HomeMy WebLinkAbout02.24.98 Special Planning Packet
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AGENDA
PLANNING COMMISSION
Special
February 24, 1998
7:00 P.M.
1. CALL TO ORDER
2. PUBLIC HEARINGS
a) ,Adelmann / Allen Petition to Rezone
b) Preliminary Plat approval of Glenview Townhomes
c) Conditional Use / Home Occupation Permit for 5080 183rd St. W.
d) Prairie Creek East Schematic
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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
C1D~ll~J
4C /tv
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From:
Lee Smick, Planning Coordinator
Date:
April 14, 1998
RE: Planning Commission Recommendation Summary
PUBLIC HEARINGS
a) Conditional Use - Accessory Apartment - 19465 Evening Star Way - Matt Brown
Recommendation
Approve the conditional use permit for an accessory apartment based on the property has met
all the conditions set forth in Section 10-6-3 of the City Code.
b) Variance on front yard setback and lot coverage - Trinity Lutheran Church
Recommendation
Approve the variance for a 16 foot encroachment to the front yard setback and lot coverage
based on the hardship that the property was platted in 1913 and does not allow for proper
expansion of the facility to meet ADA guidelines.
c)
Conditional Use - Excavation and Filling within the Floodway District - Farmington Middle
School 2nd Addition
Citlj of Farmint)ton 325 Oak Street · FarmintJton, MN 55024. (612) 463-7111. Fa/( (612) 463-2591
Recommendation
Staff recommends the approval of the conditional use for the extraction of material and
requirement of vegetative covering of any fill proposed within the floodway district.
d) Prairie Creek East Schematic PUD con't
Recommendation
Staff recommends continuing the Prairie Creek East Schematic PUD indefinitely pending
the outcome of the EA W. Adjacent property owners will be re-notified if the schematic
PUD is scheduled on the Planning Commission agenda for review.
DISCUSSION
a) Equipment and maintenance storage definition
Recommendation
Direct staff to continue to study the equipment and maintenance storage definition in order to
further define it to meet standards within the City.
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TO:
City Planning Commission It ()
Michael Schultz, Planning Division ~
FROM:
DATE:
April 14, 1998
RE:
Conditional Use Permit, Accessory
Apartment
Applicant/Address:
Matt & Jessica Brown
19465 Evening Star Way
Legal:
Lot 20, Block 4, Troyhill 1st Addition
Zoning:
R -1 Single-family residential
Request:
Resident is seeking a conditional use permit
for an accessory apartment within an R-1
zoning district.
Accessory Apartment Requirements
10-6-3: ACCESSORY APARTMENTS: One accessory apartment may be authorized
per principal use as a special exception in Zoning Districts A-I, R-l, R-2, R-3 and R-4 as
outlined in Chapter 8 of this Zoning Title if the following conditions are met:
(A) Minimum Lot Size: Ten thousand (10,000) square feet.
(B) Minimum Structure Size: One thousand eight hundred (1,800) square feet of
finished living area including planned accessory unit, exclusive of garage space.
(C) Maximum Unit Size: Forty percent (40%) offinished area.
(D) Density: Accessory units shall not be permitted on either block side of a platted
street with the majority of the parcels zoned R-l through R-4 if the current mean density
of these blocks exceeds one hundred twenty five percent (125%) of the density allowed on
these blocks according to Table 1, Section 10-4-2 of this Title, Lot and Yard
Requirements.
(E) Parking: Three (3) off-street parking spaces as illustrated on a site plan drawn to
scale which shows suitable landscaping to buffer the parkingfrom abutting properties.
Citl} of FarminlJ.ton 325 Oak Street. FarmintJton, MN 55024 · (612) 463.7111 · FaK (612) 463.2591
(F) Exterior Architectural Integrity: All conversion work shall be limited to the
inside of the structure of the structure unless exterior elevation drawings are submitted
and approved as part of the conditional use procedure.
(G) Usable Yard Space: One thousand (1,000) square feet of open space illustrated
on a site plan drawn to scale for the private use of the residents of the structure.
The following is the pertinent information on the subject property:
Lot Size:
11,583 square feet
Finished Area:
2,649 square feet
Percentage of Finished Area:
for Accessory Apt.
approximately 35%
Area Density:
N/A, area density does not exceed 125%
Parking Spaces:
3 stall garage + 2 spaces in driveway
Any Exterior Conversion Work?
No
Usable Yard Space:
approximately 9,400 square feet (4,275 sq. ft
in rear yard)
Here is a list of the past accessory apartment applicants dating back to 1987
. 316 Main Street
Approved on 8-4-89
. 916 3rd Street
Approved on 5-12-87
. 1000 8th Street
Approved on 5-16-89
Additional Comments
The resident is seeking a conditional use permit for an accessory use apartment to his
single-family home. Though it is not established in the City Code what initiates the
requirement for a conditional use/accessory apartment it is assumed it occurs when a
home owner rents a portion of his home and/or more than 4 non-related adults live in one
dwelling unit. Mr. Brown meets all conditions set in Section 10-6-3 of the City Code. A
number of neighbors have raised concerns that the resident is violating the covenants for
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Troyhill. Covenants are private restrictions established by the developer for a subdivision
and are not enforced by the City but rather by property owners within the subdivision.
Staff Recommendation
Approve the conditional use permit for an accessory apartment based on that the property
meets all the conditions set forth in Section 10-6-3 of the City Code.
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City of Farmington Variance/Conditional Use Permit
325 Oak Street, Farmington, MN 55024
612-463-7111 FAX 612-463-2591
APPLICATION FOR: 0 Variance c.jConditional Use*
(please check) .requires an abstractors certificate of owners within 350 ft.
(average cost - $250-350)
LEGAL DESCRIPTION OF P.!WPEI,tTY: (lot, block, plat name, section, township, range)
L-ot :?-;,) / P:JIO( K L/ J 1(01" /J
ZONING DISTRICT R - I
FEE OWNER'S NAME MrA+..-t-V1P\M 1J - -l- .1esSlrCt Rn.)WVl PHONE Y &.3-3$<ClI
ADDRESS:J.1Yec L) tVfV\i'j.<\trJ..1"" '.1\h j ) ~a.n1ll;TY7. MI\J 6&)0..1.<1-
Street .. State Zip Code
PRESENT LAND USE:' ..IS I f. (l
SPECIFY NATURE OF REQUEST AND GROUNDS: .
