HomeMy WebLinkAbout06.23.98 Special Planning Packet
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AGENDA
PLANNING COMMISSION
Special
June 23, 1998
7:00 P.M.
1.
CALL TO ORDER
2.
PUBLIC HEARINGS
a)
Christian Life Church Conditional Use Permit
3.
DISCUSSION
b)
Bristol Square Sketch Plan
c)
Malinsky Property Sketch Plan
d)
Comprehensive Plan Visioning Workshop Sessions
4. 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
From:
Lee Smick, Planning Coordinator
Date:
June 23, 1998
RE:
Planning Commission Recommendation Summary
PUBLIC HEARINGS
a) Christian Life Church Conditional Use Permit
Recommendation
Staff recommends the Commission approve the Conditional Use Permit for Christian Life Church for
the addition of modulars as additional classroom space based that the proposed use meets all
guidelines of the City Code conditional to a landscape plan approved by the City Planning
Coordinator.
DISCUSSION
a) Bristol Square Sketch Plan
Recommendation
Staff recommends the following items be addressed by the Developer before the preliminary plat is
submitted for review:
I. The trail to be constructed on City property outside of the Bristol Square development needs to be
shown on the plat.
2. The water table elevation needs to be determined and shown on the preliminary plat.
CitlJ of FarminiJ.ton 325 Oalc Street. Farmintjton, MN 55021, · (612) 463-7111 · FaJr (612) 1,63-2591
3. An agreement for movement of traffic between Glenview Townhomes and Bristol Square needs
to be discussed and finalized. .
4. All engineering requirements and the Surface Water Management Plan must be met.
5. All other information required to be submitted on the preliminary plat checklist needs to be
shown.
b) Malinsky Property Sketch Plan
Recommendation
Staff recommends the following items be addressed by the Developer before the preliminary plat is
submitted for review:
6. The construction of 19Sth Street by the Developer and Dakota County must be determined.
7. The northern roadway into Prairie Creek East is required to be shown on the plat.
8. The slopes and vegetation on the western edge of the property is to be preserved through a
conservation easement and redesign of the plan to the east.
9. The wetland area is to be defined on the preliminary plat.
10. Trails and sidewalks are required to be shown on the preliminary plat.
11. The water table elevation needs to be determined and shown on the preliminary plat.
12. All requirements of the Surface Water Management must be met.
13. All other engineering requirements must be met.
14. All other information required to be submitted on the preliminary plat checklist.
City staff recommends the approval of the Malinsky Property Sketch Plan contingent on the above
requirements.
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c) Comprehensive Plan Visioning Workshop Sessions
Recommendation
Please review the above Visioning Workshop dates and let staff know if you are available to attend
the sessions.
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TO:
City Planning Commission
FROM:
Michael Schultz, /), /J
Associate Planner~
DATE:
June 23, 1998
RE:
Christian Life Church CUP
Planning Department Review
Applicant:
Christian Life Church
6300 212th St. W.
Farmington, MN
Attachments:
1. Permitted and Conditional Uses
2. Conditional Use Permit Application
3. Letter from Christian Life
4. Site Plan
5. Location Map
6. Building Diagram
Location of Property:
South side ofC.S.A.H. 50 and East of
Flagstaff Ave. / EIIz ofSW~ of Section 35,
Township 114, Range 20
Property Size:
20 acres
Existing Zoning:
A-I (Agriculture)
Comprehensive Plan:
Agriculture
Current Land Use:
Institutional (churchlschooVdaycare)
Area Bounded By:
Agriculture
Additional Comments:
Christian Life Church is seeking a conditional use permit to add two modular units as
classroom space for its school facility located along the south side of C.S.A.H. 50.
Section 10-3-2 of the City Code lists "Public and Parochial schools" as a conditional use
in an A-I (Agriculture) District.
CitlJ of Farmint)ton 325 Oale Street · Farmington, MN 55024 · (612) 463-7111 · FaK (612) 463-2591
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The Church won the bid for the modulars from Northfield I.S.D. 659 which include 2
double long (27' x 72') classroom modulars and another singular unit proposed to be
used as storage space.
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Christian Life Church was constructed in 1980; the facility was expanded in 1983 for
educational purposes. Enrollment at the school numbers 140 students from grades K
through 12. The Church predicts that the enrollment number will fluctuate slightly,
possibly adding 10 to 15 students during the next school year. The Church is seeking the
additional class space to alleviate the need to use the sanctuary/auditorium area.
In examining the parking facilities at the church site there are 104 parking stalls. The City
requires 1 stall per every 4 seats for church use and 1 stall per classroom plus 1 additional
stall for every 30 students. The Church sets up 200 seats in its sanctuary/auditorium in
addition to approximately 4 to 5 classrooms accommodating the 140 students. This
equates to a need of 60 parking stalls. City Staff feels that the parking lot fulfills the
needs for both the church and school uses.
The City Building Official will also be reviewing the adequacy of the current septic
system. Currently there are three 2000 gallon septic tanks and two drain field sites. The
City Fire Chief and Building Official are reviewing the building plans and will not be
issuing a building permit until all requirements are satisfied per the UBC building code.
