HomeMy WebLinkAbout08.25.98 Special Planning Packet
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AGENDA
PLANNING COMMISSION
Special
August 25, 1998
7:00 P.M.
Council Chambers
325 Oak Street
CALL TO ORDER
APPROVAL OF MINUTES
July 28, 1998
PUBLIC HEARINGS
Conditional Use Permit - 821 3rd Street- Housing of Special Ed./E.B.D, - I.S.D. #192
Conditional Use Permit - Off-Premise Development Sign for Nelson Hills
Conditional Use Permit - Grading Permit for Nelson Hills 7th Addition
DISCUSSION
"Community Profile & Comprehensive Visioning Element" - Presentation by RLK, Inc.
Wensmann Homes Cooperative Housing Sketch Plan
Variance for Side Yard Setback for New Garage - 517 Spruce Street
Development Approval Process
5. ADJOURN
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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 1\, ()
Planning Coordinator 1J-X
Conditional Use -Housing of Special EdIE.B.D. for LS.D. #192 -
821 3rd Street
August 25, 1998
INTRODUCTIONIDISCUSSION
Independent School District #192 has withdrawn their application for the Conditional
Use Permit at 821 3rd Street.
ACTION REQUESTED
None.
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TO:
FROM:
SUBJECT:
DATE:
Planninl! Division Review
Applicant:
Nature of Request:
Referral Comments:
Attachments:
Location of Grading:
Size of Grading Area:
Area Bounded by:
Zoning:
Comprehensive Plan:
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
Planning Commissioner Members
Michael Schultz At{)
Associate PlannerifY
Conditional Use Permit- Grading & Excavation- Heritage Development
August 25, 1998
Heritage Development
450 E. County Road D
Little Canada, MN 55110
Allowin~ grading and removal of soil
within 7 addition of Nelson Hills Farm
for supply of fill within the 6th addition
1. Lee Mann, City Engineer/Public
Works Director
1. Location Map
2. City Ordinance- Section 3-22:
Excavation Grading and Mineral
Extraction
3. Grading Information Sheet
4. Grading Application
5. 7th addition site plan
6. May 12, 1998 minutes- Genstar
Grading CUP
North of 190th St West and the Troyhill
development and south Explorer Way
(see attached map).
23 acres (7th addition portion only)
Agriculture on the west, existing single-
family development to the south and
north, future single-family to the east.
R-I (Nelson Hills 7th addition)
Low Density- Residential
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Current Land Use:
Agriculture/Open
Additional Information
Heritage Development is seeking the conditional use/grading permit to begin grading work in the
7th Addition and to complete grading work that is needed within the sth and 6th Additions due to a
lack of fill. The Nelson Hills Farm 6th Addition Plat was approved on 01/14/97 at the Planning
Commission and at the City Council on 02/03/98. It is not known when the 7th Addition plat will
be submitted to the City. The 6th Addition has 42 single-family lots platted, while the 7th
Addition proposes 67 lots.
The last grading permit the City issued was in June of this year to the Genstar Land Company for
the First Addition of the Charleswood development. Though this process has not been typical in
the platting or residential development, City staff feels that with properly established agreements
and/or sureties, the City will be able to effectively protect the overall completion of the
development.
Action Requested
The Planning and Engineering staff recommends that the Planning Commission approve the
grading permit and forward it to the City Council for their review based on the following
conditions:
1. The Developer grades the ih Addition at his own risk. Future review of the street and utility
plans for the 7th Addition may require adjustments to the grading.
2. Approval for the permit is contingent on approval of the grading plan by the City engineering
division.
3. The permit is not valid and grading cannot commence until the required surety is posted and
the Developer pays the appropriate fees.
4. All of the information required by the Excavation, Grading and Mineral Extraction
Information Sheet should be submitted prior to City Council approval of the permit.
cc: Tom Bisch, Heritage Development
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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:
Lee Smick, Planning Coordinator
FROM:
Lee M. Mann, P.E., Director of Public Works/City Engineer
SUBJECT:
Nelsen Hills 7th Addition, Grading Conditional Use
DATE:
August 19, 1998
Heritage Development has submitted an application for a grading permit for the 7th
Addition of Nelsen Hills Farm. This request is being made in advance of the platting of
the 7th Addition because the completion of the 5th and 6th Additions is dependent on the
completion of the ih Addition. The Developer's design for the Nelsen Hills subdivision
is proposed to balance from an earthwork standpoint, and thus it is necessary to grade the
7th Addition in order to finish the 5th and the 6th.
The engineering division is currently in the process of reviewing the grading plan for the
7th Addition. It is the recommendation of the engineering division that the application for
a conditional use permit for the grading of the 7th Addition be approved with the
following conditions:
I. The Developer grades the 7th Addition at his own risk. Future review of the street and
utility plans for the 7th Addition may require adjustments to the grading.
2. Approval for the permit is contingent on approval of the grading plan by the City
engineering division.
3. The permit is not valid and grading cannot commence until the required surety is
posted and the appropriate fees are paid by the Developer.
4. All of the information required by the Excavation, Grading and Mineral Extraction
Info Sheet should be submitted prior to City Council approval of the permit.
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Respectfully Submitted,
~m~
Lee M. Mann, P .E.
Director of Public Works/City Engineer
cc: file
Location Map of Heritage Development
Conditional Use/Grading Application
1000
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Scale
o 1000
N
W+E
2000 Feet
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3-22-1
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'SECTION:
3-22- 1:
3-22- 2:
3-22- 3;
3-22- 4:
3-22- 5;
3-22- 6:
3-22- 7:
3-22- 8:
3-22- 9:
3-22-10:
3-22-11 :
3-22-12;
3-22-13:
3-22-14:
3-22-15:
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3-22-16:
3-22-2
CHAPTER 22
EXCAVATIONS AND MINING
Purpose and Intent
Definitions
Permit Required
Exemptions From Permit Requirements
Applications for Permits; Procedures, Contents of Applications
Council Review and Approval of Overall Plan;
Function of Renewable Annual Permits
Termination of Permit
Annual Permits; Renewal; Conditions
Issuance of Permit Imposes No Liability on City and
Relieves the Permittee of No Responsibilities, etc.
Fees
Performance Bond or Irrevocable Letter of Credit
Standards - Extraction Site Location
Fencing
Appearance and Screening at the Extraction Site
Operations; Noise; Hours; Explosives; Dust; Water
Pollution; Topsoil Preservation
Rehabilitation Standards
3-22-1: PURPOSES AND INTENT: The purpose of this Ordinance is
to promote the health, safety and welfare of the community
and to establish reasonable uniform limitations, standards, safeguards and
controls for excavation and mining within the City.
3-22-2:
DEFINITIONS: The following words, terms and phrases shall
have the following meanings respectively ascribed to them:
A. Any excavation made by the removal of the
natural surface of the earth, whether sod, dirt,
soil, sand, gravel, stone, or other matter,
creating a depression or depression~.
MINE or EXCAVATION:
These provisions previously supplemented 772;480;883;584;686;789;891
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City of Farmington
3-22-2
3-22-4
Mine or Excavation
(cont.)
B. Any area where the topsoil or overburden
has been removed for the purpose of mining
earthly deposits or minerals, yet the area has
remained idle since the topsoil removal.
.
C. Any area that is being used for stockpiling,
storage, and processing of sand, gravel, black
dirt, clay and other minerals.
OVERBURDEN:
Those materials which lie between the surface
of the earth and material deposit to be
extracted.
REHABILITATION:
To renew land to self-sustaining long term use
which is compatible with contiguous land uses,
present and future, in accordance with the
standards set forth in this Chapter.
TOPSOIL:
That portion of the overburden which lies
closest to the earth's surface and supports the
growth of vegetation.
3-22-3: PERMIT REQUIRED: Except as otherwise provided in this
Chapter, it shall be unlawful for anyone to operate a mine or
excavate without having first obtained a written permit from the City
authorizing the same in accordance with this Chapter. Mining and
excavation operations that predate this Chapter that do not have a permit
shall obtain a permit within six (6) months after the adoption of this
Chapter. Current permit holders shall come into compliance with the terms
of this Chapter no later than the time their annual permit is renewed.
.
3-22-4:
EXEMPTIONS FROM PERMIT REQUIREMENTS: The follow-
ing activities do not require a permit under this Chapter:
(A) Excavation for a foundation, cellar or basement of a building if a
building permit has been issued.
(B) Grading a lot in conjunction with building if a building permit has
been issued.
(C) Excavation by the Federal, State, County or City government which
City of Farmington
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3-22-2
3-22-4
Mine or Excavation
(cont.)
B. Any area where the topsoil or overburden
has been removed for the purpose of mining
earthly deposits or minerals, yet the area has
remained idle since the topsoil removal.
C. Any area that is being used for stockpiling,
storage, and processing of sand, gravel, black
dirt, clay and other minerals.
OVERBURDEN:
Those materials which lie between the surface
of the earth and material deposit to be
extracted.
REHABILITATION:
To renew land to self-sustaining long term use
which is compatible with contiguous land uses,
present and future, in accordance with the
standards set forth in this Chapter.
TOPSOIL:
That portion of the overburden which lies
closest to the earth's surface and supports the
growth of vegetation.
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3-22-3: PERMIT REQUIRED: Except as otherwise provided in this
Chapter, it shall be unlawful for anyone to operate a mine or
excavate without having first obtained a written permit from the City
authorizing the same in accordance with this Chapter. Mining and
excavation operations that predate this Chapter that do not have a permit
shall obtain a permit within six (6) months after the adoption of this
Chapter. Current permit holders shall come into compliance with the terms
of this Chapter no Jater than the time their annual permit is renewed.
3-22-4:
EXEMPTIONS FROM PERMIT REQUIREMENTS: The follow-
ing activities do not require a permit under this Chapter:
(A) Excavation for a foundation, cellar or basement of a building if a
building permit has been issued.
(B) Grading a lot in conjunction with building if a building permit has
been issued.
(C) Excavation by the Federal, State, County or City government which
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City of Farmington
3-22-4
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(0)
(E)
(F)
(G)
(H)
3-22-5:
(A)
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3-22-5
is integral to construction or maintenance of roads, highways or
utilities.
Curb cuts, utility hookups or street openings for which another permit
has been issued by the City.
Excavation of less than one thousand (1,000) cubic yards in a
calendar year.
Excavation of less than one hundred (100) square feet of surface
area in a calendar year.
Excavation or grading for agricultural purposes.