OI'Y\ e ()... t~l
FOLLOWING A ACHED: (please check)
for office use
NUMBER
.
o Proof of Ownership
IQ"Application Fee 0 Copies of Site Plan
!iY'Abstractors Certl fl'( a. te..
o Torrens (Owner's Duplicate Certificate of Title Required)
Applicant's Signature~
Date 3!~'1 9~
Applicant' s Signatur@ru:~ -'-""--'
Date YJ3
for office use only
REQUEST SUBMITTED TO THE PLANNING COMMISSION ON
ACTION: OPublic Hearing set for:
o Denied Reason:
FINAL ACTION: 0 Approved
o Denied
Comments:
Reason:
ZONING ADMINISTRATOR:
DATE:
signature
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TO:
City Planning Commission
Michael Schultz 11 ;/}
City Planning Intern JP
FROM:
DATE:
March 24, 1998
RE:
Trinity Lutheran Application
for variance for
encroachment and coverage
Applicant:
Trinity Lutheran Church
600 Walnut Street
Location of Property
For variance:
600 \Valnut Street
Existing Zoning:
R-2 (Medium Density)
Current Land Use:
Institutional
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Size of Property:
20,425 (two lots)
Building Area:
Approximately 7,650 square feet
Addition Area:
675 square feet
Amount of Encroachment
to front yard setback:
16 feet
Existing Building Coverage
W / proposed addition:
Existing: 37% I with addition: 41 %
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Additional Comments
Trinity Lutheran Church is applying for a variance to allow for 16-foot encroachment for
a proposed addition to the church that would include an elevator. The elevator will
provide an improvement to the accessibility of the building that will allow for people to
get from the sanctuary level of the church to the basement level. The building does
provide for handicap access to both levels but through separate entrances. A covered
canopy on the east side of the building allows for access into the sanctuary area; but to
access the basement a person must go outside the building and enter from a rear door
which is ramped. The improvement would allow for direct and easy handicap access to
both levels of the church while improving the overall appearance of the building.
The Church is attempting to modify its building while improving upon ADA guidelines.
Because the property was platted in 1913 a hardship may be claimed related to the
Citl) of FarminfJ.ton 325 Oak Street · FarminfJtonl MN 55024 · (612) 463-7111 · Fax (612) 463-2591
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property. The church was constructed in 1957; an addition was constructed in 1981 and
then remodeled in 1989.
It would be difficult for the church to construct the addition on any other side of the
church. The east has an elevated driveway to allow for vehicle circulation and pedestrian
drop off. The west portion already encroaches into the setback and could be more
difficult architecturally. The rear portion would require a loss of parking spaces, which
already is limited and does not meet current parking standards.
.
Staff Recommendation
Staff recommends the variance to the front yard setback and lot coverage be approved on
basis of the hardship that the property was platted prior to the existence of the church;
also the addition to the church is not necessarily an amenity, but guided by federal
regulation and standards. Any issues of setting precedence would need to be categorized
as a fulfi.umenlto guidelines a. s.. established by the fedez.,go"!f::'. .. :nt. .
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City of Farmington Variance/Con~itional Use Permit
325 Oak Street, Farmington, MN 55024
612-463-7111 FAX 612-463-2591
for office llse
NUMBER
APPLICATION FOR: ~ 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, township, range)
LOT5. I:) ~ Co ) GLock S J G:.1=-CRc..~ F. BET2.Cl..D!s. ,,&1 ADOIT'/OJ..! TO
,: A 2M l.vt- 71:JIJ
FEE OWNER'S NAME T~I1J ITV' L.\JnJErz.AAI
~DRESS: G,C>O \.wAIAJur ~TRElEr
Street
PRESENT LAND USE: C. ~ () (2. CA.J
SPECIFY NATURE OF REQUEST AND GROUNDS: FR.oNT YAT2-C Eo. s-rBAc.k t:JN N~/Zr1-1
PRopal'2r4 L-/A/E A"-J() {3vfC,t)JI..J(, /1.01 IZA-r'lo
FOLLOWING A IT ACHED: (please check) 0 Proof of Ownership
o Application Fee
o Abstract
A7 _! 9 TOlrs (Owner's Duplicate Certificate ofTitle Requi:ed)
Applicant's Signature ~t~q.,{.. .Applicant's Signature
Date 2 -/9 - <1rR. Date
CHI) RC.f-I
M J../.
State
ZONING DISTRICT
PHONE
5S""() ~ .q
Zip Code
o Boundary Survey
o Copies of Site Plan
for office use only
REQUEST SUBMITTED TO THE PLANNING COMMISSION ON
ACTION: OPublic Hearing set for:
o Denied Reason:
. FINAL ACTION: 0 Approved
o Denied
Comments:
Reason:
ONING ADMINISTRATOR:
DA TE:
signature
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TO:
City Planning Commission
FROM:
Lee Smick, Planning Coordinator
DATE:
April 14, 1998
RE:
Conditional Use Permit - Extraction
and Filling within the F-l District
Planning Department Review
Applicant:
Independent School District # 192
510 Walnut St.
Farmington, MN 55024
Referral Comments:
1. Erik Peters, Bonestroo Engineer
Attachments:
1. Conditional Use Permit Application
2. Floodway District (F -1) Permitted and
Conditional Uses; Section 10-10-4 City
Code
3. Location Map
4. Zoning Map
Location of Property:
South of208th St. W., east and north of
existing Middle School and west of the
railroad ROW (SW1f4 of the SE1f4 if Section
30, Township 114 North, Range 19 West)
Existing Zoning:
F-I (Floodway District)
Area Bounded By:
Farmington Middle School is located to the
west, proposed Middle School to the north,
railroad tracks to the east and City property
to the south.
Comprehensive Plan:
F -1 (Floodway District)
Current Land Use:
Floodway
Additional Comments:
Independent School District 192 is seeking a conditional use permit to mitigate for a
limited amount of floodplain fill associated with the proposed Farmington Middle School
Citlj. of FarminlJ.ton 325 Oak Street · Farmin9ton, MN 55024 · (612) 463.7111 · Fax (612) 463.2591
2nd Addition building and require the vegetative covering of fill within the Floodway
District (F-l) directly south of the proposed middle school (see attached Erik Peters
memo, April 3, 1998). The project will involve the extraction of material from the
floodway to compensate for the filling of the floodplain to provide an adequate building
site for the proposed addition to the middle school
.
Preliminary plans indicate that the School District proposes to retain the existing 100-
year flood stage at an elevation of 899' after work is completed on the site. This will
meet the standards for a Floodway conditional use in Section 10-10-4 (D)-I, requiring
that any obstruction or storage of materials within the floodway may not cause any
increase in the stage of the regional flood or cause an increase in flood damages in the
reach or reaches affected.
Section 10-10-4 (C)-2 of the City Code requires conditional use approval for the
extraction of material within a floodway district. Since the extraction of material within
the floodway district is proposed, the School District is seeking a conditional use and
complying with the City Code.
Section 10-10-4 (D)-2 requires that any fill placed in the floodway district be protected
from erosion by vegetative cover, mulching, riprap or other acceptable methods. The
School District intends to follow the recommendations made by Erik Peters in his memo
dated March 5, 1998. On page 4 in the Vermillion River Floodplain and Water Quality
Improvements for Runoff section, Mr. Peters recommends that vegetative buffers and
infiltration trenches be used to improve the quality of runoff leaving the site. He also
recommends that a variety of plant types needs to be planted beginning with wetland
vegetation in the lower elevations and native prairie grasses along the edge of the bus
route roadway. Mr. Peters further states in his memo dated March 31, 1998, that the
vegetation of the floodplain could also be used as an outdoor classroom for the school.
