coordinator ~-
Cameron Woods Senior Living Preliminary Plat
October 27, 1998
Plannine: Division Review
Applicant:
Attachments:
Proposed Development:
Wensmann Homes
3312 ISIS! Street West
Rosemount, MN 55068
1. Location Map
2. Preliminary Plat
3. Sketch Plan
4. Third Floor Plan
S. Garage Plan
6. Unit Plans
7. Perspective Drawing
8. Neighborhood Meeting Memo - 10/14/98
9. Memo from Lee Mann, City Engineer
10. Memo from Richard Deeg, Fire Marshall
Proposes two 3-story, 4 I-unit cooperative
housing buildings for residents' age 62 and
older. The buildings will provide underground
parking for each unit. One elevator is provided
for each building.
Location of Development:
Area Bounded by:
Existing Zoning:
North of Nelson Hills Farm, West of Pilot Knob
Road, South of Terra Addition and East of Pine
Ridge Forest subdivision (see attached map).
Existing single-family development to the north
and south, future commercial PUD to the east
anc!parkland to the west.
R-l PUD - Low Density - Single Family
Residential Planned Unit Development
.
Proposed Zoning:
R-2 PUD - Medium Density - Single Family
Residential Planned Unit Development
The western portion of the site is densely
wooded with a variety of trees mostly of which
are pines of less than 10 feet in height. The
remaInIng portions of the site have been
somewhat cleared, although larger trees along
the north and central portions of the site remain.
An existing house is located near the east-central
portion of the site that will be removed.
Existing Conditions:
Streets and Accesses:
The proposed plan contains two entrances
accessible from the proposed Euclid Street
roadway. The accesses will be 24 feet in width
and include curb and gutter along the private
streets and parking lot. Euclid Street is proposed
to connect to Euclid Street in the Terra Addition
to the north and Endeavor Avenue in the Nelson
Hills Farm 3rd Addition to the south. The
Developer will be required to extend Euclid
Street outside the property boundaries in order to
connect with Euclid Street to the north and
Endeavor Avenue to the south. The roadway
will be 38 feet in width and provide for a 60-foot
right -of-way.
.
Sidewalks:
Sidewalks are not required In the private
development, however, bituminous trails will be
located within the open spaces at the northern
portion of the site. Since the proposed Euclid
Street is a local street, no sidewalks are required.
Topography:
The property is quite steep along the western
edge of the plat with an existing slope of 8%.
The site generally falls to an existing 5% slope
from the center of the site eastward. The site
generally drains towards the east to the ditch
area of Pilot Knob Road. There is an existing
small stream that runs through the middle of the
site possibly draining from a spring near the top
of the hill.
Wetland:
No wetlands exist on the site.
Flood Plain:
There is no flood plain that effects this property.
Parkland and Trails:
The Parks and Recreation Commission
determined upon review of the Cameron Woods
Townhomes PUD Final Plat that 12.5% of the
entire site constituted 1.72 acres of land.
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Wensmann Homes will meet those
requirements. The current owner of the
property, Mr. Jack Benedict, will also dedicate
3.53 acres ofunbuidable land to the City.
Additional Comments:
Wensco is proposing a cooperative housing project for seniors along the west side of
Pilot Knob Road, North of the Nelson Hills Farm development, east of the recently
approved Pine Ridge Forest development and south of the Terra Addition development.
The proposed development consists of two, 3-story, 41-unit buildings on 13.7 acres. The gross
dwelling units per acre are 82 units/13.7 acres calculating to 6.0 units/acre.
The preliminary plat includes two lots and two outlots and the acreages of the lots are as follows:
Lot
Block 1 Lot 1
Block 1 Lot 2
Outlot A -
Outlot B -
Acres
3.3 9 acres
2.81 acres
1.72 acres
3.53 acres
Use
Building
Building
Park
Dedicated to City
The site is surrounded by low density to the north, south and west. Business is located across
Pilot Knob Road to the east. High density areas are located directly behind the business sites with
Dakota Meadows Townhomes and Sherburne Deck Homes. Townhomes of Nelson Hills Farm
are located further south of the proposed development along the west side of Pilot Knob Road.