Excavation or grading in accordance with development contract
approved under the City's Subdivision Ordinance. If the development
contract requires that a letter of credit or other security be posted,
the letter of credit or other security must be posted before any
excavation takes place. (Ord. 092-278, 8-3-1992)
APPLICATIONS FOR PERMITS; PROCEDURES, CON-
TENTS OF APPLICATIONS:
An application for a mine or excavation permit shall be processed in
accordance with the same procedures and requirements specified in
the City Code relating to conditional use permits. However, the
hearing shall be held by the City Council following a review and
recommendation from the Planning Commission. All applications
dealing with land in flood plains shall also comply with requirements
listed in Title 10, Chapter 10, of this Code. (Ord. 096-375, 7-1-1996)
(8) An application for a mine or excavation permit shall contain:
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1. The name and address of the operator and owner of the land.
2. The correct legal description of the property where the activity is
proposed to occur.
3. A certified abstract listing the names of all landowners owning
property within three hundred fifty feet (350') of the boundary of the
property described above.
4. Specifications of the following, using appropriate maps,
photographs and surveys:
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City of Farmington
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3-22-5
(a) The physical relationship of the proposed designated site to
the community and existing development;
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(b) Site topography and natural features including location of
watercourses and water bodies;
(c) The description and quantity of material to be excavated;
(d) The depth of water tables throughout the area.
5. The purpose of the operation.
6. The estimated time required to complete the operation,
7. The plan of operation, including processing, nature of the
processing and equipment, location of the plant, source of water,
disposal of water and reuse of water.
8. Desired haul routes to and from the site.
9. The plans for drainage, water erosion control, sedimentation and
dust control.
10. A rehabilitation plan provided for the orderly and continuing
rehabilitation of all disturbed land. Such plan shall illustrate, using
photograph maps and surveys where appropriate, the following:
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(a) The contour of land prior to excavation, if available, after
completion of excavation and after completion of rehabilitation;
(b) Those areas of the site to be used for storage of topsoil and
overburden;
(c) A schedule setting forth the timetable for excavation of land
lying within the extraction facility;
(d) A timetable for the rehabilitation of land lying within the
excavation facility shall be submitted to the City well in advance of
the completion of excavation activities;
(e) The slope of all slopes after rehabilitation, based upon
proposed land uses, and description of the type and quantity of
plantings where revegetation is to be conducted; and
City of Farmington
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3-22-5
3-22-5
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(a) The physical relationship of the proposed designated site to
the community and existing development;
(b) Site topography and natural features including location of
watercourses and water bodies;
(c) The description and quantity of material to be excavated;
(d) The depth of water tables throughout the area.
5. The purpose of the operation.
6. The estimated time required to complete the operation.
7. The plan of operation, including processing, nature of the
processing and equipment, location of the plant, source of water,
disposal of water and reuse of water.
a. Desired haul routes to and from the site.
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9. The plans for drainage, water erosion control, sedimentation and
dust control.
.
10. A rehabilitation plan provided for the orderly and continuing
rehabilitation of all disturbed land. Such plan shall illustrate, using
photograph maps and surveys where appropriate, the following:
(a) The contour of land prior to excavation, if available, after
completion of excavation and after completion of rehabilitation;
(b) Those areas of the site to be used for storage of topsoil and
overburden;
(c) A schedule setting forth the timetable for excavation of land
lying within the extraction facility;
(d) A timetable for the rehabilitation of land lying within the
excavation facility shall be submitted to the City well in advance of
the completion of excavation activities;
(e) The slope of all slopes after rehabilitation, based upon
proposed land uses, and description of the type and quantity of
plantings where revegetation is to be conducted; and
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City of Farmington
3-22-5
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(f) The criteria and standards to be used to achieve final
rehabilitation as well as intermittent stabilization.
11. A statement identifying the applicant's program to insure
compliance with the permit conditions, method of response to
complaints and resolving conflicts that may arise as a result of
complaints.
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3-22-6
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3-22-6:
COUNCIL REVIEW AND APPROVAL OF OVERALL PLAN;
FUNCTION OF RENEWABLE ANNUAL PERMITS:
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(A) A public hearing shall be held before the Council on each permit
application. Notice of the hearing shall be published by the Clerk at
least ten (10) days before the hearing. The City Council shall review
the permit application and shall approve the permit if it is in
compliance with this Chapter, the City's Zoning Ordinance, and other
applicable laws, ordinances, and regulations. The Council may
attach conditions to the permit approval to promote safety and
prevent nuisance conditions. The rehabilitation plan shall only be
approved if it is consistent with the uses allowed in the City's
Comprehensive Plan and Zoning Ordinance.
(B) Implementation of the overall plan shall be by means of renewable
annual permit. The purpose of the renewable permit is to assure
compliance with the longer range overall plan and to retain the ability
to modify existing or to attach new conditions in accordance with
changing characteristics of the site or its surroundings. The City
Administrator, after consultation with appropriate City staff, may
issue renewal licenses upon satisfactory proof of compliance with
this Chapter. If the City Administrator denies a renewal license, the
applicant may appeal the decision to the City Council by filing a
notice of appeal with the City Clerk within ten (10) days after the City
Administrator denies the permit.
.
3-22-7:
TERMINATION OF PERMIT:
(A) The material excavation permit may be terminated for violation of
this Chapter or any conditions of the permit. No permit may be
terminated until the City Council has held a public hearing to
determine whether the permit shall be terminated, at which time the
operator shall be afforded an opportunity to contest the termination.
The City Council may establish certain conditions, which if not
complied with, will result in immediate suspension of operations until
the public hearing to consider termination of the permit can be held.
(B) It shall be unlawful to conduct mineral extraction or excavation after
a permit has been terminated.
3-22-8:
ANNUAL PERMITS; RENEWAL; CONDITIONS:
(A)
Application for renewal of an annual permit shall be made sixty (60)
days prior to the expiration date. If application for renewal is not
.
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City of Farmington
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A)
made within the required time, all operations shall be terminated and
reinstatement of the permit may be granted only upon compliance
with the procedures set forth in this Chapter for an original
application.
.
(B) A permit may be approved or renewed subject to compliance with
conditions in addition to those set forth in this Chapter when such
conditions are reasonable and necessary to ensure compliance with
the requirements and purpose of this Chapter. When such conditions
are established, they shall be set forth specifically in the permit.
Conditions may, among other matters, limit the size, kind or
character of the proposed operation, require the construction of
structures, require the staging of extraction over a time period,
require the alteration of the site design to ensure compliance with
the standards, require the provision of a performance bond by the
operator to ensure compliance with these regulations in this Chapter
or other similar requirements.
3-22-9: ISSUANCE OF PERMIT IMPOSES NO LIABILITY ON CITY
AND RELIEVES PERMITTEE OF NO RESPONSIBILITIES,
ETC.: Neither the issuance of a permit under this Chapter, nor compliance
with the conditions thereof or with the provisions of this Chapter shall
relieve any person from any responsibility otherwise imposed by law for
damage to persons or property; nor shall the issuance of any permit under
this Chapter serve to impose a liability on the City, its officers or employees
for any injury or damage to persons or property. A permit issued pursuant
to this Chapter does not relieve the permittee of the responsibility of
securing and complying with any other permit which may be required by any
other law, ordinance or regulation.
.
3-22-10: FEES: A schedule of fees for the examination and approval of
applications for permits under this Chapter and the inspection
of operations for compliance with the conditions of this Chapter and the
permit shall be determined by resolution of the City Council, which may,
from time to time, change such schedule. Prior to the approval and
issuance or renewal of any permit under this Chapter, such fees shall be
paid to the City and deposited to the credit of the General Fund.
3-22-11: PERFORMANCE BOND OR IRREVOCABLE LETTER OF
CREDIT: Prior to the approval and issuance of a permit, there
shall be executed by the operator and submitted to the City Administrator,
an agreement to construct such required improvements, to dedicate such
City of Farmington
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1092
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3-22-8
3-22-11
A)
made within the required time, all operations shall be terminated' and
reinstatement of the permit may be granted only upon compliance
with the procedures set forth in this Chapter for an original
application.
(B) A permit may be approved or renewed subject to compliance with
conditions in addition to those set forth in this Chapter when such
conditions are reasonable and necessary to ensure compliance with
the requirements and purpose of this Chapter. When such conditions
are established, they shall be set forth specifically in the permit.
Conditions may, among other matters, limit the size, kind or
character of the proposed operation, require the construction of
structures, require the staging of extraction over a time period,
require the alteration of the site design to ensure compliance with
the standards, require the provision of a performance bond by the
operator to ensure compliance with these regulations in this Chapter
or other similar requirements.
,
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3-22-9: ISSUANCE OF PERMIT IMPOSES NO LIABILITY ON CITY
AND RELIEVES PERMITTEE OF NO RESPONSIBILITIES,
ETC.: Neither the issuance of a permit under this Chapter, nor compliance
with the conditions thereof or with the provisions of this Chapter shall
relieve any person from any responsibility otherwise imposed by law for
damage to persons or property; nor shall the issuance of any permit under
this Chapter serve to impose a liability on the City, its officers or employees
for any injury or damage to persons or property. A permit issued pursuant
to this Chapter does not relieve the permittee of the responsibility of
securing and complying with any other permit which may be required by any
other law, ordinance or regulation.
3-22-10: FEES: A schedule of fees for the examination and approval of
applications for permits under this Chapter and the inspection
of operations for compliance with the conditions of this Chapter and the
permit shall be determined by resolution of the City Council, which may,
from time to time, change such schedule. Prior to the approval and
issuance or renewal of any permit under this Chapter, such fees shall be
paid to the City and deposited to the credit of the General Fund.
3-22-11: PERFORMANCE BOND OR IRREVOCABLE LETTER OF
CREDIT: Prior to the approval and issuance of a permit, there
shall be executed by the operator and submitted to the City Administrator,
an agreement to construct such required improvements, to dedicate such
1092
City of Farmington
3-22-11
3-22-14
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property or easements, if any, to the City and to comply with such
conditions as may have been established by the City Council. Such
agreement shall be accompanied by bond with surety or condition
acceptable to the City Administrator in the amount of the established costs
of complying with the agreement. The aforesaid agreement, bond or letter
of credit shall be provided for guaranteeing completion and compliance with
the conditions set forth in the permit within the time to be approved by the
City Council. The adequacy, conditions and acceptability or any bond or
letter of credit hereunder shall be determined by the City Administrator. The
adequacy of the bond or letter of credit shall be reviewed annually by the
City. The City may direct the amount of the bond or letter of credit be
increased to reflect inflation or changed conditions.
3-22-12:
STANDARDS - EXTRACTION SITE LOCATION: Operations
permitted under this Chapter shall not be conducted within:
(A) Fifty feet (50') of an existing street or highway;
(B) Thirty feet (30') of the right of way of an existing public utility;
(C) Fifty feet (50') of the boundary of any zone where such operations
are not permitted; or
.
(D) Thirty feet (30') of the boundary of an adjoining property not in
mining use; or as directed by the City Council.