With the introduction of plant species within the floodway district area by the School
District, City staff has determined that compliance with the code will be observed.
.
Requested Action:
Staff recommends the approval of the conditional use for the extraction of material and
requirement of vegetative covering of any fill proposed within the floodway district.
.
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City of Farmington Variance/Conditional Use Permit
325 Oak Street, Farmington, MN 55024
612-463-7111 FAX 612-463-2591
o Variance J2j'Conditional Use. for office use
.requires an abstractors certificate of owners within 350 ft. NUMBER
(average cost - S250-350)
PROPERTY: (lot, block, plat name, section. township, range)
APPLICA TION FOR:
(please check)
ZONING DISTRICT I<-~
PHONE 4V!J""~
: (please check) 0 roof of Ownersyp
;z( Application F ei'/!IV?
o Abstract
o Torrens (Owner's Duplicate Certificate of Title Required)
.
Applicant's Signatur~f.'/~~-
Date ~
Applicant's Signature
Date
for office use only
REQUEST SUBMITTED TO THE PL~1NG CO~LWSSION ON
ACTION: OPublic Hearing set for:
o Denied Reason:
FINAL ACTION: 0 Approved Comments:
o Denied Reason:
. ZONING ADMI~ISTRA TOR:
DATE:
signature
10-10-2
10-1 0-4
STRUCTURE:
Anything constructed or erected requIring a
fixed location on the ground or an attachment to
something having a ~:xed location on the
ground, including but not limited to buildings.
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VARIANCE:
A modification of a specific permitted
development standard recuired in this Chaoter
to allow an alternative development standard
not stated as acceptabie. but only as applied to
a particular property for the purpose of
alleviating a hardship. practical difficulty or
unique circumstance. (Ord. 093-322, 12-6-93)
10-10-3:
EST A811SHMENT OF ZONING DISTRICTS:
(A) Districts:
,. Floodway District: The Floodway District shall include those areas
designated as flood way on the flood boundary and flood map.
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2. Flood Fringe District: The Flood Fringe District shall include those
~reas designated as floodway fringe on the flood boundary and flood
r.1ap.
.
3. General Flood Plain District: The General Flood Plain District shall
include those areas designated as unnumbered A zones on the flood
insurance rate map.
(8) Compliance: No new structure or land shall hereafter be used and no
structure shall be located, extended, converted or structurally altered
without full compliance with the terms of this Chapter. Within the
Floodway, Flood Fringe and General Flood Plain Districts, all uses
not listed as permitted uses or conditional uses in Sections 10-10-4,
10-10-5 and 10-10-6 of this Chapter shall be prohibited. (Ord.
093-322, 12-6-93)
, 0-1 0-4:
FLOODWAY DISTRICT (F-1):
(A) Permitted Uses:
1. General farming, grazing, outdoor plant nurseries, horticulture,
truck farming, forestry, sod farming and wild crop harvesting.
.
294
City of Fa.rmmgton
, 0-1 0-4
10-10-4
.
2. Private and public golf courses. driving ranges. archery ranges.
picnic grounds. parks. wildlife and nature oreserves. game farms and
recreational trails.
3. Residential lawns. gardens and play areas.
(8) Standards for Floodway Permined Uses:
1. The use shall have a low flood damage potential.
2. The use shall not obstruct flood flows or increase flood elevatIons
and shall not involve structures, fill, obstructions. excavations or
storage of materiais or equipment.
(C) Conditional Uses:
,. Structures accessory to the listed permined and conditional uses.
2. Extraction and storage of sand, gravel and other materials.
3. Docks. piers. wharves and water control structures.
4. Railroads, streets, bridges, utility transmission lines and pipelines.
.
5. Storage yards for equipment, machinery or materials.
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6. Temporary and permanent fill.
7. Structural works for flood control such as levees. dikes and
floodwalls constructed to any height where the intent is to protect
individual structures.
(0) Standards for Floodway Conditional Uses:
1. All Uses: No structure (temporary or permanent), fill (including fill
for roads and levees), deposit, obstruction, storage of materials or
equipment or other uses may be allowed as a conditional use that
will cause any increase in the stage of the regional flood or cause an
increase in flood damages in the reach or reaches affected.
2. Fill:
(a) Fill and all other similar materials deposited or stored in the
flood plain shall be protected from erosion by vegetative cover.
mulching, riprap or other acceptable method.
.
294
City 0; Fc:rmzngton
Memo
. .
1111 Bonestroo
~ Rosene
..-:11 Anderlik &
'\J' Assodates
Engll"\..'" " Ard\ltec'U
.
Project Name: Farmington 6-7 Middle School
Client: City of Farmington
To: Lee Smick, Planning Coordinator
File No: 141-1061
From: Erik Peters
Date: April 3, 1998
Re: Proposed construction work within the 1 DO-year floodplain of the Vermillion River
Remarks: The current preliminary site grading plans for the 6-7 Middle School propose excavation
within the 1 DO-year floodplain. The primary purpose is to mitigate for a limited amount of floodplain fill
associated with the proposed 6-7 Middle School building.
The work currently proposed within the 1 DO-year floodplain associated with the 6-7 Middle School has been
reviewed to ensure that the floodplain retains its existing capacity to pass the 1 DO-year flow event. The
1 DO-year flood stage will remain at its current elevation of 899' (based on Flood Insurance Studies) once
work is complete. The current plans call for fill within the 1 DO-year floodplain of approximately 1,676 CUb.
yards (assuming the future buildout of the 6-7 school bus loading corral). The excavation within the
floodplain is proposed to be approximately 4,980 cubic yards. An excess of 3,304 cubic yards of earth will
be removed from the area within the 1 DO-year floodplain. These calculations were submitted by Philip
Behrend of A TS&R (plans and cales dated 3/13/98). These numbers are preliminary and should be
verified once final site grading plans are submitted.
The school district anticipates that they would like to expand the bus corral of the existing middle school
some time in the future. Expansion of the bus corral will likely occur within the 1 DO-year floodplain and
result in some fill within the floodplain. The school district would like to "bank" the excess excavation within
the floodplain associated with the 6-7 Middle School for use as compensation for any fill associated the
future expansion of the existing middle school bus corral. Depending on the extent of fill and where the fill
occurs, the proposal to swap future fill for prior excavation may be suitable. A recommendation as to
whether a swap is applicable can only be made once plans are finalized for the future expansion of the bus
corral.
.