All of the modulars have been equipped with fire alarms and have adequate fire exits.
Requested Action: .
Staff recommends the Commission approve the Conditional Use Permit for Christian Life
Church for the addition of modulars as additional classroom space based that the
proposed use meets all guidelines of the City Code conditional to a landscape plan
approved by the City Planning Coordinator.
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10-3-1
CHAPTER 3
, 0-3-2
PERMITTED AND CONDITIONAL USES
SECTION:
1 0-3-1 :
10-3-2:
Permitted Uses
Conditional Uses
10-3-1: PERMITTED USES: The permitted uses for each district are
listed below. Accessory uses and essentIal services are also
permitted. (Ord. 086-177, 3-17-1986; amd. Ord. 088-205,8-15-1988)
10-3-2: CONDITIONAL t:SES: The Planning Commission may
authorize conditional uses as specified below, which will not
be detrimental to the integrity of the districts if all the conditions and
provisions of Chapter 8 of this Title are met. (Ord. 086-177, 3-17-1986;
amd. Ord. 088-205, 8-15-1988)
Permitted Uses
--7 (A)
A-' Agricultural District
1. Agriculture
2. Single-family dwellings
3. Public parks and playgrounds
4. Golf courses
5. Stables and riding academies
6. Drainage and irrigation
systems
7. Specialized animal raising
8. Greenhouses and nurseries
9. Travel trailer and boat storage
10. Truck gardening
11. Seasonal produce stands
City 0; Farml1l.gton
Conditional Uses
1. Two-family dwellings
2. Agricultural service
3. Commercial recreation uses
4. Water recreation and
storage
5. Public buildings
6. Public utility buildings
7. Kennels
8. Solar energy systems
9. Cemeteries
10. Mineral extraction
1 1. Equipment and mainte-
nance storage
12. Feedlot
597
1. Two-family dwellings
2. Agricultural service
3. CommerCIal recreation
uses
4. Water recreation and
storage
5. Public buildings
6. Public utility buildings
7. Kennels
8. Solar energy systems
9. Cemeteries
10. Mineral extraction
11. Equipment and mainte-
nance storage
12. Feedlot
13. Accessory apartments
14. Public and parochial
schools
15. Churches
16. Towers
(Ord. 086-177, 3-17-1986; amd. Ord. 088-205, 8-15-1988: Ord.
093-298, 2-16-1993; Ord. 096-383, 11-18-1996)
10-3-2
Permitted Uses
12. Day care center
(Ord. 086-177, 3-17-1986; amd. Ord.
2-16-1993; Ord. 096-383. 11-18-1996)
(B) A-2 Agricultural Preserve District
1. Agriculture
2. Single-family dwellings
3. Public parks and playgrounds
4. Golf courses
5. Stables and riding academies
6. Drainage and irrigation systems
7. Specialized animal raising
8. Greenhouses and nurseries
9. Travel trailer and boat storage
10. Truck gardening
11. Seasonal produce stands
12. Day care center
(C) R-1 Low Density District
1. Agriculture
2. Single-family dwelling
3. Public parks and playgrounds
4. Golf courses
5. Accessory storage buildings
6. Residential care facility
serving 6 or fewer persons
597
, 0-3-2
CondItional Uses
, 3. Accessory apartments
, 4, Public and parochial
schOOlS
15. Churches
16. Towers
088-205. 8-15.1988: Ord. 093-298.
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.-)
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1. Cemeteries
2. Nursing homes
3. Nonprofit recreational uses
4. Day care facility serving
more than 14 persons
5. Hospitals and clinics
6. Public utility buildings
7. Public buildings
City of Farmington
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City of Farmington Variance/Conditional Use Permit
325 Oak Street, Farmington, MN 55024
612-463-7111 FAX 612-463-2591
for office use
NU1\IBER
APPLICATION FOR: 0 Variance 0 Conditional Use*
(please check) -requires an abstractors certificate of owners within 350 ft.
(average coSt - S250-350)
LEGAL DESCRIPTION OF PROPERTY: (lot, block, plat name, section, tov.nship, range)
T. I. # 18783 E~ of SW~ of NW~ of Section 35, Township 114.
Range 20.
A/G
ZONING DISTRICT
PHONE
FEE OWNER'S NAME Christian Life Church of
~DRESS: 6300 212th Street FArminernnJ
. Street Slale
PRESENT LAND USE: church! educa tion
SPECIFY NATURE OF REQtJEST AND GROUNDS:
MN
~50<4
Zip Code
Modular classrooms
APPlicant':Sign2.tor#~
Date
o Proof of Ownership
o Application Fee
o Abstract
o Torrens (Owner's Duplicate Certificate of Title Required)
o Boundary Survey
o Copies of Site Plan
FOLLO\VING ATTACHED: (please check)
Applicant's Signature
Date
fo1' office use only
REQUEST SUBMITTED TO THE PLAl~W'G CO~fl\USSION ON
ACTION: OPublic Hearing set for:
o Denied Reason:
, FINAL ACTION: 0 Approved
o Denied
Comments:
Reason:
ONING ADMINISTRATOR:
DATE:
signature
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May 18, 1998
Jlot"n.u~, /993
City of Farmington
325 Oak Street
Farmington, MN 55024
Re: Christian Life Church/School purchase of Modular Classrooms
To: Ms. Lee Smick
Mr. Michael Schultz
and committee
Christian Life Church/School is asking permission to bring in 2 double long classroom
modulars each 27' X 72' to be used for our educational program.