3-22-13: FENCING: During operations which have received a permit
under this Chapter, any area where collections of water are
one and one-half feet (1 '/2') in depth or more, or where excavation ,slopes
are steeper than one foot vertical to one and one-half feet horizontal
(1 :1'/2)' and any other areas where obvious danger to the public exists,
shall be fenced when such a situation has existed or will exist for a period
of five (5) working days or longer. The City Engineer shall review such
fencing to assure its adequacy. He may waive this requirement or require
additional measures based on his judgment and the characteristics of the
particular instances, As an alternative, the City Engineer may require
perimeter fencing of the entire extraction site.
3-22-14:
APPEARANCE AND SCREENING AT THE EXTRACTION
SITE: The following standards are required at the extraction
site of any operation permitted under this Chapter:
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City of Farmington
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(A) Machinery shall be kept in good repair.
(B)
Abandoned machinery, inoperable equipment and rubbish shall be
removed from the site regularly.
.
(C) All buildings and equipment that have not been used for a period of
one year shall be removed from the site.
(D) All equipment and temporary structures shall be removed and
dismantled not later than ninety (90) days after termination of the
extraction operation and expiration of the permit.
(E) Where practical, stockpiles of overburden and materials shall be
used to screen the extraction. The side slopes of such stockpiles
shall not exceed three to one (3:1).
(F) The perimeter of the site shall be planted or otherwise screened
when such is determined by the City Council to be necessary.
(G) Existing tree and ground cover shall be preserved to the extent
feasible, maintained and supplemented by selective cutting,
transplanting of trees, shrubs. and other ground cover along all
setback areas.
3-22-15: OPERATIONS; NOISE; HOURS; EXPLOSIVES; DUST;
WATER POLLUTION; TOPSOil PRESERVATION: The
following operating standards shall be observed at the extraction site of any
operation permitted under this Chapter:
.
(A) The maximum noise level at the perimeter of the site shall be within
the limits set by the Minnesota Pollution Control Agency and the
Federal Environmental Protection Agency.
(B) Extraction and hauling operations shall be performed during only
those times established by the City Council as part of the permit.
(C) Operators shall utilize all practical means to eliminate vibration from
equipment operation on adjacent property.
(D) Operators shall comply with all applicable City, County. State and
Federal regulations for the protection of water quality, including the
Minnesota Pollution Control Agency and Federal Environmental
Protection Agency regulations for the protection of water quality. No
City of Farmington
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1092
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3-22-14
3-22-15
(A) Machinery shall be kept in good repair.
(B)
Abandoned machinery, inoperable equipment and rubbish shall be
removed from ttie site regularly.
(C) All buildings and equipment that have not been used for a period of
one year shall be removed from the site.
(D) All equipment and temporary structures shall be removed and
dismantled not later than ninety (90) days after termination of the
extraction operation and expiration of the permit.
(E) Where practical, stockpiles of overburden and materials shall be
used to screen the extraction. The side slopes of such stockpiles
shall not exceed three to one (3:1).
(F) The perimeter of the site shall be planted or otherwise screened
when such is determined by the City Council to be necessary.
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(G) Existing tree and ground cover shall be preserved to the extent
feasible, maintained and supplemented by selective cutting,
transplanting of trees, shrubs, and other ground cover along all
setback areas.
3-22-15: OPERATIONS; NOISE; HOURS; EXPLOSIVES; DUST;
WATER POLLUTION; TOPSOIL PRESERVATION: The
following operating standards shall be observed at the extraction site of any
operation permitted under this Chapter:
(A) The maximum noise level at the perimeter of the site shall be within
the limits set by the Minnesota Pollution Control Agency and the
Federal Environmental Protection Agency.
(B) Extraction and hauling operations shall be performed during only
those times established by the City Council as part of the permit.
(C) Operators shall utilize all practical means to eliminate vibration from
equipment operation on adjacent property .
(D) Operators shall comply with all applicable City, County, State and
Federal regulations for the protection of water quality, including the
Minnesota Pollution Control Agency and Federal Environmental
Protection Agency regulations for the protection of water quality. No
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City of Farmington
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D)
waste products or process residue shall be deposited in any lake,
stream or natural drainage system. All waste water shall pass
through a sediment basin before drainage into a stream.
.
(E) All topsoil shall be retained at the site until complete rehabilitation of
the site has taken place according to the rehabilitation plan.
(F) Operators shall use all practical means to reduce the amount of
dust, smoke and fumes caused by the operations.
3-22-16:
REHABILITATION STANDARDS: The following rehabilitation
standards shall apply to the site of any operation permitted
under this Chapter.
(A) Rehabilitation shall be a continuing operation occurring as quickly as
possible after the extraction operation has moved sufficiently into
another part of the extrac in site.
(B) All banks and slopes shall be left in accordance with the rehabili-
tation plan submitted with the permit application.
(C) Slopes, graded areas and backfill areas shall be surfaced with
adequate topsoil to secure and hold ground cover. Such ground
cover shall be tended as necessary until it is self-sustained.
.
(0)
All water areas resulting from excavation shall be eliminated upon
rehabilitation of the site. In unique instances where the City Council
has reviewed proposals for water bodies at the time of approval of
the overall plan and has determined that such would be appropriate
as an open space or recreational amenity in subsequent reuse of the
site, water bodies may be permitted.
(E) No part of the rehabilitation area which is planned for uses other
than open space or agriculture shall be at an elevation lower than
the minimum required for connection to a sanitary or storm sewer.
(Ord. 092-278, 8-3-92)
.
1092
City of Farmington
City of Farmington
325 Oak Street
Farmington, MN 55024
(612) 463-1600
.
Excavation, Grading and
Mineral Extraction
Info Sheet
Permits for these types of activities are required in the City Code Section 3 Chapter 22. An
application must be submitted to the City Engineer for review.
A) An application for a mine or excavation permit shall be processed in accordance with the
same procedures and requirements specified in the City Code relating to conditional use permits.
However, the hearing shall be held by the City Council following a review and recommendation
from the Planning Commission. All applications dealing with land in flood plains shall also comply
with requirements listed in Title 10, Chapter 10, of this code. (Ord. 096-375, 7-1-1996)
B)
1.
2.
"
".
4.
.
5.
6.
7.
8.
9.
10.
.
An application for a mine or excavation permit shall contain:
The name and address of the operator and owner of the land.
The correct legal description of the property where the activity is proposed to occur.
A certified abstract listing the names of all landowners owning property within three
hundred fifty feet (350') of the boundary of the property described above.
Specifications of the following, using appropriate maps, photographs and surveys:
a) The physical relationship of the proposed designated site to the community and
existing development;
b) Site topography and natural features including location of watercourses and water
bodies;
c) The description and quantity of material to be excavated;
d) The depth of water tables throughout the area,
The purposes of the operation.
The estimated time required to complete the operation.
The plan of operation, including processing, nature of the processing and equipment,
location of the plan, source of water, disposal of water and reuse of water.
Desired haul routes to and from the site.
The plans for drainage, water erosion control, sedimentation and dust control.
A rehabilitation plan provided for the orderly and continuing rehabilitation of all disturbed
land. Such plan shall illustrate, using photograph maps and surveys where appropriate, the
following:
a) The contour of land prior to excavation, if available, after completion of excavation
and after completion of rehabilitation;
b) Those areas of the site to be used for storage of topsoil and overburden;
c) A schedule setting forth the timetable for excavation of land lying within the
extraction facility;.
d) A timetable for the rehabilitationof land lying within the excavation facility shall be
submitted to the City well in advance of the completion of excavation activities;
7/31/97
d: \lIarson\policies\fonninfo. doc
E
11.
e) The slope of all slopes after rehabilitation, based upon proposed land uses, and
description of the type and quantity of plantings where revegetation is to be
conducted; and
f) The criteria and standards to be used to achieve fmal rehabilitation as well as
intermittent stabilization.
A statement identifying the applicant's program to insure compliance with the permit
conditions, method of response to complaints and resolving conflicts that may arise as a
result of complaints.
d: \Ilarson\policies\fonninfo. doc
7/31/97
.
.
.
E
.
.
.
11.
e) The slope of all slopes after rehabilitation, based upon proposed land uses, and
description of the type and quantity of plantings where revegetation is to be
conducted; and
o The criteria and standards to be used to achieve ftnal rehabilitation as well as
intermittent stabilization,
A statement identifying the applicant's program to insure compliance with the permit
conditions, method of response to complaints and resolving conflicts that may arise as a
result of complaints.
d: \llarson\policies\fonninfo. doc
7/31/97
E
11: 25
U..Lt=.. ...u'"""
'lS'612 463 1611
CITY FARMINGTON
!g) 0008/0011
//
.
CITY OF FARMINGTON
EXCAVATION, GRADlNG AND MINERAL
EXTRACTION APPUCATION
Date
'1 PI/P8
,
Type
No.
Name of Applicant H/!'Ifl-/~ 'P~)F'~ or Phone <t!/3/-0"/7
I'n ,,,v;'V'6f{;b '7A; ;,.Je',
Address L./so ~7 r'duNry ~'p, 2>/ L-/:rn.€. e~A-DA, H?N ~!::// 7
Location of Operation ;J~stE7J #/LL.> ~n _~41. (pZ=-1.. APPl77dN
t. 7 t..!J. ,4PP/fl'tJAI) 6(.{'/LOr g
Name and Address of Land Owner }JetS e Ai Ih Us. r P1J c.
. ,
t.ra ~ /v:9 olt-cf-
fJ-7YPLfE f)~'1/ h U :r.r l,p Y
(jUyt:..cl ''7' e" N€z-5C7V /.fIu-S P/'I1lffl J It"
Dimensions of area in which work will take place
Maximum depth of excavation till' fJ I Maximum height offill Iv '
100 p.-<-O
Change in site ele"ations~ft; Estimated quantity to be moved: In Yds Out Yds
Hours
<5'~~~
~ ?"~
Date operation will start Aut lA S ~
NOI.ual d..}s vf operati611 rn -=m~~_.
Date operation will end
Does applicant plan to:
.';<;(>,...
1. Fencetheoperation?
3, Post warning signs?
. 4. Arrange for proper drainage? ~-es.
5. Arnnge for noise suppression?
6. Observe a buffer from boundary lines? \..0 ~
7. Repair streets damaged from operation? \..:J<:> ~~ .-0 - -=:t:>~c==,
8. Furnish before and after topos? ~.l/.J
9. Furnish a bond to the City? ,1 L1,~
10. Furnish a CertificateofInsurance? I'J 'Q
Fee: Based on schedule of fees under Resolution R_: S valid from
through
~h~hN ,~~~
Date / Slgmifure of Applic
Application (approved, denied) by the City Council this
19_.
day of
Date City Clerk
r~1I! 04 I.j e. rL IJIZMIW ,(../U) .:r#~
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.
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. 2
9
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7
.
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.
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190TH
STREET
.