Bonestroo, Rosene, Anderlik and Associates
2335 West Highway 36. St. Paul, MN 55113. Phone: 612-636-4600. Fax: 612-636-1311
Memo
~ Bonestroo
-=- Rosene
"IilI Anderfik &
1\11 Assodates
Engineen &. Arch'e_cts
.
Project Name: Farmington 6-7 Middle School
Client: City of Farmington
To: Erik Peters
File No: 141-1061
From: Paul Bockenstedt, Renee Rawn
Date: March 31,1998
Re: Recommendation regarding soils and seeding of infiltration areas to be used to improve the quality of
runoff.
Remarks: Based on the conversation we had regarding the grading and seeding the proposed Middle
School addition, we have the following recommendations:
Soils:
1. Infiltration basins (located adjacent to 20Sth street and in northeast corner of school property):
These areas have previously been recommended to have the topsoil, which is a lean clay, removed to
reach the underlying sand. Where topsoil has been removed below the bottom of the infiltration basins
. (897'), we recommended that clean sands be used to bring up the bottom of the basins to within 4 - 8
inches of the final elevation. The upper 4 - 8 inches of soil we recommend to be topsoil taken from onsite.
We feel that the topsoil will aI/ow for adequate infiltration of water and aid in the establishment of
permanent vegetative cover.
2. Vermillion River Floodplain and buffer zone:
This area has been designed to incorporate infiltration trenches and buffers for water quality protection.
We believe that the current grading plans (2/2/98), showing partial excavation of the topsoil within the
floodplain, will adequately permit infiltration of surface runoff once vegetation has been established. It is
not recommended that the sands underneath the topsoil be mined for use elsewhere on site unless the
sands are replaced with clean sands from offsite.
For both areas it is preferable to utilize existing topsoil rather than "amended soil" for several reasons.
Topsoil contains beneficial organic matter and microorganisms that help accomplish a number of goals.
Among these are: greater resistance to drought, improved establishment of native species and reduced
sheet erosion due to the existing aggregate structure. We feel that the lean clay topsoil will aI/ow desired
.
Bonestroo, Rosene, Anderlik and Associates, Inc.
St Paul Office:
2335 West Highway 36
51. Paul, MN 55113
Phone: 612-636-4600
Fax: 612.636-1311
Milwaukee Office:
1516 West Mequon Road
Mequon. WI 53092
Phone: 414.241-4466
Fax: 414.241-4901
Rochester Office:
2222 Hwy 52 North
Rochester, MN 55901
Phone: 507-282-2100
Fax: 507.282-3100
Willmar Office:
205 5th Street 5W
Willmar. MN 56201
Phone: 320.214.9557
Fax: 320-214-9458
st. Cloud Office:
2008 8th 51. North
St. Cloud, MN 56303
Phone: 320.251-4553
Fax: 320-251.6252
Memo
j[J Bonestioo
-=- Rosene
~ Anderlik &
'~1 Assodates
Engin..,., 'A,chUf'CIS
infiltration as a thin (4-8 inch) top cover. Subsoil materials generally do not possess alii of these benficial
characteristics.
Vegetation (all areas):
The infiltration and vegetative butter areas will likely experience a wide variety of conditions, from
saturation of soil to droughty conditions. Given this wide fluctuation in conditions, we recommend that
standard MnlDOT mixes for grasses and forbs are used. Using these mixes will help to minimize costs
while providing for effective long-term stability of an adaptable vegetative cover and provide aesthetic
improvement of the site. For wetter portions of the site that will experience extended periods of saturated
soil we recommend Mn/DOT standard mix 25A. For areas that will experience little or no inundation
(vegetative buffers and upland areas), we recommend Mn/DOT mix 15A. A standard wet site Mn/DOT
flowering plant (forb) mix and SE Region forb mix is recommended to be included in both mixes
respectively.
The SE Region Forb mix would likely benefit from being customized based on the amount of money
available and the intended use of the project site. For instance, some species in the SE Region Forb mix
have an affinity for drier sites. Substituting species adapted to mesic/wet conditions would provide greater.
cost effectiveness in the seeding portion of the project. If desired, additional recommendations can be
provided.
Since the area around the school is of high visibility and has a great potential to be used as an outdoor
classroom, we recommend that appropriate flowering plants be used to the greatest extent possible.
Outdoor classrooms are an excellent experiential venue for students to carry out experiments, observe
plants and animals, and monitor the intended functionality of a site. If adequate funds are not available
within this project to reach such a goal. the school may wish to apply for grant monies that exist within the
metropolitan area intended to support efforts of this type.
J:\I 4 1\1 4 1.1 061\soil.\'eg memo.doc
.
Bonestroo, Rosene, Anderlik and Associates, Inc.
st. Paul Office:
2335 West Highway 36
51. Paul, MN 55113
Phone: 612-6364600
Fax: 612-636.1311
Milwaukee Office:
1516 West Mequon Road
Mequon, WI 53092
Phone: 414-241-4465
Fax: 414-241-4901
Rochester Office:
2222 Hwy 52 North
Rochester, MN 55901
Phone: 507.282.2100
Fax: 507-282.3100
Willmar Office:
205 5th Street SW
Willmar, MN 56201
Phone: 320.214-9557
Fax: 320.214.9458
st. Cloud Office:
2008 8th Sl. North
51. Cloud, MN 56303
Phone: 320.251-4553
Fax: 320.251.6252
Mem'o
.r. Bonestroo
~ Rosene
't\1I Anderlik &
,~, Assoaates
Engine t'rs &. ArChlt lKt S
· Project Name: Farmington 6-7 Middle School
Client: City of Farmington
To: Lee Mann
FileNo: 141-1061
From: Erik Peters
Date: March 5, 1998
Re: Drainage review of plans (submitted on 2/2/98) and summary of meeting on 2/3/98 with the school
board and A TS&R engineering staff regarding drainage issues.
Remarks: The site to be developed poses some design challenges with regards to drainage and water
quality protection, The first challenge is the existing on-site topsoil which is p'redominantly a lean clay. The
runoff from clay soils is very high, especially in developed areas where the surface is graded to drain
quickly and turf grass is the predominant vegetation. The high runoff from the site will result in larger than
typical water quality ponds.
The second challenge is the high groundwater table (approximately 894'). To protect groundwater from
direct inputs of surface water runoff, the bottom of the ponds are recommended to be at least 3' above the
groundwater table. The pond bottom may be lowered a couple of feet if the bottom is sealed with an
. impervious liner. The limited depth of excavation allowable on this site affects the construction of water
quality ponds. Unless a substantial amount of fill is brought onto the site, the wet storage volume and
minimum average depth requirements for water quality ponds will not be able to be met.