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At the present time Northfield Public Schools I.S.D. 659 is using them. They will be sold
on may 20, 1998 by closed bids. These units come furnished with furnaces, bathrooms, air
conditioning, ramps, stairs and porches.
There is a possibility that one single unit can be purchased. This unit would be used for
storage - size 24' X 36'.
Thank you for your consideration.
Larry Frick
Pastor
LF/sk
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Christian Life Church
Location Map
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To:
Farmington Planning
Commission
From:
Lee Smick,
Planning Coordinator
Date:
June 23, 1998
RE:
Malinsky Property
Sketch Plan
Plannin~ Division Review
Applicant:
ARC ON Development, Inc.
7625 Metro Blvd. Suite 140
Edina, MN 55439
(612) 835-4981
Attachments:
1. Location Map
2. Sketch Plan
3. Wetland and Waterbody Classification Map
4. Section 11-4-8 of the City Code
5. Proposed Dakota County Roadway Functional
Classification System
6. City's Thoroughfare Plan
7. Mr. Chuck Grill's Editorial Letter
Proposed Development:
The proposed development consists of 181 total lots
on approximately 68 acres of developable land
yielding a density of 2.7 units/acre. This falls
below the maximum density requirement of 3.5
established in the R-l zone. Another 30 acres on
the property consists of woodlands and wetlands
totaling to 98 acres of property to be purchased by
the Developer.
Location of Property:
Located to the east of Akin Park Estates and
Limerock Ridge subdivisions, to the south of the
proposed Prairie Creek East subdivision, to the west
of the 52 acres of City-owned parkland and to the
north of the proposed 195th Street right-of-way.
Area Bounded By:
Single-family residential development to the west,
proposed single-family residential to the north,
CitlJ of Farmington 325 Oale Street. Farmingtonl MN 55024 · (612) 463-7111 · Fa/( (612) 463-2591
parkland to the east and the proposed right-of-way
. for 195th Street to the south.
Existing Zoning: R-l Low Density - Single Family Residential
Existing Conditions: The western portion of the property is densely
vegetated on steep slopes. The central portion is
currently farmed and is relatively flat and the
eastern portion consisting of the wetland area is
densely vegetated on relatively flat ground.
Lot Coverage and Sizes: The maximum lot coverage for an R-I Single-
family zone is 25%. The minimum lot size for the
development is 10,000 sq. ft. The minimum lot
width is 75 feet. The smallest lot is 10,125 square
feet and the largest lot is 24,000 square feet. Lot
widths range from 75 feet to 108 feet meeting the
requirements of the City Code.
Streets and Accesses: The proposed plan will contain four accesses. Two
accesses from the north to the property include
Embers A venue and a potential access to the north
. from the proposed Prairie Creek East subdivision.
The third access includes 193rd Street from the west
and the fourth access would be to the south along
Embers A venue to the proposed 195th Street.
Sidewalks: A sidewalk will be required along the east side of
Embers Avenue and 193rd Street because of its
minor collector status per City Code requirements.
An eight-foot trail will be required along the south
side of 193rd Street to match the existing trail in
Akin Park Estates to fulfill the sidewalk
requirement. A sidewalk will also be required along
195111 Street.
Topography: Site topography is generally flat throughout the site
except along the western edge of the property where
existing topography shows 20% or greater slopes.
Elevation changes on the slopes range from 920 to
970 and are densely vegetated.
Wetland: Wetland areas exist on the eastern edge of the
. property adjacent to the City-owned parkland. The
wetland is designated as a protect and utilize
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classification on the Surface Water Management
Plan's Wetland and Waterbody Classification Map
(see attached map). A protect wetland is also
located at the southwest comer of the property.
Flood Plain:
There is no flood plain that effects this property.
Parkland and Trails:
The Parkland adjacent to the Malinsky property and
owned by the City was originally two parcels. The
City purchased the northern parcel while the
southern parcel was dedicated to the City by John
Malinsky to meet parkland fee requirements. The
Developer will be required to meet parkland fee
requirements as well, and install a trail on the
southern side of 193rd Street. The Parks and
Recreation Commission will meet on July 151 to
determine the parkland requirements required on the
property.
Additional Comments
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The Developer is proposing a 181 lot single-family residential development on
approximately 98 acres of land east of the Akin Park Estates and Limerock Ridge
subdivisions. The property is zoned R-l Low Density Single-Family residential and
requires a minimum lot size of 10,000 square feet and a minimum lot width of 75 feet.
The proposed project meets these requirements as cited in the City Code.