Rotty, second by Schwing to approve the grading conditional use permit and to forward it to the City
Council contingent upon the following conditions:
· The issues identified in the grading review letter need to be addressed before a permit can be issued;
· All of the information required by the Excavation, Grading and Mineral Extraction Info sheet should
be submitted prior to City Council approval of the permit;
· The permit shall not be valid until the required surety is posted and the appropriate fees are paid;
· It is understood the developer grades this project according to the submitted grading plan at his own
risk. Future review of utility construction plans could result in revisions to the grading design,
· That silt fencing be erected prior to grading and dust control of the property be maintained by the
developer.
Vote: YES: Schwing, Larson, Rotty, Ley; NO: Schlawin. MOTION APPROVED.
.
.
5. The Fannington Middle School 2nd addition final plat was presented to the Commission by Planner
Smick. Smick gave a brief presentation on the development referencing that some minor
engineering details need to be worked out before City Council approval. Schlawin asked what those
minor problems are. City Engineer Mann replied that each plat goes through a plan review check
and some issues concerning utility easements. Mr. Mann iterated that the grading plan would not be
approved until all grading issues have been taken care of. MOTION by Rotty, second by Schwing
to close the public hearing. Vote: YES: Schlawin, Larson, Rotty, Ley; NO: Schwing. MOTION by
Rotty to approve the 2nd addition final plat subject to the conditions of the City Engineers April 30th
1998 letter to the School District Engineer and forward to the City Counci I, second by Ley . Vote:
YES: Ley, Larson, Schlawin, Rotty; NO: Schwing. MOTION APPROVED.
6.
Planner Smick began the continued public hearing for the Prairie Creek East Schematic PUD. Smick
stated that there are still some EA W issues that remain. Smick went to state that the Technical
Advisory team (TEe) has surveyed the site and is recommending that no excavation take place
within Empire Township. Planner Smick explained to the Commission that a vote would be
necessary at this time and forwarded to the City Council because of a 60 day review provision stated
within the City Code. Schlawin asked if the no grading in Empire Township provision is for this
particular project or because the way the project is laid out. Smick replied that it is probably the
layout ofthe project. Schlawin said that he is concerned that there might be a "carte blanche"
approach that could be used against the City and would like to make it clear this it is because ofthe
topography and layout of this particular project. MOTION by Schwing, second by Ley to close the
public hearing. APIF, MOTION APPROVED. MOTION by Schwing to forward a negative
recommendation of the Prairie Creek East PUD, second by Larson. APIF, MOTION APPROVED.
7.
Planning Coordinator Smick and the City Engineer Mann updated the Commission on the
development of policies concerning turf establishment and erosion control. Smick and Mann both
explained the reasoning behind both of the policies and how they will benefit the City. The
Commission and Staff went into a lengthy discussion on possible issues on both policies. The
Commission recommended that the policies possibly be adopted as ordinances because of possible
legal issues.
8.
Smick gave an update to the Commission on the Comprehensive Planning Schedule. Smick went
through the possible meeting dates of the draft timeline. Commissioners and Staff discussed if the
dates were too aggressive and if it could be held to the schedule
o
o
o
::J
:J
:)
PLANNING COMMISSION
MINUTES
Regular
May 12, 1998
.
I. Chair Schlawin called the meeting to order at 7 :00 P.M.
Members Present: Schlawin, Larson, Ley, Rotty, Schwing
Members Absent: None
Also Present: Community Development Director Olson, Planning Coordinator S'nick,
City EngineerlPublic Works Director Mann, and Associate Planner Schultz
2. Chair Schlawin requested comments from the Commission on the minutes from April 14t1., 1998.
There were none. Motion by Schwing, second by Larson to approve the minutes as distributed.
APIF, MOTION APPROVED.
Chair Schlawin opened all four of the scheduled public hearings at 7:00 P.M.
3. Community Development Director Olson presented to the Commission the amendment to the
conditional use permit of South Suburban Medical Center concerning the placement of a public
sidewalk for the recent clinic addition. Olson explained that South Suburban is seeking to amend
only the sidewalk location from the north side of Oak St. to the south side due to concerns of:
pedestrian safety with ambulances entering and exiting, snow storage and removal and overall cost.
Olson continued with staff's reasons on retaining the sidewalk location on the north side of Elm St.
Mr. Lee Larson, CEO of South Suburban Medical, approached the Commission to explain in greater
detail the reasons why they are seeking the amendment to the sidewalk location. The Commission,
Staff and SSMC continued with question and answer discussion in an attempt to clarify the situation.
Dan Nicolai, SSMC Board Director, stood and presented his arguments to amending the CUP
agreement. MOTION by Schwing to close the public hearing, second by Rotty. APIF, MOTION
APPROVED. MOTION by Rotty to amend the conditional use permit for SSMC. No second to
motion. Motion denied to lack of second. MOTION by Ley that the sidewalk remain on the north
side of Elm St" second by Schwing. YES: Schwing, Ley, Schlawin; NO: Rotty; ABSTAIN: Larson.
MOTION APPROVED.
.
4, Associate Planner Schultz introduced the conditional use permit for grading from Genstar Land
Company for the Charleswood development. Schultz briefed the Commission on the details of the
grading plans and where in the process the development stands, Schlawin asked what the surety
and/or a contract agreement would consist of. Schultz replied that the City Engineer would
determine a surety amount and a contract would not be formed. Mr. Mann added that the surety
amount would be held in the possibility that the developer might walk away. Rotty asked what
portion in the diagram would be graded. Steve Juetten, Genstar Land Company, replied that it would
be phase 1 and parts of phase 2. Mr. Juetten continued to explain his company's timeline and the
reasons for the delay of the platting process. Schlawin responded that part of his concern was that
erosion control rarely has been done properly in the city. Schwing asked the Mr. Juetten if there was
a problem with the bond. Mr. Juetten responded that depending on the amount there would not be a
problem.
The Commission asked about a binding contract. Mann stated that the surety agreement would take
the place of contract. Mr. Juetten added that the conditional use permit itself is a legal binding
document. MOTION by Schwing, second by Rotty to close the public hearing. MOTION by
.
.
Rotty, second by Schwing to approve the grading conditional use permit and to forward it to the City
Council contingent upon the following conditions:
· The issues identified in the grading review letter need to be addressed before a permit can be issued;
· All of the information required by the Excavation, Grading and Mineral Extraction Info sheet should
be submitted prior to City Council approval of the permit;
· The permit shall not be valid until the required surety is posted and the appropriate fees are paid;
· It is understood the developer grades this project according to the submitted grading plan at his own
risk. Future review of utility construction plans could result in revisions to the grading design.
· That silt fencing be erected prior to grading and dust control of the property be maintained by the
developer.
Vote: YES: Schwing, Larson, Rotty, Ley; NO: Schlawin. MOTION APPROVED.
.
.
5. The Farmington Middle School 2nd addition final plat was presented to the Commission by Planner
Smick. Smick gave a brief presentation on the development referencing that some minor
engineering details need to be worked out before City Council approval. Schlawin asked what those
minor problems are. City Engineer Mann replied that each plat goes through a plan review check
and some issues concerning utility easements. Mr, Mann iterated that the grading plan would not be
approved until all grading issues have been taken care of. MOTION by Rotty, second by Schwing
to close the public hearing. Vote: YES: Schlawin, Larson, Rotty, Ley; NO: Schwing. MOTION by
Rotty to approve the 2nd addition final plat subject to the conditions of the City Engineers April 30th
1998 letter to the School District Engineer and forward to the City Counci I, second by Ley. Vote:
YES: Ley, Larson, Schlawin, Rotty; NO: Schwing. MOTION APPROVED.
6.
Planner Smick began the continued public hearing for the Prairie Creek East Schematic PUD. Smick
stated that there are still some EA W issues that remain. Smick went to state that the Technical
Advisory team (TEe) has surveyed the site and is recommending that no excavation take place
within Empire Township. Planner Smick explained to the Commission that a vote would be
necessary at this time and forwarded to the City Council because of a 60 day review provision stated
within the City Code. Schlawin asked if the no grading in Empire Township provision is for this
particular project or because the way the project is laid out. Smick replied that it is probably the
layout ofthe project. Schlawin said that he is concerned that there might be a "carte blanche"
approach that could be used against the City and would like to make it clear this it is because ofthe
topography and layout of this particular project. MOTION by Schwing, second by Ley to close the
public hearing. APIF, MOTION APPROVED. MOTION by Schwing to forward a negative
recommendation of the Prairie Creek East PUD, second by Larson. APIF, MOTION APPROVED.
7.
Planning Coordinator Smick and the City Engineer Mann updated the Commission on the
development of policies concerning turf establishment and erosion control. Smick and Mann both
explained the reasoning behind both of the policies and how they will benefit the City. The
Commission and Staff went into a lengthy discussion on possible issues on both policies. The
Commission recommended that the policies possibly be adopted as ordinances because of possible
legal issues.
8.
Smick gave an update to the Commission on the Comprehensive Planning Schedule. Smick went
through the possible meeting dates of the draft timeline. Commissioners and Staff discussed if the
dates were too aggressive and if it could be held to the schedule
o
o
o
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
Planning Commissioner Members
Michael Schultz n n
Associate Planner V~
FROM:
SUBJECT:
Conditional Use Permit- Off Premise Sign- Heritage Development
DATE:
August 25, 1998
Plannine Division Review
Applicant:
Heritage Development
450 E. County Road D
Little Canada, MN 55110
Referral Comments:
None
Attachments:
1. City Ordinance- Section 4-3-1 :
Signs (A) 12
2. Water Board minutes 4/27/98
3. Planning Commission minutes
7114198
4. July 24, 1998 letter to Heritage
Development
.
Location:
City of Farmington well site #4 property
located at the northwest comer of Pilot
Knob Rd. and Euclid Path (see attached
map).
Existing Zoning:
R-l
Additional Comments
Heritage Development is seeking a conditional use permit for an off-premise sign to be located on
the City's water tower and well house property located at the northwest comer of the intersection
of Pilot Knob Rd. and Euclid Path. The Water Board granted permission to Heritage
Development on April 27, 1998 but requiring Heritage to obtain approvals for both a conditional
use permit and sign permit (the sign permit will be applied for if the conditional use permit is
granted by the Planning Commission).
Heritage Development was sent a letter on July 24th (see attached) to remove their 64 square foot
. sign from the right-of-way located along Euclid Path as directed by the Planning Commission on
.
.
.
July 14, 1998. The sign was to be removed by August 6th, though the sign was not removed by
the specified date, it was removed as of August 20th.
Heritage Development is currently in their 6th phase of development with the 7th and final phase
remaining to be constructed sometime next year. The Nelson Hills Farm development is
approximately 55% complete; 31 lots remain in the 5th addition, 42 lots in the 6th and 67 lots are
planned for the 7th addition.