The design challenges posed by this site necessitate the investigation into alternative best management
practices to improve runoff leaving the site and water quality protection for the Vermillion River and the
adjacent wetlands. The River is a protected waterbody and the wetlands are some of the highest quality
identified on the Wetland and Waterbody Classification Map in the Cities' Surface Water Management Plan
(SWMP). The recommended alternative best management practices are the promotion of infiltration and
vegetative buffers/filters. To help ensure the long term success of the alternative best management
practices, the Farmington School District is encouraged to develop a vegetation management plan for the
Farmington Middle School. The vegetation management plan is recommended to contain provisions
limiting the use of fertilizers (phosphorus-free only), pesticides, and herbicides, and guidance on their
application and storage.
The site contains a significant amount of sandy soil underneath the clay topsoil. These sandy soils are
suitable for use in the construction of infiltration basins for water quality purposes. The infiltration basins, if
designed and constructed properly, hold the potential to meet and possibly surpass the benefits of typical
wet detention ponds. To ensure the infiltration basin will function properly, the site must be kept clean of
. on-site soils (specifically the lean clay topsoil) during the entire construction period. The pore spaces
Bonestroo, Rosene, Anderlik and Associates, Inc. Page 1 of 5
s1. Paul Office:
2335 West Highway 36
51. Paul. MN 55113
Phone: 612-636-4600
Fax: 612-636.1311
Milwaukee Office:
1516 West Mequon Road
Mequon. WI 53092
Phone: 414.2"1-4465
Fax: 414.241-4,.01
Rochester Office:
2222 Hwy 52 North
Rochester. MN 55901
Phone: 507.282.2100
Fax: 507.282.3100
Willmar Office:
205 5th Street SW
Willmar. MN 56201
Phone: 320.214.9557
Fax: 320.214.9458
st. Cloud Office:
2008 8th St. North
St. Cloud. MN 56303
Phone: 320.251-4553
Fax: 320.251.6252
Memo
.
J[.J Sonestroo
-=- Rosene
"1\11 Anderlik &
. ~. Associates
Engi"..n 'Arthttf'CtJ
4. The fields adjacent to the infiltration basin should be raised 2' to 3' higher in order to lessen the exte,
and frequency of inundation by runoff into the infiltration basin. Raising the fields may introduc
drainage issues with the properties adjacent to the proposed fields that will need resolution.
Vermillion River Floodplain and Water Quality Improvements for Runoff:
After reviewing the submitted plans and considering water quality issues, the proposal to create a small
ponding basin within the floodplain is not recommended. The pond would not be large enough to meet the
protection requirements required for the Vermillion River and its wetlands. Instead it is recommended that
vegetative buffers and infiltration trenches be used to improve the quality of runoff leaving the site. The
result would be that the entire area between the bus road and the wetlands associated with the Vermillion
River are recommended to become one large vegetative buffer area. The use of this area for overland
water quality improvement of runoff prior to inflow into the Vermillion River could meet the requirements of
the SWMP. The area could also become a natural science area for the schools
1. It is recommended the grading plan include the future bus corral planned for the south side of the
school. This will assist in the proper design and placement of the proposed vegetative buffers and
infiltration trenches so they will be effective now and in the future. The grading of the floodplain is
recommended to be changed to look more natural with some undulation. As currently designed, it
looks unnaturally uniform. The grading plan should show compensation for fill within the floodplain ..
the school building and the future bus corral. . . .
2. The proposed berm and outlet along the southern edge of the property would no be longer necessary.
3. A variety of plant types will need to be planted beginning with wetland vegetation in the lower elevations
and native prairie grasses along the edge of the road. The type of native vegetation selected and their
placement on the site will need to match their preferred environment. The slope of the site and
resulting changes in the local environment will result in some differentiation in vegetation types.
4. Multiple vegetative infiltration trenches are recommended to be constructed along and parallel to the
bus road. The intent of the trenches is to slow the rate of runoff, promote sheet flow rather than
concentrated flow of runoff, encourage infiltration of runoff into the soil and filtration through the use of
vegetation (grasses). The trenches are recommended to be constructed using earthen berms,
approximately l' in height. The top of the earth berms should be fairly level to promote dispersion of
flow over the berms. To further the promotion of infiltration, the bottoms of the trenches may be lined
with pervious soils/gravel under a thin layer of topsoil. Further recommendations to their design can be
provided.
5. The storm sewer carrying runoff from the roof is recommended to discharge into the first vegetative
filtration trench farthest from the river. The outlet should be constructed to direct flow along the filtratio.
Bonestroo, Rosene, Anderlik and Associates, Inc. Page 4 of 5
st. Paul Office:
2335 West Highway 36
St. Paul, MN 55113
Phone: 612-636-4600
Fax: 612.636.1311
Milwaukee Office:
1516 West Mequon Road
Mequon, W1 53092
Phone 414.241-4455
Fax: 414-241-4901
Rochester Office:
2222 Hwy 52 North
Rochester. MN 55901
Phone: 507.282-2100
Fax: 507.282-3100
Willmar Office:
205 5th Street SW
WiUmar, MN 56201
Phone: 320-214.9557
Fax: 320-214.9458
st. Cloud Office:
2008 8th 51. North
St. Cloud, MN 56303
Phone: 320.251-4553
Fax: 320-251.6252
Memo
J~J Bonestroo
.I:'JI Rosene
-=- Anderlik &
l\]1 Assodates
Enq;n..n " Archtu,C'u
.
trench to promote sheet flow by using the berms to disperse flow. Energy dissipation at the outlet will
likely be necessary.
Northwest Corner Pond/Seepage Area:
As proposed, the pond basin may be designed to function as an infiltration basin for water quality
purposes. The clay topsoil within the basin will be removed and replaced with clean sand up to the 897'
contour. However, because runoff into the pond will not have gone through a sedimentation basin, the
pond bottom may seal and lose its infiltration capacity over time. How long it will take for the pond bottom
to seal is unknown. The behavior of this pond should be observed over time and it may provide useful data
that could be used in future pond design in the City.
1. The 1 DO-year peak discharge from the pond is recommended to be restricted to match existing
conditions or the capacity of the downstream ditch whichever is more restrictive.
.
2; Assuming the pond will be designed as an infiltration basin, the required storage volume below the
outlet elevation is the runoff from a 5-year storm event (1 acre-foot). To maintain the existing discharge
to existing conditions (approximately 5 cfs) the recommended outlet is a drop inlet structure (elevation
899') with a 12" culvert (invert at 898') exiting the structure. Assuming the bottom of the pond is no
longer infiltrating and the starting water surface is at 899', the 1 DO-year HWL will be approximately 900'
with a peak discharge of 5 cfs. It is assumed that there is an additional 0.9 acre-feet of storage
between the 899' and 900' contours in estimating the HWL elevation. The peak discharge is a
somewhat high, however, since the pond should, for the most, part function as designed, there won't be
many occurrences where the outlet is used.