The Developer is proposing houses with values between $140,000 to $240,000, the
majority of which will be split-entry walkouts; because of the existing high water table.
Full basements will also be constructed in some areas where the water table does not
effect basement construction.
The topography on the property is relatively flat in the central and eastern portions of the
site, while the western edge of the site consists of slopes over 20% in grade. Section 11-
4-8 of the City Code requires that no construction or significant alterations to the natural
drainage system are allowed on slopes over 20% (see attached Section 11-4-8).
Therefore, City staff is recommending that the Developer protect the western edge of the
property where these slopes exist and shift the entire plan to the east. The slopes may
then be shown as a conservation easement to ensure protection of the vegetated area.
.
The Developer proposes to remain outside of the designated wetland area at least 100
feet, due to the requirement in Section 10-9-6 requiring that all buildings, other than
accessory buildings, shall be set back at least 100 feet from a wetland. If the Developer
alters the wetlands in any way, a wetland alteration permit will be required. The
Developer started clearing brush on the property to the south of the wetland in late May
to allow surveying of the property. City staff investigated the clearing of brush at this
. time and determined that the Developer was well outside the wetland infringement area.
There are four accesses proposed for the property including two at the north end of the
property. Embers Avenue will connect the site at the northwest comer and will provide
one of two minor collectors within the development. A sidewalk will be required along
Embers A venue per City Code requirements. The second northern access is not shown,
however, City staff requires that the Developer connect to the proposed Prairie Creek
East property to the north. The third access is 193rd Street, the other minor collector
within the development. An eight-foot trail will be required along the southern side of
193rd to provide access from Akin Park Estates and connect the parkland to the east.
Embers Avenue and the proposed 195th Street will provide the southern access to the
property.
.
A determination on costs and responsibilities concerning the construction of 195th Street
will need to be resolved with the Developer and the County. At this time, City staff has
informed the Developer that 195th Street should be constructed as a shared cost with
Dakota County and should be constructed from the eastern border of the Malinsky
property to Akin Road. A meeting is scheduled for June 18th to discuss this issue.
Dakota County has designated 195th Street as a proposed minor arterial in its Roadway
Functional Classification System, which will eventually connect with Cedar A venue to
the west and Highway 3 to the east (see attached map).
Public Comment
There has been considerable opposition to this project from the neighboring subdivisions
of Limerock Ridge and Akin Park Estates residents. The neighbors of Limerock Ridge
met with City staff and the Developer on June 15th to discuss their concerns of the
pending development. There were four major issues of concern raised by the residents
including: 1) protecting the vegetation of the sloped areas along the western edge of the
boundary, 2) small lot sizes and lot widths within the development, 3) developing
housing on high water tables, and 4) inadequate traffic circulation compared to the
increase in the number of proposed homes.
Preservation of the Vegetated Slopes
At the meeting, the Developer acknowledged the first concern by stating that the entire
plan could move to the east in order to preserve the vegetated slopes on the western edge
of the property.
Staff Response: City staff mentioned that the Developer could provide a conservation
easement to the area to preserve the vegetation.
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. Lot Sizes and Widths
The second concern involved the small lot sizes and lot widths proposed by the
Developer, creating a market value for homes in the proposed subdivision to be
substantially lower than those in Limerock Ridge. Residents expressed the need to
increase the lot sizes to allow larger more expensive homes ($350,000) to be developed
on the site and desired an increase in lot widths from 75 to 80 feet. Residents stated that
Farmington needs more executive style homes on larger lots to increase the tax base and
this would be an adequate location for such homes. The Developer understood the needs
for Farmington to increase the number of executive style homes in the City, however,
because of the relatively flat acreage on the property, market values of these homes would
only promote housing prices between $140,000 to $240,000.
.
Staff Response: Per the City Code for R-l Low Density Residential, the Developer meets
the required minimum lot size of 10,000 square feet and the minimum lot width of 75
feet. In comparison to the adjacent developments, the average lot size and widths in
Limerock Ridge is 12,963 square feet and 77 feet respectively and in Akin Park Estates
the average lot size and width is 14,538 square feet and 83 feet respectively. An
amendment to the City Code would have to be petitioned if the minimum lot size and
width were to be increased. At this time, however, the Developer has submitted plans
under the current City Code, and those requirements apply to this development.
High Water Table
The third concern raised by the residents included the construction of homes on an area
known to have a high water table. The Developer has dug initial test holes to determine
the water table height, and is anticipating the construction of split-entry walkouts in those
areas. Through the platting process, Dakota County Soil and Water Conservation District
staff will review the plat to determine if the development is feasible pertaining to surface
water run-off and the location of the water table.
Staff Response: The City's Engineering Division will review the plat to ensure that the
development meets the Surface Water Management Plan.
Traffic Congestion
The final concern involves the potential traffic congestion generated not only from this
site, but also from the Prairie Creek East development to the north. Residents are
concerned that Embers Avenue and 193rd Street will be the only route for this population
to access Akin Road and the future Pilot Knob realignment.
.