The sign ordinance allows a development of 30 acres or greater up to 200 aggregate square feet of
signage to be erected on the project site, while off-premise signs are allowed an area of only 25
square feet. The developer currently has three 64 square foot signs located on site with another
sign promoting the townhome portion of the development located along Euclid Path. As the
ordinance is written to date pertaining to off-premise directional signs, Heritage Development
would not be permitted to use one the their existing 64 square foot signs, i.e. the recently moved
development sign located within the right-of-way.
The Planning Commission has granted TC Construction a CUP for a 25 square foot off-premise
sign at the same site on July 14th, 1998; the sign had not been erected as of August 20th.
Action Requested
Staff recommends the Commission approve the conditional use permit for the off-premise
directional sign for Heritage Development/Nelson Hills Farm based on the following
contingencies:
1.
The applicant and the Water Board establish a contract outlining the date of removal for
the sign;
That the sign be counted toward the aggregate square footage allowed for promoting
development projects;
The applicant apply and pay appropriate fees for a sign permit identifying the placement
of the sign, meeting sign setback and size requirements and does not conflict with the off-
premise sign for Pine Ridge Forest.
2.
3.
cc: Tom Bisch, Heritage Development
Water Board
.
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.
4-3-2
to this shali be limited to thirty two (32) square feet in area, conform
with setback requirements in each district, and may be illuminated
subject to timing and information controls stipulated as a condition to
the conditional use permit.
9, On-Premises Signs: For the purpose of identifying or advertising a
business, person, activity, goods, products or services located on the
premises where the sign is installed and maintained, signs shall be
regulated as set forth in subsections 4-3-3(8) and (G).
10, Illuminated Signs: Except for temporary signs, illuminated signs
shall be allowed in "B" and "I" Districts. Such sign shall be
illuminated only by steady, stationary, shielded light sources directed
solely at the sign, or internal to it, without causing glare for
motorists, pedestrians or neighboring premises as outlined by the
section in Chapter 6 of the Zoning Ordinance dealing with exterior
lighting,
11. No Trespassing Signs: No trespassing signs and no dumping
signs shall not exceed two (2) square feet in area per side and not to
exceed four (4) in number per lot in "A" Districts, In "A" and "G"
Districts such signs shall not be less than three hundred feet (300')
apart. (Ord, 086-173, 2-21-86)
12. Off-Premises Directional Signs: For the purpose of providing off
street direction to a residential project described in this subsection
(A), or a new venture less than twelve (12) months following
occupancy permit, a public, religious or nonprofit institution, or a use
which, in the determination of the Planning Commission, incurs
substantial hardship from lack of reasonable identification as a result
of its location, a conditional use permit shall be required. Such sign
shall not exceed twenty five (25) square feet per face and such sign
shall conform to the yard requirements of the zoning district in which
it is located. In addition, a directional sign may be permitted for any
uses which, in the determination of the Planning Commission, incur
substantial hardship from lack of reasonable identification as a result
of its location, If said sign is lighted, it shall be illuminated only
during those hours when business is in operation or when the model
homes or other developments are open for conducting business.
(Ord. 093-320, 12-6-93)
13. On-Premises Directional Signs: Where one way access and
egress drives are incorporated in a site plan, a sign indicating traffic
direction no more than four (4) square feet may be placed at a
driveway within five feet (5') of the street right of way. A directional
594
City of Farmington
~
.
MINUTES
WATER BOARD
REGULAR
April 27, 1998
1) The meeting was called to order by Chair Shirley.
Members Present: Wier, Krueger
Also present: Engineer Lee Mann, Mark Rolfs, Finance Director Robin Roland, Bill
Weierke
2) The agenda was approved as presented.
I
3) Motion by Krueger, second by Wier to approve the minutes for March 23, 1998. Motion carried.
4) Old Business
.
a) Mr. Rolfs reviewed things happening on water tower. Work has started. Contractor has authorized
his people to work overtime as needed with possible work on Sundays if needed.
b) Well #4 has been pulled for repairs. Parts enroute. Hope to have operating during week. Hydrant
flushing delayed for this reason.
c) Motion to award contract for fence around old tower to Midwest Fence, Cost to be $7,635.00.
Motion by Shirley, second by Krueger. Motion carried.
d) No comments concerning Well #5 at this time.
e) Mark Rolfs presented well field study. Some sites added as already owned by the Water Board.
Further study is needed.
f) Mr. Mann presented rate study. No action taken.
5) New Business
a) Planner is asked to set up some plans for old tower site. Plans may be presented in neighborhood
kind of meeting with Parks Chairman present.
./(b)
A request by Nelsen Hills developer was made to locate their sign on Well Site #4. Mr. Mann was
directed to permit such use with the following conditions:
i) No fees to Water Board, City fees are required.
ii) An agreement (contract) to be executed allowing use but a definite time for vacation of use is
to be made.
6) A water use report for first quarter was presented. No action needed.
7) A report on numbers of building permits for City to date was presented. No action needed.
8) Robin Roland presented the current financial report. Accepted report.
. 9) Bills as follow were presented: March 23 in the amount of $19,455.46. April 27 amount $7,774.50.
Motion to pay bill s\n these amounts was made by Krueger, seconded by Wier. Motion carried.
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
July 24, 1998
Mr. Tom Bisch, Director
Heritage Development
450 East County Road D
St. Paul, MN 55117
RE: Development Sign in right-of-way
Dear Tom:
During the recent Planning Commission meeting on July 14, 1998, it came to the
attention of the Commission members that the temporary development sign for Nelson
Hills Farm located on Euclid Path is within the public right-of-way. Per direction of the
Planning Commission members, I am required to inform you that your temporary
development sign must be removed from the Euclid Path right-of-way within 10 days of
receiving this letter. The Commission and staff understands your predicament dealing
with the Pilot Knob Road reconstruction, however, I have been directed to uphold the
zoning code. Attached is Section 4-3-2 (B)-7 of the City Code for your review.
If you have any questions concerning this subject, please call me at 463-1820.
Sincerely,
~
Lee Smick, AI CP
Planning Coordinator
CC: Planning Commission Members
Dave Olson, Community Development Director
file
4-3-2
4-3-3
~7. Public Rights of Way: No sign shall be upon or overhang any
W public right of way, with the exception of B-2 Districts where an
overhang of fifteen inches (15") is possible.
.
8. Bench Sign: Bench signs shall not be permitted in any district.
(Ord. 086-173, 2-21-86)
9. Advertising Signs: Signs which advertise an activity, business.
product or service that has not been produced or conducted on the
premises for more than thirty (30) days. (Ord, 090-228, 2-5-90)
4-3-3: SIGNS IN ANY DISTRICT:
(A) Signs in C and R Districts:
1. C, R-l and R-2 Districts: One nameplate sign for each dwelling
unit. Such signs shall not exceed two (2) square feet in area per
surface, shall not exceed five feet (5') in height, and no sign shall
have more than two (2) surfaces, Nonconforming business uses shall
be permitted one on-premises wall sign not exceeding twenty (20)
square feet in area.
2. R-3 Districts: One nameplate sign for each dwelling group of six
(6) or more units, and such sign shall not exceed six (6) square feet
in area per surface and no sign shall have more than two (2)
surfaces. (Ord. 090-228, 2-5-90)
.
3, Nameplate Sign: One back to back nameplate sign for each
permitted use or use by conditional use permit other than residential.
Such sign shall not exceed thirty (30) square feet in area per
surface. Back to back signs exceeding a ninety degree (900) angle
shall be measured as one surface. Such sign is permitted in areas
other than residential by a conditional use permit, (Ord. 093-321,
12-6-93)
4. Set Back Requirements: Any nameplate sign over one foot (1 ')
square shall be set back at least ten feet (10') from any property
line.
5. Freestanding Signs: Freestanding signs shall be permitted for the
purpose of permanent identification of residential areas. At each
principal entrance to such an area a maximum of two (2) signs, not
to exceed fifty (50) square feet of sign area per sign. Such signs
495
City ot Farmmgton
.
.
.
.
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 f'v f)
Lee Smick, Planning Coordinator j)J*C
FROM:
DATE:
August 25, 1998
RE:
Community Profile & Comprehensive Visioning Element
INTRODUCTION
The "Community Profile & Comprehensive Visioning Element" of the Comprehensive Plan has
been completed and will be presented by RLK-Kuusisto, LTD. City staffis seeking the adoption
of both of these elements by the Planning Commission.
DISCUSSION
The presentation will consist of an overview of the Comprehensive Planning process including a
report on the initial interviews held with community leaders in June. The report will also discuss
the Community Profile concerning population, households, employment and land use
projections.
A summarization of the visions generated at the July 8th and 29th Visioning Workshops provides
the Community Visioning Element for the Comprehensive Plan (see attached). The seven vision
points will be discussed in detail and include the following:
1. Downtown
2. Connection
3. Value Received for Taxes
4. CommerciallIndustrial Base
5. Quality/Controlled Growth
6. Public/Semi-Public Uses
7. Environmental
8. Planning for a Greater Community
The presentation will conclude with a determination of "Where we go from here". The Planning
Commission will play an important role through the Comprehensive Planning process by
providing review and recommendations of each of the Comprehensive Plan elements within the
next few months. A revised schedule for the process will be presented at the Planning
Commission meeting to identify upcoming workshops and formal meetings
. ACTION REQUESTED
Adopt the Community Profile and Community Visioning Elements for the Comprehensive Plan
and forward the documents to the City Council.
cc: RLK- Kuusisto, LTD
Jim Brimeyer and Associates
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DOWNTOWN
Vision
. Specialty Shops, Boutiques
. General
a) grocery
b) convenience
. Parking
. Pedestrian Friendly
. Social, Historical, Cultural, Government Center
. Entertainment, Eating
. Antiques, Crafts
. Design theme - Riverwalk
. Landscaping, Lighting
. Housing
. Expansion North
.
CONNECTION
Vision
. East/West; North/South
a) 195th
b) 20gth
c) Flagstaff
d) Ash
. Improve Hwy 3 aesthetics (boulevard)
. Implement bike/trail plan - emphasis on North/South connections
. Develop geographically central "attraction"
. Park/Lake development
. . Active/passive recreation
. Golf course with low density housing
. Water uses
. Athletic facilities
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VALUE RECEIVED FOR TAXES
Vision
. Expand park development:
a) Athletic facilities
b) Neighborhood parks
c) Trails (hiking, walking, jogging)
d) Central parke s)
. Public safety
a) Road crossings
b) Police/fire facilities, staffing, visibility
. Community connections
a) More volunteerism
b) Quality development
. Broader, more diverse tax base
.
.
.