3. The ponding basin could be designed as a wet pond. Using the PONDNET model, the wet storage
volume required to meet water quality criteria is 1.3 acre-feet. The drawback to this option is that the
minimum average depth criterion of 3' - 4' depending on the pond size is not likely to be met. The
purpose of the minimum average depth requirement is to avoid the re-suspension of sediment from the
pond bottom due to inflow into the pond. An infiltration basin would provide better treatment of runoff
water, assuming the basin works as designed. The benefit to this option is slightly better rate control
(estimated peak discharge of 3 cfs). An aquatic/safety bench and outlet skimmer structure will need to
be provided should the pond be designed as a wet pond.
This pond could be designed using either method described above. However, it would be of interest to
construct the pond as an infiltration basin and observe the behavior of the pond over time. The use of
infiltration ponds may become more prevalent within the City, especially along the designated trout
streams. This appears to be a good location for an infiltration pond and it could provide useful data for
future designs in the City.
.
Bonestroo, Rosene, Anderlik and Associates, Inc.
Page 5 0(5
st. Paul Office:
2335 West Highway 36
Sl. Paul. MN 55113
Phone: 612-636-4600
Fax: 612-636-1311
Milwaukee Office:
1516 West Mequon Read
Mequon. WI 53092
Phone: 414-241-4455
Fax: 414-241-4901
Rochester Office:
2222 Hwy 52 North
Rochester. r.~N 55901
Phone: 507-2E2-2100
Fax: 507-2e2-3100
WiJlmar Office:
205 5th Street SW
Willmar. MN 56201
Phone: 320-214-9557
Fax: 320-214-9458
St. Cloud Office:
2008 8th St. North
St. Cloud. MN 56303
Phone: 320.251-4553
Fax: 320.251-6252
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TO:
City Planning Commission
FROM:
Lee Smick, Planning Coordinator
DATE:
April 14, 1998
RE:
Equipment and maintenance storage
definition
Comments:
Member Rotty requested that the Planning staff review the equipment and maintenance
storage definition to further detail the definition. The equipment and maintenance storage
definition has recently been discussed concerning the Bongard Trucking site.
The ordinance defines equipment and maintenance storage as a structure for maintenance;
repair or storage of equipment on property owned by the owner of said equipment (see
attached definition). Equipment and maintenance storage is a conditional use in the A-I,
A-2 and C-l districts (see attached permitted and conditional uses).
As witnessed by the permitted and conditional uses listed, equipment and storage yards
are also mentioned as a conditional use in B-2 and B-3 districts, however, there is no
definition of this use in the code. This use seems to relate to equipment and storage
yards, rather than a structure for maintenance, repair or storage of equipment.
The Planning staff has received copies of ordinances from several nearby communities to
review their definitions for equipment and maintenance storage. The information below
demonstrates differences in interpretations for storage and may assist in revising the
City's definition.
City of Eagan - Outdoor storage - means to stock, keep, sell or trade outside a
commercial or industrial building any items of merchandise, supplies, materials, finished
goods, inventory or other movable property or motor vehicles. For purposes of this
definition and the regulation of outdoor storage, a temporary outdoor event and seasonal
outdoor sale shall not constitute outdoor storage.
Only permitted in industrial, general business and community shopping center districts.
Storage items are to be placed within an enclosure area attached to the principal building
and constructed with aesthetically compatible materials. The storage area shall be located
in the side or rear yard and not encroach into the front yard setback area.
CitlJ. of Farmint}ton 325 Oak Street · Farmint}ton} MN 55024 · (612) 463.7111 · Fa~ (612) 463-2591
.
.
.
City of Burnsville - Outdoor storage - The keeping, in an unenclosed area, of any goods,
junk, material, merchandise, or vehicles in the same place for more than twenty-four
hours.
As witnessed by the information, the City's definition of equipment and maintenance
storage differs somewhat from the communities researched because these communities
did not have this type of use defined.
After discussions with the Community Development Director and Member Rotty, it is
apparent that the definition needs to be further defined and additional research should be
done in other communities to determine the most appropriate definition for the City.
As a side note, please feel free to direct staff in other tasks that you feel need revision. As
time permits, staff will perform revisions as requested.
Requested Action:
Direct staff to further study the equipment and maintenance storage definition in order to
further define it to meet standards within the City.
'ftti~ l<<-r( IS'7Ut ---- rJ C'tl
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10-1-4
.
Drive-in Establishment
(cant.)
DWELLING:
DWELLING. MUL TIPLE-
FAMIL Y:
DWELLING, SINGLE-
FAMIL Y:
DWELLING.
TOWNHOUSE:
.
DWELLING. TWO-
FAMILY (DUPLEX):
ELDERL Y, HANDI-
CAPPED HOUSING:
EQUIPMENT MAIN-
TENANCE AND
STORAGE:
ESSENTIAL SERVICES:
.
686
10-1-4
may receive a service or in which products
purchased from the establishment may be
consumed or business conducted in the
automobile.
A building or portion thereof designed or used
exclusively for residential occupancy, including
one-family, two-family and multiple-family
dwelling units. but not including hotels. motels.
boarding or lodging houses.
A building, or portion thereof, designed
exclusively for occupancy by three (3) or more
families living independently of each other.
A detached housing unit containing a single
principal dwelling unit.
Single-family attached units in structures
housing three (3) or more contiguous
dwellings. sharing a common wall, each having
separate front and rear entrances: the
structures are a row type house as
distinguished from multiple dwelling buildings;
not to exceed eight (8) units in each structure.
A housing unit containing two (2) principal
dwelling units.
living space which does not exceed five
hundred seventy five (575) square feet per
unit with at least sixty percent (60%) of all
occupants to be elderly as defined by HUD or
handicapped as defined by the Social Security
Administration.
A structure for maintenance, repair or storage
of equipment on property owned by the owner
of said equipment.
Underground or overhead gas. electrical,
steam. water or other transmission or
distribution systems: collection. communication,
supply or disposal systems. including towers.
j 0-3.,
CHAPTER 3
.
10-3-2
PERMITTED AND CONDITIONAL USES
SECTION:
10-3-' :
10-3-2:
Permitted Uses
CondItional Uses
10-3-1: PER~lITTED l"SES: The permitted uses for each district are
listed beiow. Accessory uses and essential services are also
permitted. (Ord. 086-177, 3-17-1986; amo. Ord. 088-205, 8-15-1988)
, 0-3-2: CO~DITIO~AL l"SES: ihe 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
(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
.
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
11. Equipment and mainte-
nance storage
12. Feedlot
City 0; Farmin.gton
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
, ,. Equipment and mainte-
nance storage
, 2. Feedlot
, 3. Accessory apartments
, 4. 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)
, 0-3-2
Permitted Uses
12. Day care center
lOrd. 086-177. 3-17-1986; amd. Ord.
2-' 6-1993; Ord. 096-383. 11-18-' 996)
(B) A-2 Agricultural Preserve District
1. Agriculture
2. Single-family owellings
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
10-3-2
Conditional Uses
13. Accessory apartments
14. Public and parochial
schOOlS
15. Churches
16. Towers
088-205, 8-15-1988; Ord. 093-298.