Cooperative Housing Concept
The Developer is proposing to sell the units as a cooperative development, meaning that
purchasers of the units would be buying shares in the building and not necessarily own the unit
they inhabit. ,f.'unding for the project will come from HUD financing options, which requires that
90% of the 81 units has to be pre-sold before the project may break ground. The Developer is
proposing to construct the site in one phase.
With HUD financing, the project requires that the minimum age for residents in the co-op is 62
years and older. The co-op will offer benefits of ownership and will provide an on-site staff
person during the day to develop and schedule events for the residents. The building will provide
for crafts and a trim room along with a guestroom for each floor in the building. Fourteen living
units will be provided on each floor and a shared laundry room will be located at the center of the
building on each floor.
A courtesy van will be available to transport residents to requested destinations, however, seniors
in the complex will be relatively active and have their own vehicles for their use. There will be
some nursing services, but this will be limited because the co-op will not be considered an
assisted living facility.
Membership in the co-op allows the residents to vote on various issues concerning the policies
within the cooperative. If a resident desires to move out of the co-op, his or her membership must
.
.
.
be sold to someone on the waiting list. The membership is sold at a face value price and also
includes an inflationary factor. The new resident must pay the face value price plus the
inflationary factor when buying a share in the co-op.
Underground parking for each unit is proposed with an additional 49 parking spaces above
ground. The parking areas have been redesigned since the conceptual plan was reviewed,
showing a connection drive to the above ground parking from the southern access road for better
circulation throughout the site.
The site will be landscaped throughout and will comply with the requirement to provide a buffer
of at least 50 feet on the north side of the site. Trees in these areas are required to remain as
provided, while additional trees for screening may be required to provide an adequate buffer
between the single-family residential to the north and Pilot Knob Road to the east.
Landscaped gardens will be provided throughout the site and gardens will be available for
growing vegetables and other plantings. Water features, picnic tables, walking trails and benches
will also be provided on the site.
Building Plans
The two buildings will be 40 feet in height and the structure will be constructed of wood. The
garage will be constructed of spancrete and brick and vinyl siding will provide the exterior
materials for the buildings.
The site plan shows 85 feet to the building measured from the property line of the Terra Addition
to the north and 125 feet from the Pilot Knob right-of-way to the building setback line on the east
side of the site. The buildings meet the 50-foot building setback line along a minor arterial road
(Pilot Knob Road) measured from the planned right-of-way line inward as required in Section 10-
4-1 (J) of the City Code.
After City Council approval of the preliminary plat, the Developer must submit the plat to HUD
for their review, which may take up to three months. The Developer proposes to begin
construction in the Spring of 1999 and will continue through the Spring of2000.
Street Plans
The proposed plan contains two entrances accessible from the proposed Euclid Street roadway.
The accesses will be 24 feet in width and include curb and gutter along the private streets and
parking lot. Euclid Street is proposed to connect to Euclid Street in the Terra Addition to the
north and Endeavor Avenue in the Nelson Hills Farm 3rd Addition to the south. The Developer
will be required to extend Euclid Street outside the property boundaries in order to connect with
Euclid Street to the north and Endeavor Avenue to the south. Both existing roadways were not
completed to the property in the Terra Addition or the Nelson Hills Farm Addition because the
previous owner would not allow a grading permit on his property at the time the developments
were constructed. The roadway will be 38 feet in width be located within a 60-foot right-of-way.
Sidewalks are not required in the private development, however, bituminous trails will be located
within the open spaces at the northern portion of the site. Since the proposed Euclid Street is a
local street, no sidewalks are required.
.
.
.