COMMERCIAL/INDUSTRIAL BASE
Vision
. Expand industrial base
a) Develop second industrial park
b) More light industry, high-tech businesses
. Develop commercial business park
a) Integrated uses
1. high tech
2. hotels
3. restaurants
4. recreation facilities
5. residential
b) Connected with downtown
c) Aesthetically pleasing
. Promote the central area for downtown
. New, expanded developments should be:
a) user-friendly,
b) aesthetically pleasing,
c) have good access
d) not in conflict with residential uses
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QUALITY/CONTROLLED GROWTH
Vision
. Work with school, facility needs and site locations
. Continue emphasis on quality development
. Provide more life-cycle housing opportunities
. Preserve natural areas as part of development
. Allow development to be staged based on utility availability
. Maintain agricultural uses and encourage "green belt" areas
. Maintain "small town" feeling
. . Develop a central park lake
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PUBLIC/SEMI-PUBLIC USES
Vision
. Develop public facilities
a) Public works
b) Police
c) Fire
. More visible and expanded city hall, other public uses
. Consider Arts/Cultural/Community Center as central area anchor
. Utilize Dakota Village and Fairgrounds as community attractions
. Higher usage of school facilities
a) Education
b) Recreation
c ) Youth centers
. Provide connections for public, semi-public uses
a) Visual
b) Trails
c) Themes
d) Natural areas
.
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ENVIRONMENTAL
Vision
. Improved water quality
· Preserve wetlands, bluffs, trees, shorelands and steep slopes
. Develop more river access
. Preserve natural areas and provide for passive uses
. Utilize river, natural areas, wetlands for connections (trails, water,
walkways)
. Maintain working farms
. Develop a central park lake
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PLANNING FOR A GREATER COMMUNITY
Vision
. Keep Community Open
. Establish better lines of communication with all of the bordering
Townships
. Have a contingency plan-based on alternative scenarios
. Base annexation on:
a) Annexation Plan
b) Standards
c) Infrastructure
d) Impact of Growth
.
.
.
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 ('y [)
Planning Coordinator ~
Wensmann Homes Cooperative
Housing Project Sketch Plan
August 25, 1998
Plannine: Division Review
Applicant:
Proposed Development:
Attachments:
Wensmann Homes
3312 151S! Street West
Rosemount, MN 55068
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.
1. Location Map
2. Sketch Plan
3. Third Floor Plan
4. Garage Plan
5. Unit Plans
6. Perspective Drawing
North of Nelson Hills Farm, West of Pilot Knob
Road, South of Terra Addition and East of Pine
Ridge Forest subdivision (see attached map).
Location of Development:
Area Bounded by:
Existing Zoning:
Existing Conditions:
Existing single-family development to the north
and south, future commercial PUD to the east
and parkland to the west.
R-I PUD - Low Density - Single Family
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
.
.
.
remammg 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.
Streets and Accesses:
The proposed plan will contain 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
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 north
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.
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:
Wensmann Homes is proposing a cooperative housing project 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. They are seeking input from
. the Planning Commission to determine ifthe project is feasible for the site.
This particular site was originally before the Planning Commission as the Cameron Woods
Townhomes PUD in February 1997. The Cameron Woods Townhomes PUD Final Plat was
approved on April 7, 1997 by the City Council. Per Section 11-2-3 (E) of the City Code, the
Developer shall record the plat with the Dakota County Recorder within 75 days of the approval
by City Councilor the plat will be considered void. The Developer had requested four time
extensions, however, the final time extension request was July 31, 1998 and the approval of the
plat has been rendered void by the above-mentioned ordinance.
Therefore, since an entirely new concept is proposed for the site, the Developer is required to
reapply for review of the proposed project. The R-1 PUD zoning district remains as approved on
the site on December 16, 1996.
The proposed development consists of two, 3-story, 42-unit buildings on 13.7 acres. The gross
dwelling units per acre is 84 units/13.7 acres calculating to 6.1 units/acre, over the allowable 4.5
units/acre in an R-1 PUD zoning district. Remedies to this problem would be to reduce the
number of units or rezone the property to R-2 PUD providing a 7.0 unit/acre density and allowing
the proposed project of 84 units to comply with City requirements.
The Comprehensive Plan shows the site as low density and 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.
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. Funding for the project will come from BUD financing options, which requires that
90% of the 84 units has to be pre-sold before the project may break ground. The Developer is
proposing to construct the site in one phase.
With BUD financing, the project requires that the minimum age for residents in the co-op is 62
years and older. The building will provide for crafts and a trim room along with a guest room 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.
Underground parking for each unit is proposed with an additional 52 parking spaces above
ground. The Developer shows a separate entrance off of Euclid Street for accessing the
underground garages. City staff recommends that the entrance for the underground garages
connect to the above ground parking facility for more convenient circulation within the site.
The site will be landscaped throughout and will comply with the Cameron Woods requirement to
provide a buffer of at least 50 feet on the north side of the site. This site plan shows 65 feet along
the Terra Addition to the north and Pilot Knob to the east. 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.
If the Developer is unwilling to reduce the amount of units on the site, there is a need to rezone
the property to R-2 PUD to meet the gross dwelling units/acre required in the City Code.
Therefore, City staff recommends the following outline for reviewing the project:
1. Petition to rezone the property to R-2 PUD and submit a Schematic PUD Plan.
2. Planning Commission holds a Public Hearing for Rezoning, Comprehensive Plan
Amendment and Schematic Plan.
3. City Council holds a Public Hearing for Rezoning, Comprehensive Plan Amendment and
Schematic Plan.
4. File Preliminary Plat that is reviewed at Planning Commission and City Council.
5. Final Plat is reviewed at Planning Commission and City Council.
Action Requested
Review the sketch plan with the Developer and make recommendations concerning the concept.
cc:
Wensmann Homes
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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 Commissioner Members
Michael Schultz cxR
Associate Planner
FROM:
SUBJECT:
Discussion for variance- Tim & Kelly Dougherty
DATE:
August 25, 1998
Planning Division Review
Applicant:
Tim & Kelly Dougherty
517 Spruce Street
Referral Comments:
None
Attachments:
1. Site plan diagram
2. Variance Procedure & Regulations
Location:
517 Spruce Street
Existing Zoning:
R-2
Additional Comments
Tim & Kelly Dougherty are requesting discussion with the Planning Commission over the
possibility of a four (4) foot variance for the construction of a new garage. The Dougherty's
currently have a nonconforming garage, which they claim sits 2 feet off of the property line; upon
GIS review and a walk by; it appears somewhat closer (this includes the overhang). The
Dougherty's are proposing to raze the current garage and construct a smaller garage in the same
location of the existing garage. The residents claim their hardship exists in the placement of the
curbcut and keeping the drive in line with the garage.
Action Requested
Staff has reviewed the hardship criteria with Mr.& Mrs. Dougherty. Staff has noted that even
though some home owners had the difficulty locating new garages on lots due to centrally placed
homes on lots; yet numerous homeowners have been able to comply with setback requirements
by placing the garage further back on the lot to allow for more maneuverability.
cc: Tim & Kelly Dougherty
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60'
Tim '" Kelly Dougherty
517 Spruce Street
463-3532
lot Dimensions
60' by 1 83'
t')
CX)
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-1-
19'5II
SIDEWALK
BLVD
Garage foundation is 2 feet
from property line
GARAGE
24'6" by 20'6"
;),,)./,)'L
HOUSE
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517 SPRUCE STREET
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GARAGE
Neighbors 5'6" Cedar Fence
is erected 1 foot from
property line
c..
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CITY OF FARMINGTON
.
Variance Procedure
The Board of Adjustment (Planning Commission) has the power to vary from the requirements
of the Zoning Code, and to attach conditions to a variance it deems necessary to assure
compliance with the purpose of the Code. Variances dealing with land in Hood plains shall
comply with requirements listed in the local Flood Plain Management section of the Code.
.-
Procedure for obtaining a variance:
1. The property owner or agent shall file with the City Planner an application form
together with required exhibits plus a filing fee in an amount established annually by
the City Council. The exhibits to be required unless waived by the City Planner
should include:
A) A boundary surveyor an area survey including the property in question and
three hundred feet (300') beyond showing: topography, utilities, lot
boundaries, buildings, easements and soil test data if pertinent.
B) A site development plan showing buildings, parking, loading, access, surface
drainage, landscaping and utility service.
~"'.
2. The City Planner shall set a, public hearing, transmit the application directly to the
Board of Adjustment and mail a notice to property owners adjacent to the subject
property. Failure of such owners to receive notice shall not invalidate the
proceedings.
3. The Board of Adjustment shall approve, deny or approve under conditions accepted
by the applicant within sixty (60) days of submittal of all required exhibits.
TJIe Board of Adjustment may vary the regulations of this Title if all of the following
requirements are met:
A) Literal enforcement of the ordinance would result in undue hardship with
respect to the property.
B) Such unnecessary hardship results because of circumstances unique
~ to the property.
C) The hardship is caused by provisions of the ordinance and is not the result of
actions of persons presently having an interest in the property.
D) The variance observes the spirit and intent of the ordinance, produces
substantial justice and is not contrary to the public interest.
E) The variance does not permit a lower degree of flood protection than the
flood protection elevation for the particular area or permit standards lower
than required by State law.
.
P-9/26!96
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OPTION 1
Preliminary and Final Plat Filed Separately
Development Approval Process
Step 1: An initial meeting with staff to determine project requirements and possible issues.
This meeting serves as a mechanism for the Developer to become aware of City
development ordinances and standards.
. Staff prepares development approval schedule, discusses checklist and informs
Developer of associated fees involved in development process.
.. Mdfillal:plat shall be revi~we(!~~araV;lyirl
Step 2:
Submit schematic plan and corresponding information. The Developer submits a
complete schematic plan to the Planning Coordinator along with other pertinent
information prior to the review of the project by the Planning Commission.
· City staff will inform the .Developer if documents are missing in the .su,b1l1i&sion
pa.ckage and will notify the Developer by fax and mail within 5 workirigdaysafter
submission,
Revision 08/20/98
1
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.
.
.
.
.
Step 3: Review of schematic plan by Development Committee, City Staff and Planning
Commission.
.
· The schematic plan is also sent to the Parks and Recreation Commission, Water
Board and Housing and Redevelopment Authority, if applicable, for review. This
gives the Developer the opportunity to receive feedback from all groups prior to the
Planning Commission meeting.
.
.
. ""th'" ,':t.: .;<' ;'1';-;"'" '1":"
ew: '~i~~..~flUU~,:P,.11
, -,'.....,.,..,...:."'._' ,:; ';__. ,.",,<.,':. 'C-"-""'.- .,..;.._.,.......,.:.,_'., _",,,,,-.<,;..~:,._.,,,_.__.- ..._.,....,...~'.__:_"......
Meeting 1 - Schematic Plan is reviewed at Planning Commission meeting.
