HomeMy WebLinkAbout07.24.98 Special Planning Packet
.
AGENDA
PLANNING COMMISSION
Special
July 28, 1998
7:00 P.M.
Council Chambers
325 Oak Street
1. CALL TO ORDER
2. APPROVAL OF MINUTES
a) June 23, 1998
3. PUBLIC HEARINGS
7:00 PM
a) Bristol Square Preliminary & Final Plat - First Addition
. 4. DISCUSSION
a) Development Approval Process
b) Visioning Workshop - July 29, 1998
5.
ADJOURN
.
City of Farmington
Community Development Department
Planning Division
325 Oak Street
Farmington, MN 55024
Community Dev.
Planning
Building Insp.
(612) 463-1860
(612) 463-1820
(612) 463-1830
To:
Farmington Planning Commission
Lee Smick, Planning Coordinator j)t.P
From:
Date:
July 28, 1998
RE:
Planning Commission Recommendation Summary
PUBLIC HEARINGS
a) Bristol Square Preliminary & Final Plat - First Addition
Recommendation
Contingencies to the approval of the Bristol Square Preliminary & Final Plat - First Addition are as follows:
1. The improvement of County Road 72 must be agreed by the Developer to confer special benefit to the
Bristol Square plat and must waive any objection to the assessments for the construction of County Road
72, including the claim that the assessment exceeds the benefit to the property.
2. All engineering requirements and the Surface Water Management Plan must be met.
3. Easements need to be granted to the City for all public utilities and need to be shown on the plat.
4. The right-of-way for County Road 72 needs to be verified and depicted correctly at the southeast comer of
the site in the area of the curve on the County road.
5. The location of the trail along the northerly edge of the site needs to be coordinated with the Parks and
Recreation Director and the appropriate trail easements need to be shown on the plat.
...
6. Final Plat approval at the Council level will be contingent on the preparation and execution of the
Development Contract and approval of the construction plans by the Engineering Division.
Approve and forward the Bristol Square First Addition Preliminary & Final Plat to the City Council contingent
on the above stipulations.
CitlJ. of Farmint}.ton 325 Oak Street · Farmin9ton, MN 55024 · (612) 463-7111 · Fa/( (612) 463-2591
DISCUSSION
a) Development Approval Process
Recommendation
Approve the revised Development Approval Policy and forward the policy to the City Council.
.
b) Visioning Workshop - July 29, 1998
.
.
To:
Farmington Planning
Commission
Lee Smick, /II f}
Planning Coordinator~
From:
Date:
July 28, 1998
RE:
Bristol Square First Addition
Preliminary & Final Plat
Planning Division Review
Applicant:
Allen Homes Corporation
12433 Princeton Avenue
Savage,MN 55378
612-894-1473
Referral Comments:
1. Lee Mann, City Engineer
Attachments:
1. First Addition Preliminary & Final Plat
2. Preliminary Plat for Overall Development
3. Site Plan for Overall Development
Proposed Development:
The plat for First Addition will consist of 42 units
located at the southwest corner of the property
directly north of County Road 72. The remaining
plat consists of 14 outlots. The overall proposed
development consists of 173 townhome units on
19.7 acres creating a density of 8.8 units/acre in an
R-3 zone. This falls below the maximum density
requirement of 14.0 established in the R-3 zone.
Location of the Development:
Located to the east of the new G1enview T ownhome
development, south ofWausau Supply Company,
west of County Road 72 and the Prairie Waterway
and north of County Road 72 and the East
Farmington single-family residential development.
.....
First Addition Area Bounded By: Townhouse development to the west, north and east
and single-family residential to the south.
Existing Zoning:
R-3 High Density - Townhouse
CitlJ. of FarminiJ.ton 325 Oak Street · FarminiJtonl MN 55024 · (612) 463.7111 · Fal( (612) 463.2591
The property is quite flat and generally drains
towards the southeast comer of the site. There is an
existing man-made pond on the site that is not
designated on the Wetland and Waterbody
Classification Map, therefore, no protection or
mitigation procedures are required for the pond. An
existing house is located at the southwest comer of
the site, in the First Addition, that will be removed.
Existing Conditions:
Proposed Coverage for
Overall Development:
Proposed Coverage
Townhomes (171)
Driveway/Sidewalk
Off-street Parking
Streets
Trails
Stormwater Pond
Open Space
Total Area
Impervious Surface
Area (S.F.)
188,100
105,836
13,563
119,867
18,560
23,522
386,674
858,132
469,421
.