Neighborhood Meeting - October 14, 1998
The Developer held a neighborhood meeting at the Farmington Public Library on October 14th for
the residents in the surrounding area of the project. Overall the residents were pleased with the
concept because seniors would be living in the area. The attached information is questions that
the adjacent residents expressed at the meeting and the Planning Commissioners received in the
mail the week of October 19th.
Plat Review
Upon reviewing the plat, outlots or drainage easements need to be shown encompassing the storm
water management ponds. Utility easements for storm water, sanitary sewer and water lines must
also be shown on the plat.
Engineering Review
The engineering division has determined that there are significant revisions that need to be made
to the storm water management ponds. Further discussions with the Developer's engineer and
City staff must be completed to address these issues before the Planning Commission acts upon
the preliminary plat.
Action Requested
Continue the public hearing for the Cameron Woods Senior Living Preliminary Plat/Preliminary
PUD Plan to the November 10, 1998 Planning Commission meeting considering the following
items need to be addressed:
1. Show Euclid Street connecting to Euclid Street in the Terra Addition to the north and to
Endeavor Avenue in the Nelson Hills Faun Addition to the south.
2. The memo by Lee Mann, City Engineer, dated October 23, 1998 states that significant
engineering issues need to be resolved. In addition, easements need to be shown on the
preliminary plat for the storm water ponding areas, which will be changing with the
resolution of the design issues.
3. The memo by Richard Deeg, Fire Marshall, shall be complied with concerning fire
protection for the site and within the building.
Respectfully submitted,
~M
Lee Smick, AICP
Planning Coordinator
cc:
Wensco, Inc.
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Lee Smick, Planning Coordinator
FROM:
Lee M. Mann, P.E., Director of Public Works/City Engineer
SUBJECT:
Cameron Woods, Preliminary plat review
DATE:
October 23, 1998
Engineering staff has reviewed the preliminary plat submittal for the Cameron woods
project. There are significant engineering issues that need to be resolved in the design of
the site. In addition, easements will need to be shown on the preliminary plat for the
storm water ponding areas, which will be changing with the resolution of the design
issues. It is recommended that approval of the preliminary plat be postponed until the
significant engineering issues on the site are resolved.
Respectfully Submitted,
~frl. ~
Lee M. Mann, P.E.
Director of Public Works/City Engineer
cc: file
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· City of Farmingto"-
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Mayor, Council Members, City Planning
Commission and City Administrator
FROM:
Lee Smick, AICP
Planning Coordinator
SUBJECT:
Cameron Woods Senior Cooperative
Wensco, Inc. meeting 10/14/98
DATE:
October 16, 1998
Enclosed is a list of questions asked by the attendees of the neighborhood meeting for the
Cameron Woods Senior Cooperative project held on October 14, 1998. There were four
neighbors in attendance along with Craig Schlawin, and Wensco's representatives Tom
Sand, Kelly Murray and Herb Wensmann. Overall the residents were pleased with the
project because seniors would be living in the area rather than younger people who
typically reside in townhomes. They felt that there would be less traffic and slower
traffic due to the driving habits of seniors and the fact that the cooperative will provide a
van for transporting its residents to requested locations.
Respectfully submitted,
,/--::-"-.~. ql..
i _y.r ;...7 ~
-." \~
Lee Smick, AICP
Planning Coordinator
CC: Dave Olson, Community Development Department
Mike Schultz, Associate Planner
Wensco, Inc.
.
.