· The Plarining COJI1l1lissi()nroakes C01J:lm~ntsai)drecoInillendat~ons totheI)~veloper
concerning the sch~matic plan. , The peveloper sh()u' ake the apprQPJ,iatechanges
totbe plan prior tot1i~,prelimimuy plafbe41gpresen otl1e Plannlng C~mmissi~n.
Step 4: The Developer submits the preliminary plat to Planning and Engineering staff with
schematic plan review comments addressed and all required information along with
payment of fees,
Revision 08/20/98
2
.
.
.
Step 5:
.
· The Developer shall submit the following documentation prior to the scheduling of a
public hearing before the Planning Commission: a) an application for preliminary
plat, b) fifteen (15) copies of the plat, c) d) five (5)
copies of supporting documents . e) an abstractor's list of
property owners living within three hundred fifty feet (350'), and f) filing fees and
surety as specified in the City's annual fee schedule shall be paid prior to scheduling
a public hearing before the Planning Commission.
.
.
· Major engineering and planning issues must be addressed before the preliminary plat
is approved at the Planning Commission level and sent to the City Council for
reVIew.
.
'.' W()rlcshee~,
. 1
O;tnP .. . .
. befoietpe .', .
the Planning Commission.
· Time Fr1Ulle:.. Amin!l1lWD otfiye weeks'i~ requiredto.review the prelimiJulry plat
andschedul~ a.Public Hearing at-the Plmming Commission.
Notice of Public Hearing is published J 0 calendar days prior to Planning Commission
hearing date for preliminary plat review as required by Minnesota State statutes.
Revision 08/20/98
3
.
.
.
. Notices are mailed to properties on the abstractor's list to be provided by the
Developer and an affidavit of mailed notice is filed as required by Minnesota State
statutes.
Meeting 2 - Preliminary Plat is reviewed at Planning Commission Public Hearing.
Step 6: Planning staff prepares report for City Council summarizing review of preliminary plat
and schedules review at City Council meeting.
.
Meeting 3 - Preliminary Plat is reviewed at City Council meeting.
Step 7:
Preliminary plat is reviewed by City Council - Upon approval, resolution for
preliminary plat is adopted.
.
The public may ask questions or voice concerns at the City Council
meeting.
.
Step 8: Developer prepares final plat and submits to Planning Coordinator along with payment
of fees wfthiriJQQi;lCty$ ()fqpprovalafpre#min.i:riyplaib)l()J{(jJ (J(}1Jn.qil.
. The developer submits a final plat by providing twelve (12) copies of the final plat
and three (3) copies of all engineering construction drawings.
. The final pla.fmusfcontain. allofthe infOfIlla.tionrequiteq itlSectiQJllb3-3. inorqer
for the Planning Commission to act upon the final plat. City staff will inform the
Revision 08/20/98
4
.
.
.
.
.
.
.
Meeting 4 - Final Plat is reviewed at Planning Commission meeting,
Step 9:
Planning Commission reviews final plat andforwards recommendations to City Council.
Meeting 5 - Final Plat is reviewed at City Council meeting.
Step 10: Final plat is reviewed by City Council - Upon approval, resolution provides for
acceptance of all agreements for improvements, public dedication and other
requirements indicated by City Council.
· City Council adopts resolution approving and authorizing signing of plat contingent
upon preparation of Development Contract.
Step 11: Community Development/Planning and Engineering staff draft Development Contract
after iriformation is receivedfrom the Developer.
. Developer prepares cost estimates for required developer improvements and City
Engineer prepares the amount of financial guarantees for Development Contract.
. After preparation of agreement, staff forwards the draft Development Contract to the
City Attorney for approval.
Revision 08/20/98
5
.
.
.
· After approval by the City Attorney, staff forwards the draft to the Developer for
review, comment and, if necessary, to arrange for a meeting to work out unresolved
Issues.
Step 12: Development Contract is placed on consent agenda for City Council to approve.
Meeting 6 - Development Contract is reviewed at City Council meeting.
Step 13: Developer provides all required fees, final plat documents and signs Development
Contract.
· Developer provides all required fees, final plat documents, including one full size
and one 8 1/2" x II" mylar of final plat, and signs Development Contract.
· Three copies of the Development Contract shall be submitted to the City.
Step 14: Final plat is signed by Mayor and Chair of Planning Commission and released to
Developer for recording along with certified Development Contract.
**Highlighted text represents new requirements.
Revision 08/20/98
6
.
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OPTION 2
Preliminary and Final Plat Filed Simultaneously
Development Approval Process
Step 1: An initial meeting with staff to determine project requirements and possible issues.
This meeting serves as a mechanism for the developer to become aware of City
development ordinances and standards.
· Staff prepares development approval schedule, discusses checklist and informs
Developer of associated fees involved in development process.
Step 2: Submit schematic plan and corresponding information. The Developer submits the
Schematic Plan to the Planning Coordinator along with other pertinent information prior
to the review of the project by the Planning Commission.
. City 'Staff will< inf()rmtli~
package anci will IlQtify tht(
subi:Uissiot1; , ','
peJ:ifdocumentsar~ m1ssingin thesuQ.
,.e oper by fax and mailwitWn5wQrking d
. _. ..... ..'''''-'-''''.'._ . ....... ...... ., n' ...... ,'''_ '," __ .., .....,... ..... ..,.......
,.f"'-:":.""'"
· If the su,bmission is inco,. '~ePllU1llingCoordinator willret:um the submittal,to
the Devt(loper at theeh4. . 'yssubmission review,period and the schem:aticplan
will not be scheduled for review by the Planning Commission.
Revision 08/20/98
1
.
.
.
Step 3: Review of schematic plan by Development Committee, City Staff and Planning
Commission.
Step 4:
.
· The schematic plan is also sent to the Parks and Recreation Commission, Water
Board, Heritage Preservation Commission and Housing and Redevelopment
Authority, if applicable, for review. This gives the Developer the opportunity to
receive feedback from all groups prior to the Planning Commission meeting.
Meeting 1 - Schematic Plan is reviewed at Planning Commission meeting.
.
The Developer submits preliminary and final plat to Planning and Engineering staff
with comments addressed from schematic plan process and all required information
along with payment of fees.
· r4~ , 7Q-.daytilll~ ...limit ..~~,n$>Jor the Planning .:CQmwisston .tP1lct ..u,Writhe
preliminary... andfmalplat... following delivery.Qf .a cOJllpletegap~licl:i!iQn . ,.. in
compliance witlJ. Section 11 . Chapter 2 of the City.. Code and is. deterinined Jobe
complete by the Planning Coordinator and the City Engineer.
Revision 08/20/98
2
.
.
Step 5:
.
. The Developer shall submit the following documentation prior to the scheduling of a
public hearing before the Planning Commission: a) an application for preliminary
and final plat, b) fifteen (15) copies of the plat, c)
li111, d) five (5) copies of supporting documents e) two (2)
copies of final engineering plans f) an abstractor's list of property owners living
within three hundred fifty feet (350'), and g) filing fees and surety as specified in the
City's annual fee schedule shall be paid.
.
.
. Major engineering and planning issues must also be addressed before the preliminary
and final plat is approved at the Planning Commission level and sent to the City
Council for review.
.
Notice of Public Hearing is published 10 days prior to Planning Commission hearing
date for preliminary and final plat review as required by Minnesota State statutes.
. ,After .city staff bas' determiIledthat the piel~nary .andfinalplat may ~.. sch(?(iuled
fora public }learing by the Pl~ingConnnissioll, thePlanlling staff will' distribute
the preliminary ilnd final, plat. to affected agencies, .jurisdictions, and. utilities to
request comments. The above-mentioned groups have approximately three weeks to
Revision 08/20/98
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.
.
.
Step 6:
. Notices are mailed to properties on the abstractor's list to be provided by the
Developer and an affidavit of mailed notice is filed as required by Minnesota State
statutes.
Meeting 2 - Preliminary and Final Plat is reviewed at Planning Commission
Public Hearing.
.
Planning staff prepares report for City Council summarizing review of preliminary and
final plat.
.
.
Meeting 3 - Preliminary and Final Plat is reviewed at City Council meeting.
Step 7: Preliminary and final plat is reviewed by City Council - Upon approval, resolution
provides for acceptance of all agreements for improvements, public dedication and other
requirements indicated by City Council.
Step 8:
.
meeting.
. City Council adopts resolution approving and authorizing the signing of the final plat
contingent upon preparation of the Development Contract.
Community Development/Planning and Engineering staff draft Development Contract
after information is received from the Developer.
Revision 08/20/98
4
.
.
.
.
· Developer prepares cost estimates for required developer improvements and City
Engineer prepares financial guarantees for Development Contract.
· After preparation of agreement, staff forwards the draft Development Contract to the
City Attorney for approval.
. After approval by the City Attorney, staff forwards the draft to the Developer for
review, comment and, if necessary, to arrange for a meeting to work out unresolved
Issues.
Step 9:
Development Contract is placed on consent agenda for City Council to approve.
Meeting 4 - Developer's Agreement is reviewed at City Council meeting.
Step 10: Developer provides all required fees, final plat documents and signs Development
Contract.
· Developer provides all required fees, final plat documents, including one full size
and one 8 1/2" x 11" mylar of final plat, and signs Development Contract.
. Three copies of the Development Contract shall be submitted to the City.
Step 11: Final plat is signed by Mayor and Chair of Planning Commission and released to
Developer for recording along with certified Development Contract.
* * Highlighted text represents new requirements.
Revision 08/20/98
5
I
TO:
City Planning Commission
FROM:
Lee Smick, Planning Coordinator
DATE:
July 14, 1998
RE:
Revised Development Approval
Process Policy
The Planning Division has revised the Development Approval Process Policy in order to
provide a more streamlined process for reviewing development plans and has created a
detailed step-by-step approach to track the development through the process. Attached is
the original Development Approval Process that was reviewed and approved by the
Planning Commission on June 10, 1997. This version provided a step-by-step approach,
however, it did not address preliminary and final plats filed simultaneously or propose
time frames for reviewing plats by City staff and outside agencies.
As development continues to increase in Farmington, it has become apparent that a more
detailed Development Approval Process Policy is required in order to track the platting
process, provide a clearer understanding of submittal requirements and time frames for
review, and at any time, determine where the plat is in the process. The development
process information will be delivered to the Developer at the time of the initial meeting
with City staff and any questions concerning the process will be addressed in this
meeting.
The following is a list of revisions made to the Revised Development Approval Process
Policy:
1. The process is divided into two options. Option I is when the preliminary and final
plat is filed separately. Option 2 is when the preliminary and final plat is filed
simultaneously. City staff determines which Option will be followed.
2. For all submittals to the City, including schematic plan, preliminary plat, final plat or
other required documents, City staff will inform the Developer by fax and mail if any
items are missing from the submittal within 5 working days after the submission. If
information is missing, City staff will return all submittal information to the
Developer by the end of the 5-day period. If all information required has been
included, City staff will inform the Developer by fax and a mailed letter that review
of the project will commence. .