% of Total
21.9
12.3
1.6
14.0
2.2
2.7
45.2
54.7
The proposed plan will contain four accesses. Two
accesses from the south intersect with County Road
72 and line up with Twelfth and Thirteenth Street in
the East Farmington subdivision. The third access
is from the west connecting the Glenview
Townhome development. The fourth access is to
the east and intersects with County Road 72.
Twenty-four foot wide private streets are proposed
in the development with curb and gutter required.
A sixteen-foot fire lane is located at the west end of
the property to connect two dead end streets and
allow adequate circulation for fire vehicles.
Streets and Accesses:
.
Sidewalks are not required in the private
subdivision, however, bituminous trails will be
located throughout the subdivision and will connect
with existing trails in the Prairie Waterway trails
system.
Sidewalks:
Topography:
The site topography is quite flat throughout the site
and generally drains to the southeast.
Wetland:
No wetlands exist on the site. An existing man-
made pond located at the western end of the site is
.
.
not designated as a wetland, therefore, the developer
proposes to fill the pond.
Flood Plain:
There is no flood plain that effects this property.
Parkland and Trails:
The Parks and Recreation Commission met on May
13, 1998 to discuss the proposed development and
parkland requirements (see attached May 13th
minutes). The Commission approved the
acceptance of approximately 0.7 acres of land at the
southeast comer of the site and cash in lieu of land
on the condition that the City is unable to purchase
parkland on the east side of the Prairie Waterway.
If the City can purchase this property, the developer
will pay cash for the approximate 0.7 acres and will
be able to construct three additional townhome units
in this location. The Developer will also be
required to install a trail on City property north of
the subdivision to connect with Prairie Waterway
trails to the east. The Developer will receive a
credit for parkland dedication fees from the
construction of the trail.
.
Additional Comments
The Bristol Square development is a private development which will be maintained by a
homeowners association. The First Addition of Bristol Square consists of the platting of
42 units on 4.09 acres located at the southwest comer of the property directly north of
County Road 72. The remaining property will be platted as 14 separate outlots. The
overall plan for the development proposes 173 townhome units on 19.7 acres yielding a
density of8.8 units/acre, falling below the maximum density of 14.0 units/acre.
The First Addition shows access to County Road 72 from Twelfth Street. The streets
throughout the development will be private and will be 24 feet in width with curb and
gutter. The 16-foot fire lane that connects Pine Street and Prairie View Trail at the
western edge of the property allows for adequate circulation of fire vehicles. No parking
along the streets is allowed.
.
County Road 72, which surrounds the entire property, is being reviewed by the City and
County on the feasibility of upgrading the road to collector status and turning the road
back to the City of Farmington to the City limits and Empire Township beyond the City
limits. The Proposed Dakota County Roadway Functional Classification System shows
the road as a collector street. A feasibility report for upgrading the road was completed
on June 8, 1998 and indicates the estimated total project costs is $1,474,200. It has yet to
be determined the amount of construction and cost the Developer of this project will incur
along with the Developer of East Farmington to share in the upgrade of County Road 72.
However, the share will be somewhat equal while the County is also considering .
participating financially in the street improvement project within the City limits as part of
the tumback agreement.
The improvement of County Road 72 must be agreed by the Developer to confer special
benefit to the Bristol Square plat. The City shall assess the lots created by the plat in
accordance with the City's local improvement policy based on the final project costs.
The Developer or any successors to the project are required to waive any procedural or
substantive objection to the assessments for the construction of County Road 72,
including the claim that the assessment exceeds the benefit to the property.
The Developer is proposing two stormwater detention ponds for surface water runoff that
will be part of future phases and will connect through the central portion of the site. The
northern pond will have overflow capabilities into the Prairie Waterway to the north.
The attached comments by the City Engineer require utility easements to be shown on the
plat. Verification and depiction of the right-of way for County Road 72 in Outlot J must
be shown correctly and the trail on the northerly edge of the plat needs to be coordinated
with the Parks and Recreation Director to show appropriate the easements. The
Developer must address these comments before the Development Contract is approved at
the City Council.
Recommendation
.
Contingencies to the approval of the Bristol Square Preliminary & Final Plat - First
Addition are as follows:
1. The improvement of County Road 72 must be agreed by the Developer to confer
special benefit to the Bristol Square plat and must waive any objection to the
assessments for the construction of County Road 72, including the claim that the
assessment exceeds the benefit to the property.