.
~,
.;-
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
Cit:, of Farmrngron
.
, 0-3-2
~
.
(D)
'~
....-...
~~::':
.
Permitted Uses
~O-3-2
Conditional Uses
8. Water recreation and
water storage
9. Solar energy systems
, O. Double and multlple-famlly
dwellings
11. Planned unit develooments
12. Greennouses and nursenes
, 3. Townhouses - quad homes
14. Condominiums
15. Accessory apartments
16. Public and parochial
schools
17. Churches
18. Congregate care facilities
19. Towers
(Ord. 086-177. 3-17-1986; amd. Ord. 088-198. 2-1-'988: Ord.
091-246, 5-20-1991: Ord. 093-298, 2-16-1993: Ord. 094-335.
8-1-1994; Ord. 096-378.8-19-1996; Ord. 096-383.11-18-1996)
7. Day care faclilty
servIng '4 or fewer persons
R-2 Medium Density D:strict
1. Agriculture
2. Single-family dwellings
3. Public parks and playgrounds
4. Accessory storage buildings
5. Residential care facility
serving 6 or fewer persons
6. Day care facility
serving 14 or fewer persons
1. Two-family dweilings
2. Multiple-family dwellings
3. Day care facility serving
more than 14 persons
4. Solar energy systems
5. Planned unit deveiopments
6. Boarding house
7. Water recreation and water
storage
8. Hospitals and clinics
9. Nursing homes
10. Public utility buildings
11. Public buildings
12. Funeral homes
13. Cemeteries
14. Greenhouses
15. Townhouses - quad homes
16. Condominiums
17. Accessory apartments
18. Dental laboratories
19. Public and parochial
scnools
City of Farnllngton
:97
; 0-3.2
Permitted Uses
i 0-3.2
ConOltional Uses
20. Churcnes
21. Congregate care facilities
22. Towers
(Ord. 086-177. 3-17-1966: amd. Ord. 088-198. 2-1-1988: Ord.
091-246, 5-20-1991; Ord. 093-298. 2-16-1993: Ord. 094-335.
8-1-1994; Ord. 096-378. 8-19-1996: Ord. 096-383.11-18-1996)
(E) R-3 High Density District
1. Multiple-family dwellings
2. Townhouses - quad homes
3. Public parks and playgrounds
4. Accessory storage buiidings
5. Residential care facilities
serving 7 through 16 persons
6. Day care facility serving
13 through 16 persons
.
1. Single-family dwellings
2. Two-famIly dwellings
3. Day care facility serving
more than 16 persons
4. Planned unit developments
5. Public utility buildings
6. Public buildings
7. Solar energy systems
8. Hospitals and clinics
9. Nursing homes
10. Clubs
1 1. Accessory apartments
12. Public and parochial
schools
13. Churches
14. Funeral homes
15. Congregate care facilities
(Ord. 086-177, 3-17-1986; amd. Ord. 091-246, 5-20-1991; Ord.
093-298, 2-16-1993; Ord. 094-335, 8-1-1994)
(F) R-4 Mixed Code District
1. Single-family dwellings {UBC}
2. Public parks and playgrounds
3. Accessory storage buildings
4. Residential care facility
serving 6 or fewer persons
5. Day care facility serving
14 or fewer persons
597
City 0; Farmzngron
.;;;4'~.'
~ :..,!~.:."'\
....
1. Two-family dwellings
2. Multiple-family dwellings
3. Planned unit developments
4. Townhouses - quad homes
5. Solar energy systems
6. Accessory apartments
7. Public utility buildings
8. Public buildings
9. Day care facility serving
more than 16 persons
10. Public and parochial
schools
11. Churches
.
1.0-3-2
.
(G)
l~
..~-
.
10-3-2
(Ord. 086-177, 3-17-~986: amd. Ord. 088-198. 2-1-1988: Ord.
091-246,5-20.1991: Ord. 092-284. 9-21-1992: Ord. 093-298.
2-16-1993; Ord. 096-3iB. 8-19-1996)
8-1 limited BUSiness District
1. Water recreation and water
storage
2. Public buildings
3. Public utility buildings
4. Farm implement saies.
service, repair
5. Offices
6. Wholesale business
7. Supply yards
8. Fast food establishments
g. Theaters
10. Mini storage units
1 1. Outdoor sales
12. Personal and professional
services
13. Car wash
14. Solar energy systems
15. Day care facility serving
more than' 6 persons
16. Recreational assembly
places
'7. Auction houses
(Ord. 086-'77, 3-'7-'986: amd. Ord. 090-227, 2-5-1990; Ord.
091-246,5-20-1991; Ord. 095-345, 1-3-1995)
1. Retail business
2. Auto sales. service. ~epalr
3. Restaurants
4. Hotels and motels
5. Animal clinics
6. Commercial recrea.ion
7. Recreational equipment sales.
service and repair
8. Motor fuel stations. major
9. Clubs, health clubs
10. Home and trailer sa,es and
displays
11. Parking lots
(H)
8-2 General Business District
,. Retail business
2. Restaurants
3. OHices
4. Personal and professional
service
5. Public buildings
6. Auto sales. service and repair
7. Commercial schools
8. Commercial recreation
9. Animal clinics
, O. Clubs - health clubs
City of Fam:lflgrofl
1. Water recreation and water
storage
2. Research laboratories
3. Public utility buildings
4. Solar energy systems
5. Multiple-family dwellings
6. Wholesale business
7. Supply yards
8. Funeral homes
9. Elderly and handicapped
housing
597
, 0-3-2
Permitted Uses
11. Home and trailer sales and
display
12. Parking lots
13. Recreation and equipment
sales. service and reoalr
(Ord. 086-177, 3-17-1986:
091-246,5-20-1991)
(I) B-3 Heavy Business District
1. Mechanical sales, service
and repair
2. Commercial services
3. Animal clinics
4. Wholesale business
5. Supply yards
6. Warehousing
7. light manufacturing
8. Research and testing labs
9. Parking lots
10. Public buildings
11. Auto sales, service, reoair
12. Motor fuel stations, major
(Ord. 086-177, 3-17-1986)
(J) 1-1 light Industrial District
1. Research and testing labs
2. Offices
3. Supply yards
597
10-3:2
Conaitional Uses
, O. Churches
11. light manufacturing
, 2. Outdoor saies
, 3. Fast food establishments
14, Farm Implement sales.
service and repair
is. Equipment and storage
yards
16. Researcn and testing
laboratories
, 7. Mini storage units
18. Motor fuel stations - minor
19. Hotels and motels
20. Recreational assembly
places
amd. Ord. 088-198, 2-1-1988: Ord.
.
1. Public utility buildings
2. Offices
3. Water recreation and water
storage
4. Home and trailer sales
and displays
5. Manufacturing
6. Petroleum bulk storage
7. Mini storage units
8. Equipment and storage
yards
9. Outdoor sales
10. Retail business
11. Restaurants
, 2. Fast food establishments
13. Solar energy systems
(/)
1. Manufacturing
2. Water recreation and water
storage
Ci:y 0; Fa,.m~ngron
.