.
e
e
LIST OF QUESTIONS RAISED BY RESIDENTSCONCERNING
CAMERON WOODS SENIOR COOPERATIVE PROJECT - 10/14/98
**Developer's answers to questions are shown in parenthesis.
1. Will all traffic be located on the west side of the site? (Yes, using Euclid Street)
2. What is the height of the building? (40 feet)
3. Will the 50-foot buffer proposed for Jack Benedict's project be required for this
project? (Yes, the 50-foot buffer will be maintained and the buffer from the property
line to the building will be 83 feet)
4. Will the dead and undesirable trees be removed within the buffer and be replaced with
other trees? (Yes, the buffer will be cleared of dead trees and scrub trees and
evergreens will be moved from other areas on the site and planted in the buffer by a
tree spade)
5. Will a fence be constructed along the north property line and will you remove the
existing barb wired fence? (There will be no fence erected in this area because the
natural buffer will provide adequate screening. The developer will research the barb
wired fence to see if it should be removed)
6. Which building will be erected first? (Not yet determined, depends on the amount of
people signed up to move into cooperative)
7. When will you begin construction? (After City Council approval of the preliminary
plat, the developer must submit the plat to HUD for their review, which may take up
to three months. Therefore, the developer is proposing the Spring of 1999 and will
continue through the Spring of 2000)
8. What type of material will the structure be made out of? (Wood structure, span-crete
for the garage, brick with vinyl siding)
9. Is there interest in the community for this type of development? (Yes, there has
already been a bus tour from the senior center and a second one is planned)
10. Resident is worried about height of building along north side of site - Developer
responded that from the homes in Terra Addition to the northern building is
approximately 150 feet - This satisfied the resident.
.
.
.
e
e
11. Where will the dump containers be located? (Stored within the garages and brought
out on garbage day)
12. Will all services (snow removal, landscape maintenance, etc) be contracted out?
(Yes, however, the seniors might maintain some gardens on their own)
13. Will ponds be square orwill they be built as shown on the plan? (They will be built
as shown on the plan to follow the contours)
14. How deep will the ponds be? (3 to 4 feet)
15. Will there be a reforestation project where disruption occurs? (Yes, trees disrupted
will be salvaged to other areas of the site and undesirable trees will be cleaned out)
16. Will you preserve trees on the north side of the project? (Yes, to provide a natural
screen in the 50-foot buffer area)
17. Do you own the land now? (Wensco has a land purchase agreement with Benedict)
18. Will there be grading on the north side of the property? (Yes, along the west and east
corners of the site but not outside of the silt fence)
.
.
.
Richard Deeg
To:
Subject:
Mike Schultz
CAMERON WOODS CO-OP
MIKE,
IN REVIEWING THE CAMERON WOODS PRELIMINARY PLAT, I DON'T SEE ANY
MAJOR PROBLEMS AT THIS TIME WITH THE PLAN.
SOME ITEMS THAT WILL HAVE TO BE ADDRESSED ARE:
1. ACCESS ROADS AND WATER SUPPLIES FOR FIRE PROTECTION ARE REQUIRED TO BE INSTALLED
PRIOR TO AND DURING CONSTRUCTION. (UFC 901.3)
2. BECAUSE OF THE MANDATORY SPRINKLER SYSTEM INSTALLATION REQUIRED, RING ROADS WILL
NOT BE REQUIRED AROUND THE ENTIRE BUILDING. (UFC 902.2.1)
3.FIRE APPARATUS ROADS SHALL BE DESIGNED AND MAINTAINED AT A 20' WIDTH AND SUPPORT
THE IMPOSED LOADS OF FIRE APPARATUS. (902.2.2.2)
RICHARD DEEG
FIRE MARSHAL, CITY OF FARMINGTON
Page 1
.
.
.
TO:
FROM:
SUBJECT:
DATE:
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
Planning Commission ~e~~17
Lee Smick, AICP ~
Planning Coordinator
Conditional Use Permit - Oak Place Townhomes
November 10, 1998
Planninl! Division Review
Applicant:
Attachments:
Proposed Development:
Colin Garvey
21080 Eaton Avenue
Farmington, MN 55024
1. Location Map
2. Site Plan
3. Building Elevations
4. Floor Plan
5. Review Comments, City Engineer
Proposes to constructed six-unit townhome
complex in a B-2 (General Business) district.