2. All engineering requirements and the Surface Water Management Plan must be met.
3. Easements need to be granted to the City for all public utilities and need to be shown
on the plat.
4. The right-of-way for County Road 72 needs to be verified and depicted correctly at
the southeast comer of the site in the area of the curve on the County road:
5. The location of the trail along the northerly edge of the site needs to be coordinated
with the Parks and Recreation Director and the appropriate trail easements need to be
shown on the plat.
.
.
.
.
6. Final Plat approval at the Council level will be contingent on the preparation and
execution of the Development Contract and approval of the construction plans by the
Engineering Division.
Approve and forward the Bristol Square First Addition Preliminary & Final Plat to the
City Council contingent on the above stipulations.
.
.
.
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: Bristol Square Townhomes
DATE: July 23, 1998
The engineering staff has reviewed the submitted plans for Bristol Square relative to
preliminary and final plat issues. Engineering staff recommends approval of the Plat at
the Planning Commission level with the following comments to be addressed before City
Council approval:
1. Easements need to be granted to the City for all public utilities and need to be shown
on the plat.
2. The right-of-way for County Road 72 needs to be verified and depicted correctly at
the southeast comer of the site in the area of the curve on the County road.
3. The location of the trail along the northerly edge of the site needs be coordinated with
the Parks Director and the appropriate trail easements need to be shown on the plat.
4. final plat approval at the Council level will be contingent on the preparation and
execution of the Development Contract and approval of the construction plans by the
engineering division.
Respectfully Submitted,
~m~
Lee M. Mann, P .E.
Director of Public Works/City Engineer
cc: file
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TO:
City Planning Commission
f)JJ
FROM:
Lee Smick, Planning Coordinator
DATE:
July 28, 1998
RE:
Revised Development Approval
Process Policy
At the July 14th Planning Commission, the Commission members postponed the review
of the Revised Development Approval Process Policy due to aU members not receiving
the policy packet. Enclosed is the July 14th memo to the Commission along with the
Revised Development Approval Process Policy and the original Development Approval
Process approved June 10, 1997. The highlighted texts in the policy are additions to the
original policy which is also attached.
Requested Action:
Approve the revised Development Approval Policy and forward the policy to the City
Council.
-...
Citlj. of Farmint}.ton 325 Oak Street · Farmint}tonl MN 55024 · (612) 463.7111 · Fax (612) 463.2591
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:
---
I. The process is divided into two options. Option 1 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 Farminfj.ton 325 Oak Street · Farmingtonl MN 55024 · (612) 463-7111 · Fa:r (612) 1,63-2591
.
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 staff has 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;
.
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5. that the developer conduct himlherself 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.
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OPTION 1
Preliminary and Final Plat Filed Separately
Development Approval Process
wp~~od dgesnotbegjh until a completed application is delivered in compliance with
lC~apter2 of the City Code and is determined to be complete by. the Planning
inator aIld City Engineer.
e preliminary plat is approved by the City Council, the Developer must submit the fInal plat
. 0 days after its approval, or approval of the preliminary plat shall be considered void,
equest for a time extension is submitted in writing and approved by the City Council.
for a time extension of 90 days is allowed once in the preliminary plat process.
steps outline a typical development process when the preliminary and fmal plat for a
ct is filed separately. Depending upon review issues, this process and time frame
as required and appropriate.
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.
. At this time, City staff determines if the preliminary and fmal plat shall be reviewed
separately in the review process or simultaneously.
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 any items are missing in the submission
package and will notify the Developer by fax and mail within 5 working days after
submission.
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'ch ma e
smen or A Floodp am S
Council should begin before or shortly the submiss
may extend the time frame in the approval process. e
. red prior to scheduling a public hearing for the preliminary plat at
ommlSSlon.
. Time Frame: A minimum of three weeks is required to review the schematic plan
and schedule a review at a Planning Commission meeting.
Step 3: Review of schematic plan by Development Committee, City Staff and Planning
Commission.
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Planning Coordinator reviews the schematic plan with the Development
ittee and other appropriate City Staff to provide staff the opportunity to
e familiar with the project and generate review comments.
. 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.
eview comments have beell received, the Planning Coordinator
mments to the Planning Commission.
Meeting 1 - Schematic Plan is reviewed at Planning Commission meeting.
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the
plat
ing Commission makes recommendations to the Dev r conce
tic plan and changes to the plan should be made prelimin
before the preliminary plat is presented to the Planning Commission.
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.
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Planning Commission t
leted applicat .