Staff Response: The residents were shown the City's Thoroughfare Plan (see attached
map) illustrating Embers Avenue and 193rd Street as minor collectors. A minor collector
is defined as those streets that carry traffic from local streets to the major system of
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arterials and highways. Collector streets primarily provide principal access to residential
neighborhoods and shall conform to an SO-foot right-of.way per Section 11-4-3 (P) of the
City Code. The Developer has met the minor collector right-of-way requirements as well
as the local street right-of-way requirements of 60 feet.
The residents also expressed concern about the feasibility of 195th Street financially and
the route being constructed through the designated wetland at the southwest comer of the
site. City staff relayed the message that the Developer and staff will meet with Dakota
County on June ISt\ however, staff perceives an even greater need for constructing 195th
Street to provide an additional east-west route in the City and due to the two new
subdivisions in this area. 195th Street is shown as a minor arterial on the City's
Thoroughfare Plan as well as on Dakota County's Roadway Functional Classification
System (see attached maps).
The residents of Akin Park Estates have cited similar concerns as voiced by Limerock
Ridge residents in opposition to the plan. Akin Park Estates residents have retained an
attorney to defend their rights as homeowners, and will be part of the proceedings
throughout the project. Attached is an editorial from Mr. Chuck Grill, an Akin Park
Estates resident, pertaining to the proposed project.
Recommendation
Staff recommends the following items be addressed by the Developer before the
preliminary plat is submitted for review:
1. The construction of 195th Street by the Developer and Dakota County must be
determined.
2. The northern roadway into Prairie Creek East is required to be shown on the plat.
3. The slopes and vegetation on the western edge of the property is to be preserved
through a conservation easement and redesign of the plan to the east.
4. The wetland area is to be defined on the preliminary plat.
5. Trails and sidewalks are required to be shown on the preliminary plat.
6. The water table elevation needs to be determined and shown on the preliminary plat.
7. All requirements of the Surface Water Management must be met.
8. All other engineering requirements must be met.
9. All other information required to be submitted on the preliminary plat checklist.
City staff recommends the approval of the Malinsky Property Sketch Plan contingent on
the above requirements.
11-4-7
1 1 -4-9
.
will be used in accordance with the Farmington Comprehensive Drainage
Plan. Connection charges shall be determined as set forth in Table 3 - Land
Use Assessment Rate - of the Farmington Comprehensive Drainage Plan.
The cash payment may be deferred. at an interest rate determined by
resolution of the City Council. to the time of the first stage of development
takes place. so long as the terms of deferment are set forth in a developer's
agreement executed by the City and the owner of the plat.
*11-4-8:
PROTECTED AREAS: Where land proposed for subdivision is
deemed environmentally sensitive by the City, due to the
existence of wetlands, drainage ways, watercourses, floodable areas or
steep slopes. the design of said subdivision shall clearly reflect all
necessary measures of protection to insure against adverse environmental
impact.
Based upon the necessity to control and maintain certain sensitive areas.
the City shall determine whether said protection will be accomplished
through lot enlargement and redesign or dedication of those sensitive areas
in the form of outlots.
.
In general. measures of protection shall include design solutions which
allow for construction and grading involving a minimum of alternative to
sensitive areas. Where these areas are to be incorporated into lots within
the proposed subdivision, the subdivider shall be required to demonstrate
that the proposed design will not require construction on slopes over twenty
percent (20%), or result in significant alteration to the natural drainage
system such that adverse impacts cannot be contained within the plat
boundary .
11-4-9: PARK LAND AND TRAIL DEDICATION REQUIREMENTS:
(A) As a prerequisite to plat approval, subdividers shall dedicate land for
parks, playgrounds, public open spaces or trails and/or shall make a
cash contribution to the City's Park Fund as provided by this Section.
(B) Land to be dedicated shall be reasonably suitable for its intended
use and shall be at a location convenient to the people to be served.
Factors used in evaluating the adequacy of proposed park and
recreation areas shall include size, shape, topography, geology,
hydrology, tree cover, access and location.
. 493
City of Farmington
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Letter to the Editor:
It has been almost two years since I found a reason to forward a letter to the Farmington
Independent Newspaper. During the last election I felt that the race for Mayor and City Council
represented an opportunity for all residents of Farmington to impact the future of their city. Past
city governments had allowed or looked the other way while developers created a nightmare of
substandard housing, poor land usage, and inadequate accessibility. Nothing can undo this
situation; the city faces a shortage of money to provide even basic services. The city budget is
not healthy and our elected officials will have their hands full trying to make ends meet for the
next several years. Requests for recreational lands, parks, bikeways will be deferred as we
maintain police, fire and basic services. Not a good situation but something we have to work our
way out of. you always have to pay for your mistakes - and as residents of Farmington we made
a huge mistake - we didn't pay attention - we trusted - and the results are ugly.
Well, we are faced with another situation, similar to the ones that got us in this mess -
but this time we can ask questions - demand answers - and have a say in what our community
will look like for the next 25 years. In the next several months developers will propose over 600
new homes be built in Farmington on land barely suitable for any type of development, much
less homes. The lots will be small, homes will be inexpensive and the basements will flood.