Location of Development:
Area Bounded by:
Existing Zoning:
Current Land Use:
Size of Property:
Building Area:
Comprehensive Plan:
North of Lamperts Lumber and Oak Street, West
of single-family residential, South of Burger
King and East of CP Railroad (see attached
map).
Existing commercial to the north and south,
single-family homes to the west and railroad to
the east.
B-2 - General Business
Vacant
1.07 Acres
::!: 10, 060 s.f.
High- Density Residential
.
.
.
Terrain:
Terrain is mostly flat open space with little
elevation change.
Permitted and Conditional
Uses Under B-2:
See attached Section 10-3-2 (H)
Zoning Definitions:
B-2 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.
Additional Comments:
Mr. Colin Garvey is seeking a conditional use permit to construct a six-unit townhome complex
north of Lamperts Lumber Company on Oak Street and is zoned B-2 General Business. Section
10-3-2 (H) of the City Code lists "multi-family dwellings" as a conditional use in a B-2 (General
Business) District.
The Comprehensive Plan shows the property as high-density residential. The Redevelopment
Plan for the Downtown Development District also states that opportunities should be provided for
high-density residential construction close to the downtown area. The project meets all of the
requirements of the B-2 district as shown in the following table:
B-2 District Requirements
Minimum Lot Size Area
Minimum Lot Width
Minimum Front Yard Setback
Minimum Rear Yard Setback
Minimum Side Yard Setback
Maximum Lot Coverage
Gross Dwelling Units per Acre
Proposed
46,609.2 s.f.
220 feet
40 feet
59.84 feet
13 feet
23.7%
5.6 units/acre
Required
5,000 s.f.
50 feet
20 feet
1 0 feet
10 feet
25%
20 units/acre
The townhomes will front along Oak Street. The townhome complex consists of six attached,
one level living units consisting of between 1,312 and 1,440 square feet in size (see attached).
Two-car garages are provided along with driveway lengths of 60 feet for off-street parking. The
townhomes are proposed to be marketed in the $110,000-$130,000 range.
Accessways are located on three sides ofthe property, however, the northern accessway is a 10-
foot wide gravel-surfaced alley and the easterly access is an 18-foot wide bituminous roadway
that is not a through street. Oak Street on the south is a public roadway. The CP Railroad is
located to the east of the proposed project.
The City's Housing and Redevelopment Authority has tentatively agreed to sell this property to
Mr. Garvey provided that he receive all the necessary approvals required by the City including a
conditional use permit and preliminary and final plat approval at the Planning Commission and
City Council.
.
.
.
Lee Mann, City Engineer has performed a preliminary review of the proposed site layout and
requires engineering plans to be submitted before review of the preliminary plat may commence
(see attached). The Planning Division requires the following to be submitted prior to preliminary
plat review:
1. A landscape plan needs to be submitted.
2. A tree protection plan needs to be submitted to show protection of two of the trees on the
site.
3. Metes and bounds of the site need to be shown on the plat.
4. Identify adjacent property by name and ownership on the plat.
Upon review of the conditional use permit, staff recommends that the request be granted due to
the proposed project meeting the conditional use and zoning requirements and the property being
shown as high-density residential in the Comprehensive Plan.
ACTION REQUESTED
Approve the conditional use permit for Oak Place Townhomes contingent on the submission of
the engineering and planning requirements for the preliminary plat.
~.~~)
Lee Smick, AICP
Planning Coordinator
cc: Mr. Colin Garvey
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10-3-2
10-3-2
(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. 098-298.
2-16-1993; Ord. 096-378,8-19-1996)
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
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. Day care facility serving
more than 16 persons
16. Recreational assembly
places
17. Auction houses
(Ord. 086-177, 3-17-1986; amd. Ord. 090-227, 2-5-1990; Ord.