. s detennine
. The Developer shall submit a) an application for preliminary plat, b) fifteen (15)
copies of the plat, c) fi' x~1~~G:cppieso~plat, d) five (5) copies of supporting
documents including uti t~, e) an abstractor's list of property owners living
within three hundred fifty feet (350'), and 1) 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.
. The preliminary plat submittal must contain all of the information required in Section
11-3-2 in order for the Planning Commission to act UpOll the preliminary plat.
. City staff will inform the Developer if any items are missing in the submission
package and will notify the Developer by fax and mail within 5 working days after
submission.
.
bmittal to
liminary
e submission is incomplete, the Planning Coordinator will return the
eveloper at the end of the 5 day submission review period and th
will not be scheduled for review at the Planning Commission.
all preliminary plat informatioll has been submitted including filing fees, number
pies, etc., the Developer will be notified by fax and mail at the end of the y
. ssion review period and review of the preliminary plat by City staff
commences.
. 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.
.
required Environmen Assessment W orksheet~ Floodplai other
s required for the pro t must be completed and approv xternal
wing agencies and approval processes before the 70-day time lmit begins and
e preliminary plat may be acted upon by the Planning Commission.
. Time Frame: A minimum of five weeks is required to review the preliminary plat
and schedule a Public Hearing at the Planning Commission. '
Step 5: Notice of Public Hearing is published 10 calendar days prior to Planning Commission
hearing date for preliminary plat review as required by Minnesota State statutes.
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. 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.
. Comments from the Planning Commission meeting are incorporated into the City
Council report and the preliminary plat must reflect any changes required by the
Planning Commission.
. 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 City Council has the balance of the 120 days to review the preliminary plat
following the delivery of a completed applicatioll as required by Minnesota State
statutes. The public may ask questions or voice concerns at the City Council
meeting.
. Upon approval of the preliminary plat, the Developer may apply for a grading permit
through the conditional use process.
Step 8: Developer prepares final plat and submits to Planning Coordinator along with payment
of fees within 100 days of approval of preliminary plat by City Council.
. The developer submits a final plat by providing twelve (12) copies of the final plat
and three (3) copies of all engineering construction drawings. '
.
e final plat must contain all 0 the infonnatio
Planni mmission t upon the
per if an ms are missing in the sub
veloper by fax and mail within 5 working day
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Meeting 4 - Final Plat is reviewed at Planning Commission meeting.
Step 9:
Planning Commission reviews final plat and forwards recommendations to City Council.
mpIete as determined by
lat.
. g construction pI
gineer before the Ci
to be substantially
uncil reviews the
Meeting 5 - Final Plat is reviewed at City Council meeting.
Step 10:
Final plat is reviewed by City Council - Upon approval,
acceptance of all agreements for improvements, public
requirements indicated by City Council.
resolution provides for
dedication and other
. 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 information is received from 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. '
. 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.
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Step 12: Development Contract is placed on consent agendafor 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 11" mylar of final plat, and signs Development Contract.
. Three copies of Development Contract are required to 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.
e Developer has 75 days after final plat approval by the City Council to record the
mal plat with the Dakota County Recorder or the previous approval is considered
void. The Developer may request a time extension for recordation if submitted in
writing, which will be reviewed by the City Council. A request for a time extension
may be allowed once in the [mal plat process.
ediate1y upon recording, the Developer must provide the City with one full size
ne 8W' xlI" reduced reproducible tracing of the [mal plat showing evidence of
recording.
Developer may begin grading of the site once the Development Contract is
ted. No building permits shall be issued for construction of any structure on
ot on the plat until the City has received evidence of the plat being recorded by
ota County.
**Highlighted text represents new requirements.
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OPTION 2
Preliminary and Final Plat Filed Simultaneously
Development Approval Process
. od does not begill until a completed application is delivered in compliance with
apter 2 of the City Code and is determined to be complete by the Planning
. and City Engineer.
e a typical development process when the preliminary and final plats are
ding upon review issues, this process and time frame may be altered as
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.
. . ary and fmal plat shall be reviewed
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.
orm the Dev
notify the De
oordinator will return the submi .
. w period and the schemati
mmission.
to
an
is incomplete, the Planning
the end of 5 da missio
heduled for review at the PI
Revision 07/23/98
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information has been submitted, th
e d of the 5 day submission revi
o nces.
eFrame: A minimum of three weeks is required to review the schematic plan
d schedule a review at a Planning Commission meeting.