The city will inherit the problem while the developer takes his money and runs. No plan for the
additional four schools needed to accommodate this expansion is available. The homes being
proposed will each have a negative impact on the cities budget, the tax recovered will not be
sufficient to break even with the additional expense to the city.
The areas being planned exist between Pilot Knob Rd. and Hwy. 3. No access to
Farmington proper is included in this plan, no access to Hwy. 3, (195th 51.) is included nor is
locations for new schools, parks or any other services.
Why are we blessed by so much interest from developers? Farmington has failed in the
past to establish a code that protects its residents. In the past when we were located 25-30 miles
from the Metro area, the city needed to attract interest to the area. It's a situation where 100 low
income, entry level homes were beneficial to the community while 2000 homes become an
eyesore. Developers pass up other communities where restrictions and land use planning limit
the amount of profit that can be sucked from each acre of land.
This June 23rd, the Farmington City Council will review plans for development. The
citizens should demand an increase in the minimum lot size required in the city of Farmington.
Planning for schools and roads should be part of the discussion and the cost to the city should be
estimated and also be part of the discussion. Farmington deserves to be protected by the same
development codes as Eagan, Lakeville, Prior Lake, Lake Elmo and similar suburban
communities.
If Farmington is to exist as a community, its citizens must lead the way. We've elected
good people, let them know that you don't support unrestrained growth, that you want to see
additional business in our industrial park as well as residential growth. Jobs and our tax base are
issues. Please let your Mayor and councilman know how you feel on all of these issues.
Chuck Grilli 463-4129
cc: Mayor Ristow
Farmington City Council Members
,-
To:
Farmington Planning
Commission
From:
Lee Smick,
Planning Coordinator
Date:
June 23, 1998
RE:
Bristol Square
Sketch Plan
Planning Division Review
Applicant:
Allen Homes Corporation
12433 Princeton Avenue
Savage,~ 55378
612-894-1473
Attachments:
1. Location Map
2. Sketch Plan
3. Parks and Recreation Commission Minutes
4. Proposed Dakota County Roadway Functional
Classification System
5. City's Thoroughfare Plan
6. City Council Report - June 15th - Co. Rd. 72
Proposed Development:
The proposed development consists of 171
townhome units on 19.7 acres creating a density of
8.6 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 Property:
Located to the east of the new Glenview Townhome
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.
Area Bounded By:
Townhouse development to the west, industrial use
to the north, parkland open space to the east and
single-family residential to the south.
Existing Zoning:
R-3 High Density - Townhouse
I
CitlJ of FarminlJ.ton 325 Oak Street · FarminlJton, MN 5502~ · (612) ~63-7111 · Fax (612) ~63.2591
Existing Conditions:
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 that will be removed
Proposed Coverage:
Proposed Coverage
Townhomes (171)
Driveway/Sidewalk
Off-street Parking
Streets
Trails
Stormwater Pond
Open Space
Total Area
Impervious Surface
Area (S.F.)
188,100
104,988
15,840
107,160
19,120
36,250
386.674
858,132
457,608
% of Total
21.9
12.2
1.8
12.5
2.2
42
45.0
53.3
Streets and Accesses:
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.
Sidewalks:
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.
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
-~
,
.
.
.
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.
.
.
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 the trail.
Additional Comments
The Developer is proposing a 171 unit townhouse development on 19.7 acres yielding a
density of 8.6 units/acre, falling below the maximum density of 14.0 units/acre. Each
unit will comprise 900 square feet and will consist of a 3 bedrooml2 bath design. All
units will be two-story with the bedrooms located on the second floor. Two stall garages
are attached to the unit with additional parking for two cars on the driveway. An
additional 110 off-street parking spaces are also included on the plan to allow parking for
visitors to the development.
The Developer proposes to construct two play areas (tot lots) within the development and
will connect bituminous trails from the play areas to the Prairie Waterway trails system to
the north and east. The Developer will be responsible for constructing the Prairie
Waterway trail on City property to the north of the site and will extend this trail to the
east and terminate it at County Road 72. As stated in the Parks and Recreation
Commission's minutes of May 13t\ the Commission has desired land for a ballfield,
basketball courts, volleyball courts and playground equipment. The Commission
approved the acceptance of approximately 0.7 acres of land at southeast comer of the site
and cash in lieu of land on the condition that the City is unable to purchase parkland on
the eastside 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 the
trail.
The streets throughout the development will be private and will be 24 feet in width with
curb and gutter. A 16-foot fire lane connects two dead end streets at the western edge of
the property allowing 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 and Empire Township. The Proposed Dakota County
Roadway Functional Classification System shows the road as a collector street (see
attached map). A feasibility report for upgrading the road was completed on June 8, 1998
and indicates the estimated total project costs is $1,474,200 (see attached City Council
memo). 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 turnback agreement.
The Developer is proposing two stormwater detention ponds for surface water runoff that .
will be connect within the central portion of the site. The northern pond will have
overflow capabilities into the Prairie Waterway to the north. The site contains a high
water table, and verification of its location is required on the preliminary plat.