3. Any required information such as and Environmental Assessment Worksheet,
Floodplain Study, MUSA approval or other information required by outside agencies
should begin before or shortly after the schematic plan submittal and must be
completed before the preliminary plat is scheduled for a public hearing at the
Planning Commission.
...
CitlJ. of FarmintJton 325 Oak Street. Farmini}tonl MN 55024 · (612) 463-7111 · FaJr (612) 463-2591
.
.
.
4. When the preliminary and final plat is filed separately, the time frame for review by
City staff for a schematic plan is three weeks. City staffhas five weeks to review the
preliminary plat and schedule a public hearing at the Planning Commission and staff
has three to four weeks to review the final plat and schedule a meeting at the
Planning Commission
5. When a preliminary and final plat is filed simultaneously, the time frame for review
by City staff for a schematic plan is three weeks. City staff has five weeks to review
the preliminary and final plat and schedule a public hearing at the Planning
Commission and staff has four weeks to review the preliminary and final plat and
schedule a meeting at the City Council.
6. Engineering construction plans need to be substantially complete as determined by
the City Engineer before the City Council reviews preliminary and final plat.
7. The Developer has 75 days after final plat approval to record the plat. The Developer
may request an extension if submitted in writing and is reviewed by the City Council.
However, a request for a time extension may be allowed only once in the final plat
process.
8. The Developer may begin grading of the site once the Development Contract is
executed. No building permits will be issued for construction of any structure on any
lot on any plat until the City has received evidence of the plat being recorded by
Dakota County.
It is important to note the expectations of both the Developer and City staff throughout
the Development Approval Process. Those include the following:
The Developer's expectations of staff, as a short-term customer in the development
planning process, has needs related to:
1. timely process approvals, which includes eliminating unnecessary delays;
2. expecting that information on City Development processes is received in a timely
manner from staff;
3. expecting reasonable time schedules to submit information and receive staff feedback
on development proposals in a reasonable amount of time;
4. marketing an attractive and affordable housing product; and
5. minimizing unnecessary costs associated with their respective development proposal.
Conversely, staffs expectations of the Developer, as customer, is the following:
1. that information requested by staff is submitted in an acceptable format for review;
2. that information requested is submitted in a timely manner to allow staff adequate
time to review the information and the recognition that the respective 'developer's
proposal is one among many and will be reviewed in the order received;
3. that as questions and/or issues emerge during the review process that the developer
provide responses in a timely and appropriate manner;
4. that the developer is responsible for preparing the plat in accordance with explained
City Code provisions and acceptable manner;
.
.
.
5. that the developer conduct him/herself in a courteous, professional manner
6. that plat submittals and supporting engineering information be provided to staff by
the Developer's project staff without excessive staff inquiries and telephone calls
concerning the timeliness of the information requested;
7. and finally, that developers be held accountable for their portion of the information
requested and that their failure to do so will ultimately result in delays in the private
development planning review and approval process.
In revising the Development Approval Process Policy, City staff is certain that the above
issues are addressed in a detailed process that will allow increased communication
between the City and the Developer concerning the status of the development. As other
issues come up in the process that require revisions, the Planning Division will once
again review the process and propose additional revisions to the Planning Commission
and City Council. As stated above, the revised development process will further
streamline reviews of the project and insure that the Developer and the City are producing
and receiving quality developments.
Requested Action:
Review the attached Revised Development Approval Process Policy and make
recommendations to the Planning Division concerning the process.
.
.
.
Step 1
Step 2
Step 3
Step 4
Step 5
CITY OF FARMINGTON
Development Approval Process
(Approved June 10, 1997)
An initial meeting with staff to determine project requirements and possible issues.
This meeting serves as a mechanism for the developer to become aware of City
development ordinances and standards. Staff also prepares development approval
schedule, discusses checklist and informs developer of associated fees involved in
development process.
Submit schematic plan and corresponding information. The Developer submits the
Schematic Plan to the Planning Coordinator along with other pertinent information.
Review by Development Committee and City Staff - Review proposal at Planning
Commission meeting. Planner reviews the proposal with the Development Committee,
City Staff and Planning Commission to provide all groups the opportunity to become
familiar with the project prior to formal action or public hearing. Schematic plan is also
sent to the Parks and Recreation Commission, Water Board and Housing and
Redevelopment Authority if applicable for review. It gives the developer the chance to
receive feedback prior to the expense of detailed plan preparation on projects that may
need substantial revision before formal approval is given. City staff determines if the
preliminary and final plat shall be reviewed separately in the review process or
simultaneously.
Meeting 1 - Schematic Plan is reviewed at Planning Commission meeting.
Developer submits preliminary plat to Planning and Engineering staff with comments
addressed and all required information along with payment of fees - 70 day time limit
begins. The developer shall submit a) an application for preliminary plat, b) fifteen (15)
copies of the plat, c) five (5) copies of support documents, d) an abstractor's list of
property owners living within three hundred fifty feet (350'), and, e) filing fees and
surety as specified in the City's annual fee schedule shall be paid prior to scheduling a
public hearing before the Planning Commission. All of this information must be
included in the submission in order for the Planning Commission to act upon the
preliminary plat. Major engineering and planning issues must also be addressed before
the preliminary plat is approved at the Planning Commission level and sent to the City
Council for review. The 70 day time limit for reviewing and approving the preliminary
plat at the Planning Commission level begins when all of the above information along
with engineering and planning issues are addressed. An extension may be granted if the
developer submits written letter to City requesting time extension.
Notice of Public Hearing is published 10 days prior to Planning Commission hearing
date for preliminary plat review. Notice of public hearing is mailed to properties on
.
.
.
abstractor's list and affidavit of mailed notice is filed. Planning staff notifies affected
agencies, jurisdictions and utilities and requests comments concerning preliminary plat.
Step 6
Planning Commission Public Hearing for preliminary plat with all issues resolved,
recommends plat be sent to City Council. Planning Commission does not take action on
preliminary plat until all information is submitted and all issues are addressed. If
approved, Planning Commission recommends plat be sent to City Council.
Meeting 2 - Preliminary Plat is reviewed at Planning Commission Public Hearing.
Step 7
Planning staff prepares report for City Council concerning review of preliminary plat at
City Council.
Step 8
Preliminary plat is reviewed by City Council - Upon approval, resolution for
preliminary plat is adopted. City Council reviews preliminary plat and adopts resolution
for preliminary plat upon approval or disapproval of plat. The public may ask questions
or voice concerns at this meeting. The City Council has 50 days to review the plat once
all information is submitted to the City Council.
Meeting 3 - Preliminary Plat is reviewed at City Council meeting.
Step 9
Developer prepares final plat and submits to Planning Coordinator along with payment
of fees. The developer submits a final plat of any portion that was not recorded by
providing twelve (12) copies of the final plat and two (2) copies of all final engineering
drawings. Planning and Engineering staff reviews and prepares agenda report materials
on the plat.
Step 10 Planning Commission reviews final plat and sends recommendations to City Council.
Planning Commission reviews plat and forwards recommendation to the City Council.
Meeting 4 - Final Plat is reviewed at Planning Commission meeting.
Step 11 Final plat is reviewed by City Council - Upon approval, resolution provides for
acceptance of all agreements for improvements, public dedication and other
requirements indicated by City Council. City Council adopts resolution approving and
authorizing signing of plat contingent upon preparation of developer's agreement.
Meeting 5 - Final Plat is reviewed at City Council meeting.
Step 12 Developer's Agreement is drafted by Community Development/Planning and
Engineering staff Developer prepares cost estimates for required developer
improvements and City Engineer prepares financial guarantees for developer's
agreement. After preparation of agreement, staff forwards draft developer's agreement
to City Attorney for approval. After approval by City Attorney, staff forwards draft to
.
.
.
developer for review, comment and, if necessary, to arrange for a meeting to work out
unresolved issues.
Step 13
Developer's Agreement is included on consent agenda and approved by City Council
upon approval of developer. Developer's Agreement is reviewed and upon approval of
developer, City Council approves Developer's Agreement.
Meeting 6 - Developer's Agreement is reviewed at City Council meeting.
Step 14 Developer provides all required fees, final plat documents and signs developer's
agreement. Developer provides all required fees, final plat documents, including one full
size and one 8 1/2" x 11" mylar of final plat, and signs developer's agreement. Three
copies of agreement are required to be submitted to City.
Step 15 Final plat is signed by Mayor and Chair of Planning Commission and released to
developer for recording along with certified Developer's Agreement. The final plat must
be approved within 60 days of approval by City Councilor plat automatically becomes
approved.
CITY OF FARMINGTON
DEVELOPMENT APPROVAL PROCESS
.
1. Initial meeting with staff to I' .Denotes meeting date
detennine project & possible
I issues
1
2. Submit schematic plan & 1
corresponding
infonnation 3. Review by development
committee & staff - Review
proposal at Planning
4. Developer submits Commission meeting
preliminary plat to Planning &
Engineering staff with 1
comments addressed and all
required infonnation along 5. Notice for Public Hearing is
with payment of fees - 70 day published 10 days prior to
time limit at PC begins Planning Commission hearing
6. Planning Commission date for preliminary plat review
Public Hearing for preliminary
plat with all issues resolved, 1
recommends plat be 7. Planning staff prepares report
sent to City Council for City Council concerning
review of preliminary plat at City
1 Council
8. Preliminary Plat is
reviewed by City Council - 50 9. Developer prepares final plat
day time limit begins - Upon and submits to Planning
approval, resolution for Coordinator along with payment
preliminary plat is adopted of fees
J
1 II. Final Plat is reviewed by
10. Planning Commission City Council- Upon approval,
reviews final plat and sends resolution provides for
recommendations to acceptance of all agreements for
City Council improvements, public dedication
and other requirements indicated
.. by City Council
12. Developer's Agreement is
drafted by CD/Planning 13. Developer's Agreement is
& Engineering staff included on consent agenda and
I approved by City Council upon
~ approval of developer
14. Developer provides all 15. Final Plat is signed by
required fees, final plat Mayor and Chair of Planning
documents and signs Commission and released to
I developer's agreement developer for recording along
with certified Developer's
Agreement
.
.
/
..
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
. www.cLfarmington.mn.us
TO: City Planning Commission
FROM: David L. Olson
Community Development Director
SUBJECT: City Council / Planning Commission Workshop Dates
DATE: August 11, 1998
The City Council suggested the following two dates as possible joint work shop dates:
Wednesday, September rd at 7:00 pm
Wednesday, September 9th at 7:00 pm
.
ACTION REOUESTED
The Commission should indicate to staff which date is preferred and this will be
forwarded to the City Council at their August 17th meeting.
Respectfully submitted,
~~~
Community Development Director
cc: John F. Erar, City Administrator
.