Step 3: Review of schematic plan by Development Committee, City Staff and Planning
Commission.
Step 4:
. The Planning Coordinator reviews the schematic plan with the Development
Committee and other appropriate City Staff to provide staff the opportunity to
become familiar with the project and generate review comments.
. 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.
. After review comments have been received, the Planning Coordinator will forward
the comments to the Planning Commission.
Meeting 1 - Schematic Plan is reviewed at Planning Commission meeting.
. The PI
schemat.
plat befor
tions to the Develo
d changes to the plan e made on the pre
project is presented to the Planning Commission.
eming the
and final
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.
. The 70-day time limit begins for the Planning Commission
preliminary and fmal plat following delivery of a complet
compliance with Section 11 Chapter 2 of the City Code and is de
complete by the Planning Coordinator and the City Engineer.
Revision 07/23/98
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Step 5:
.
. The Developer shall submit a) an application for preliminary and final plat, b) fifteen
(15) copies of the plat,.. c )M'Ve~5)\11"\l{ 17"Fc:9R~~~o#~ep~at, d) five (5) copies of
supporting documents illslHclingutilitylayogts, 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 prior to scheduling a public hearing before the Planning Commission.
reliminary and fmal plat submittal must contain. all of th
tion 11-3-2 and 11-3-3 in order for the Planning Co
ary and fmal plat.
.
staff will inform the. Developer if any items are missing in'. the su
ge and will notifY the Developer by fax and mail within 5 working
ISSlon.
. ~ftl1esubmissionis incomplete, the ElanningCoordinator will return~e subll1ittaIto
~e\lJ.)~veloper atthe end of 5 days submission review period and the schematic plan
~lnotbescheduled for review at the Planning Commission.
. If all preliminary and fmal plat information has been submitted including filing fees,
number of copies, engineering construction plans, etc., the Developer will be notified
by fax. and mail at the end of the 5 day submission review period and review of the
review of the preliminary and final plat by City staff commences.
. 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.
.
y required Environmental Assessment Worksheet, Floodplain Study
dies required for the project must be completed and approved by th
ng agencies and approval processes before the 70 day time limit
liminary and final plat may be acted upon by the Planning Commission.
or other
ternal
and
e Frame: A minimum of five weeks is required to review the reliminary and
IDal plat and schedule a Public Hearing at the Planning Commissl
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 has determined that the preliminary and final plat
for a public hearing at the Planning Commission, the Planning
the preliminary and final plat to affected agencies, jurisdictio
request comments. The above-mentioned groups have approximately
submit comments concerning the preliminary and final plat to
Coordinator.
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. 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.
.
Step 6: Planning staff prepares report for City Council summarizing review of preliminary and
final plat.
staff reviews the preliminary and fmal plat d engineering construction plans
to be substantially complete as determine e City Engineer before it is
uled for review by the City Council. The Planning and Engineering staff
reviews and prepares agenda report for City Council.
. Comments from the Planning Commission meeting are incorporated into the City
Council report and the preliminary and final plat must reflect any changes required
by the Planning Commission.
. Time Frame: A minimum offour weeks is required to review the preliminary and
final plat and schedule a meeting at the City Council.
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.
. The City Council has the balance of the 120 days to revi
llowing delivery of a completed application
tutes. The public may ask questions or voice concerns
meeting.
, 'nary and final
. esota State
at the City Council
. City Council adopts resolution approving and authorizing the signing of the
final plat contingent upon preparation of the Development Contract.
Step 8: Community Development/Planning and Engineering staff draft Development Contract
after information is receivedfrom the Developer.
. Engineering construction plans need to be substantially plete as determined by
the City Engineer before the City Council reviews final plat.
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. 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 Development Contract are required to 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.
75 days after final plat by the City Council to record the plat with
ty Recorder or the previoUs approval is considered void. The
request a time extension for recordation if submitted in writing,
iewed by the City Counci request for a time extension may be
the platting process.
ing, the Developer must
d reproducible tracing 0
. de the City with
mal plat showing eVI
begin grading of th
g permits shall be i
tit the City has receive
**Highlighted text represents new requirements.
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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
.
Step 6
Step 7
Step 8
.
Step 9
abstractor's list and affidavit of mailed notice is filed. Planning staff notifies affected
agencies, jurisdictions and utilities and requests comments concerning preliminary plat.
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.
Planning staff prepares report for City Council concerning review of preliminary plat at
City Council.
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.
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
.
.
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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 Pinal 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.