Trunk sewer and water facilities exist at the western border of the property, and
development will phase from this location and develop eastward. Glenview Townhomes
first phase will require access through the Bristol Square development while negotiations
on the frontage road improvements along Highway 3 are determined. The Developers of
both projects will have to coordinate agreements concerning the movement of traffic
between the developments in order to allow access for Glenview Townhomes in its first
phase.
Recommendation
Staff recommends the following items be addressed by the Developer before the
preliminary plat is submitted for review:
1. The trail to be constructed on City property outside of the Bristol Square development
needs to be shown on the plat.
2. The water table elevation needs to be determined and shown on the preliminary plat.
3. An agreement for movement of traffic between Glenview Townhomes and Bristol
Square needs to be discussed and finalized. .
4. All engineering requirements and the Surface Water Management Plan must be met.
~
.
.
.
5. All other information required to be submitted on the preliminary plat checklist needs
to be shown.
City staff recommends the approval of the Bristol Square Sketch Plan contingent on the
above requirements.
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Minutes
Parks and Recreation Commission
Regular
May 13, 1998
1. The meeting was called to order by Chairperson Johnson at 7:37 p.m.
Members present: Johnson, Feldt, Gerten, and Richardson.
Members absent: Sperbeck
Also present: Director Bell. Jim Allen and Broce Bullert ofWexford Development.
2. Motion by, Johnson, second by Richardson to approve the agenda with the following additions:
a. Cameron Woods / Park Naming Policy
b. Report on Joint Planning meeting with Empire Township.
C. Tree Maintenance Policy.
APIF, Motion carried.
3. Motion by Gerten, second by Johnson to approve the minutes of April 8, 1998. Voting for: Johnson,
Gerten Richardson. Abstain: Feldt, Motion carried.
,*4. Director Bell introduced the developer of the Wexford Development, Jim Allen and his engineer Broce
Bullert. A discussion of the proposed development followed and how parkland could be acquired. The
Commission members indicated a desire for land adequate for a ball field, basketball, volleyball, etc. The
developer stated that over 2 acres of dedicated land would make the development financially unfeasible.
Member Gerten made a motion to accept cash in lieu of land and to acquire land east of the Prairie
Waterway contingent on the property owners willingness to sell land for park purposes. The motion died
from lack of a second. Further discussions indicated the need to find a solution that allowed the
development to proceed. Motion by Gerten, second by Feldt to accept approximately.7 acres ofland on
the southeast comer of the plat and the rest of the requirement in 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
the land east of the Prairie Waterway, the developer will pay cash for the approximate .7 acres on the
southeast comer of the plat. The developer will then be able to develop the property with the three
additional units. APIF, Motion carried.
5. Director Bell reported that the play structures ordered in 1998 will be arriving shortly and will be
installed as soon as possible.
6. The arena team rooms are proceeding with an anticipated completion date of August 15 - September 1,
1998. The pool bath house will be completed in time to open on June 6, 1998.
7. The Commission discussed the meeting date for regular meetings. Director Bell indicated that
meetings held prior to the Planning Commission would aid in the platting process for developers. Motion
by Johnson, second by Gerten to change the regular meeting date to the first Wednesday of the month at
7:30 P.M. APIF motion carried.
8. Director Bell introduced a proposal from Jack Benedict regarding the Cameron Woods property. The
Commission asked Director Bell to invite the Historical Preservation Commission to the next meeting to
discuss the Park Naming Policy.
9. Chairperson Johnson and Director Bell reported on the joint meeting between the City and Empire
Township. The Commission indicated a willingness to work with the Township onjoint efforts and
responsibilities.
.
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TO:
Mayor, Councilmembers, City
~dministrato~
Lee M. Mann, P .E"
Director of Public Worles/City Engineer
I ( ~
.
FROM:
SUBJECT:
County Road 72 Feasibility Report,
Project 98-21
DATE:
June 15, 1998
INTRODUCTION
Transmitted herewith is the feasibility report requested by Council addressing the improvements
associated with the proposed tumback of County Road 72 to the City.
DISCUSSION
The City Council has requested this report to determine the feasibility of reconstructing County
Road 72 from Trunk Highway 3 easterly to the border of Fannington and Empire Township. From
Trunk Highway 3 to approximately 1300 feet east, County Road 72 exists as a paved rural section
with gravel shoulders and ditches. The remaining 2000 feet of roadway is a gravel rural section.
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Dakota County has expressed an interest in turning back County Road 72 to the City of Farmington
and Empire Township. The County has also indicated that they would participate financially in a
County Road 72 street improvement project within the City limits as part of the turnback agreement.
This report describes the street, water main, sanitary and storm sewer improvements required to
serve existing and future properties along County Road 72 between Trunk Highway 3 and the
eastern City limits. This report provides detailed cost estimates, a financial review, plan views of the
improvement area and a project schedule.