091-246, 5-20-1991; Ord. 095-345, 1-3-1995)
B-2 General Business District
1. Retail business
2. Restaurants
3. Offices
4. Personal and professional
service
5. Public buildings
6. Auto sales, service and repair
7. Commercial schools
8. Commercial recreation
9. Animal clinics
10. Clubs - health clubs
City of Farmington
1. Water recreation and water
storage
2. Research laboratories
3. Public utility buildings
4. Solar energy systems
5. Multiple-family dwellings
6. Wholesale business
7. Supply yards
8. Funeral homes
9. Elderly and handicapped
housing
597
10-3-2
.
Permitted Uses
11. Home and trailer sales and
display
12. Parking lots
13. Recreation and equipment
sales, service and repair
(Ord. 086-177, 3-17-1986;
091-246, 5-20-1991)
(I) B-3 Heavy Business District
.
1. Mechanical sales, service
and repair
2. Commercial services
3. Animal clinics
4. Wholesale business
5. Supply yards
6. Warehousing
7. Light manufacturing
8. Research and testing labs
9. Parking lots
10. Public buildings
11. Auto sales, service, repair
12. Motor fuel stations, major
(Ord. 086-177, 3-17-1986)
(J) 1-1 Light Industrial District
1. Research and testing labs
2. Offices
3. Supply yards
.
597
City of Farmington
10-3-2
Conditional Uses
10. Churches
11. Light manufacturing
12. Outdoor sales
13. Fast food establishments
14. Farm implement sales.
service and repair
15. Equipment and storage
yards
16. Research and testing
laboratories
17. Mini storage units
18. Motor fuel stations - minor
19. Hotels and motels
20. Recreational assembly
places
amd. Ord. 088-198, 2-1-1988; Ord.
. 1. Public utility buildings
2. Offices
3. Water recreation and water
storage
4. Home and trailer sales
and displays
5. Manufacturing
6. Petroleum bulk storage
7. Mini storage units
8. Equipment and storage
yards
9. Outdoor sales
10. Retail business
11. Restaurants
12. Fast food establishments
13. Solar energy systems
1. Manufacturing
2. Water recreation and water
storage
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Oak Place
1312 Sq. Ft.
1440 Sq. Ft. w/optional porch
MASTER BEDROOM
15 . 13-3
BEDROOM
10 . 12
PATIO
. ."
-------
------'1
II
II
II
II
OPTIONAL
4 iiAsoN fIORCH
15 x 7-8
."
1 .
UYINQ ROOM
15-1 x 14
t_.
rat- - -'ii' - -
II ;.. -..;:;;.;;. __
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I I 11 x 11-8
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...F~ER . .
ENTRY
KITCHEN/DINETTE
11 x 13-6
r-,r-.,
t :..Jl:.::::J6J
GARAGE
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.cLfarmington.mn.us
TO:
David L. Olson, Community Development Director
FROM:
Lee M. Mann, P.E., Director of Public Works/City Engineer
SUBJECT:
Oak Place
DATE:
November 4, 1998
Engineering staff has performed a preliminary review of the proposed site layout for the
above referenced project. Additional items will need to be submitted in order to perform a
review for the preliminary plat. Following are staffs preliminary comments:
1. Utility plans need to be submitted. Utility plans (storm sewer, water, sanitary sewer) will
need to be prepared by and signed by an engineer registered in the State of Minnesota. A
soils report needs to be submitted.
2. Hydrologic and hydraulic calculations need to be submitted for the design of the drainage
system for the site. Until the calculations are submitted, the storm sewer system cannot
be reviewed, however, it is likely that the design currently shown will need to be
modified.
3. All requirements of the City's Surface Water Management Plan will need to be met.
Minimum swale grades are to be 2%. If the developer does not or can not provide
ponding for water quality purposes, a fee in lieu of a pond will be required. The fee in
lieu of a pond is typically an option only in downtown areas.
It is recommended that a Conditional Use Permit be granted contingent on the satisfaction of
all engineering requirements identified during the review of construction plans.
Respectfully Submitted,
~Pl~
Lee M. Mann, P .E.
Director of Public Works/City Engineer
cc: file