BUDGET IMPACT
The estimated total project cost is $1,474,200. As stated previously, Dakota County is interested in
turning the portion of County Road 72 that is in the City back to the City. In discussions between
City and County staff, it has been indicated by the County that the County would be willing to
participate in the costs of the improvements as outlined in their Transportation Policy as part of a
tumback agreement with the City. The remaining costs would be funded through the City's funding
mechanisms.
There are two distinct sections to the road project, a section that will be reconstructed and a gravel
section that will entail new construction. The two sections will be addressed separately as the
funding mechanisms are unique to each section. .
CitlJ of Farmint}.ton 325 Oak Street. Farmington, MN 5502(,. (612) (,63-7111 · Fax (612) (,63-2591
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Reconstruction. Stal 0+00 to 13+65 (TH 3 to easterly Hospital property line)
In the reconstruction area, there are two township properties that are adjacent to the County Road.
Per the County's policy, the County would fund 100% of the roadway costs in front of the Township
and 55% of the roadway costs in front of properties in the City. The water main, sanitary sewer and
storm sewer would be assessed 100% to the benefitting properties per the City's Special Assessment
Policy. The township properties could not be assessed until such time they come into the City. The
following table outlines the funding breakdown.
Funding Source
Item County City Assessed Total
Roadway Improvements $256,400 $96,000 $51,700 $404,100
Water Main $31,100 $31,100
Sanitary Sewer $104,200 $104,200
Storm Sewer * $35,400* $35,400
Miscellaneous Costs $1,900 $1,900
Total $256,400 $96,000 $224,300 $576,700
New Construction. Sta. 13+65 to 33+00 (easterlv Hospital property line to easterlv City limit)
This section of roadway is adjacent to two developing areas and a section of the Prairie Waterway.
The County would participate in 55% of the roadway costs, leaving 45% of the costs to be funded
otherwise. In accordance with the City's Special Assessment Policy, new roadway construction and
utility installation is 100% assessed and it is recommended that the developments on either side of
County Road 72 split the remaining costs that the County does not fund. The developments in
question are East Farmington and Bristol Square (formerly the Adelmann property). The exact cost
split would be calculated and made part. of the respective Development Contracts. The following
table outlines the funding breakdown.
Funding Source
Item County Assessed Total
Roadway Improvements $280,100 $229,200 $509,300
Water Main $117,700 $117,700
Sanitary Sewer $65,900 $65,900
Storm Sewer * $202,700* $202,700
Miscellaneous Costs $1,900 $1,900
Total $280,100 $617,400 $897,500
* The County will participate in some of the costs of the storm sewer; however, the amount will
need to be determined during the preparation of plans and specifications.
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If the Council elects to continue to the next step of this project, a meeting will need to be set up with
the County to verify the terms of the turnback agreement. Then, staff will hold a neighborhood
meeting at which estimated assessments would be presented. After the neighborhood meeting, the
Council would decide whether to continue with the project and schedule a public hearing. The
proposed schedule is as follows:
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Receive Feasibility Report/Authorize neighborhood meeting June IS, 1998
Hold neighborhood meeting June 22 - July 10, 1998
Authorize Public Hearing/Set Date July 20, 1998
Hold Public Hearing/Order project, Authorize preparation of plans and August 17, 1998
specifications
Approve plans and specifications! Authorize advertisement for bids October 5, 1998 - February
1, 1999
Accept Bids/Award Contract March 1, 1999
Begin Construction June I, 1999
Complete Construction September 31, 1999
ACTION REOUESTED
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Adopt the attached resolution:
1. Accepting the feasibility report;
2. Authorizing the scheduling of a neighborhood meeting.
Respectfully submitted,
;;:It /J1 ~
Lee M. Mann, P.E.
Director of Public Works/City Engineer
cc: file
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TO:
City Planning Commission ",/ IJ
Lee Smick, Planning Coordinator Y
FROM:
DATE:
June 23, 1998
RE:
Comprehensive Plan
Visioning Workshops Sessions
INTRODUCTIONIDISCUSSION
The consultants from RLK, Inc. and The Brimeyer Group, Inc. have recently concluded
the one-on-one interviews last week and are compiling the results at this time.
The Visioning Workshops will be held on Wednesday, July 8th and Wednesday, July 29th
from 6:00 PM to 9:00 PM at the Dakota County Extension Office, 4100 220th Street
West, Farmington, Minnesota.
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Both workshops are open to the public, therefore, it is imperative that the Planning
Commissioners attend both of these meetings to display the Planning Commission's
interest and ownership in the Comprehensive Plan.
The Visioning Workshop on July 8th will consist of three agenda items:
1. Presentation of the Community Profile of Farmington - City data, trends, etc.
2. Discuss major issues pertaining to Farmington's existing and future conditions.
3. Discuss what the City of Farmington is today.
The July 29th meeting will follow up on these points and the VIsIoning of what
Farmington wants to be in the future will be discussed at length at this meeting.
ACTION REQUIRED
Please review the above Visioning Workshop dates and let staff know if you are available
to attend the sessions.
CitlJ. of Farmint}.ton 325 Oak Street · Farminl}ton, MN 5502fl · (612) 1,63.7111 . Fax (612) fl63.2591