.
(K)
~~...
~ ~.""
..'''~
'1'
.
1-0-3-2
, 0-3.2
Permined Uses
COndItional Uses
4. Warehousing
5. Truck termmals
6. Light manufacturing
7. Parking lots
8. Mini storage unIts
3. Public utility buildings
4. Agnculture
5. Commerc:al recreation
6. Gram elevators
7. Food product processing
8. Solar energy systems
9. Recyciing factlity
, O. Towers
amd. Ord. 096-382. 10-21-1996: Ord.
(Ord. 086-177. 3-17-'986:
096-383. 11-' 8-' 996)
C-' Conservation District
1. Single-family dwellings
2. Water recreation and water
storage
3. Stables and riding
academies
4. Minerai extraction
5. Feedlots
6. Public utility buildings
7. Equipment maintenance
and storage
8. Solar energy systems
9. Towers
(Ord. 086-177, 3-17-1986; amd. Ord. 096-383, 11-'8-'996)
1. Agriculture
2. Public parks and playgrounds
3. Cemeteries
4. Golf courses
5. Hunting preserves
=97
City of Farmzngton
-
.
.
.
;..
.
TO: City Planning Commission
FROM:
Lee Smick, Planning Coordinator
DATE:
April 14, 1998
RE:
Prairie Creek East Schematic PUD
Crek- ?
()/d~ ?
.
The City received comments from various agencies on the comment period due date of
March 25 concerning the Prairie Creek East EA W. Attached is a compilation of the
comments received and has been divided into three categories: EA W Requirements,
Design Details and City Requirements. As witnessed by the amount of comments
generated from the agencies (see attached comments), it is apparent that more
information is required before a decision by the RGU (City of Farmington) can be made.
The RGU has 30 days to review the comments made by the agencies and make a
decision. The decision period for the RGU will expire on April 25th. The RGU has three
options in determining a decision for the EA W. Those include a positive declaration, a
negative declaration or postponement of the decision on the need for an EIS in order to
obtain lacking information.
City staff, commenting agencies and the developer met on April 6th to discuss the
comments and the information lacking in the EA W. At this meeting it was determined
that a WCA Technical Evaluation Panel (TEC) needs to determine the existing vegetative
cover for wetland classification, wildlife habitat and overall quality of the drainage ditch
to evaluate whether the ditch should be disturbed or not. Since the TEC requires time to
review the drainage ditch and the developer requires time to address comments, the City
will request a 30-day time extension to the decision period from the EQB to May 25th.
Since additional time is required for a decision on the EA W to be made, City staff
recommends that the Prairie Creek East Schematic PUD be continued indefinitely
pending the outcome of the EA W. Adjacent property o\\ners will be re-notified if the
schematic PUD is scheduled on the Planning Commission agenda for review.
Requested Action
Staff recommends continuing the Prairie Creek East Schematic PUD indefinitely pending
the outcome of the EA W. Adjacent property owners will be re-notified if the schematic
PUD is scheduled on the Planning Commission agenda for review.
v1 b l.{. f 4A. ~Le ctlul- ,lot t':k. J Wj
l hv l(jeV OJ- ~ ~
CitIJ of Farmint).ton 325 Oak Street · Farmin(jton, MN 55024 · (612) 463- 7111 · Fax (612) 463-2591
.-
.'
d
.
NOTICE OF MEETING FOR
PR.\IRIE CREEK EAST EA \V REVIE'V
The City Staff of the City of F annington have requested a meeting to discuss the Prairie
Creek East EA W to be held on April 6, 1998 at 3:00 Pl\l in the Council Chambers of
Fannington City Hall, 325 Oak Street, Farmington Minnesota. Attendees will include
City Staff, the City Attorney, Bonestroo Engineers, Progress Land Company, Westwood
Engineers, Dakota County Soil & \Vater Conservation District, Empire's Engineer-
Bolton & Menk. and Montgomery Watson, engineers for the Vermillion River Watershed
Management Organization.
The attached information is a compilation of comments made by various agencies for the
Prairie Creek East EA W. The listing is divided into three categories exhibiting EA W
Requirements, Design Details and City Requirements. The meeting will give the
developer and his engineers an opportunity to respond to the comments and 'will also
allow the agencies in attendance to express any further concerns with the EA W. From
this meeting, the developer may address the issues included in the listing, before the City
makes a formal record of decision.
.
Thank. you all in advance for your attendance at this meeting, to assist Farmington in
promoting a quality development, which is environmentally sensitive.
Sincerely,
~L
David L. Olson
Community Development Director
.
Citl} of FarminfJton 325 Oa.kStreet. Fa.rmintJton, MN 55024. (612) 463-7111. Fax (612) 463-2591
..~.
EA\V Requirements
.
1. Indicate the correct amount of wetland and ditch acreage for the total site, 18.4 vs.
19.4 acres. (MDNR)
2. Wetland #19-352 is a D~R protected wetland and ditch-related \\'ork on the
Prairie Creek property should be carefully reviewed through an analysis of
hydrologic impacts to wetlands to ensure that Wetland #19-352 is not impacted,
and should also include any impacts to adjacent farmlands. (MDNR, BRAA,
EMP, SWCD, VR\VMO)
3. An evaluation of mitigation credit should be sho\',n in the plan for proposed 1: 1
conversion of wetlands and should be closely scrutinized by the WCA Technical
Evaluation Panel (TEP). (MD:t\R, BRAA, S\VCD, VRWMO)
4. The EA W shows that the northeastern portion of the site contains designated
floodplain area as identified on the Federal Emergency Management Agency
(FEMA) floodplain maps for the City of Farmington and any existing and
proposed floodplain boundaries should be'sho\\TI. Cautious review of the
hydrology and hydraulic information concerning the floodplain boundaries should
be pursued. (MDNR, MC, BRAA., SWCD, VR\VMO)
5. The proposer should pursue a Lener of Map Revision (LOMR), or a Letter of
Map Amendment (LOI\L~), as deemed appropriate from FEMA. (MDNR, MC,
BRAA, EMP, VR\VMO)
6. The proposer should clarify that the total runoff volume will increase due to the
land use conversion resulting in increased impervious surface. (MDNR)
7. Since the seasonal high water table depth is between 1 to 2.5 feet, the
reconstruction of the central drainage ditch on the site may not lower the seasonal
water table. (MC)
8. Further investigation into lowering the water table is required to determine
whether lower groundwater levels will impact the groundwater component of the
hydrology that maintains wetland #19-352. (MDNR)
9. The dO\\TIstream water quantity effects upon the ditch extension into Empire
TO\\TIship as well as North Creek have not been addressed. (EMP, SWCD)
10. Basin B would "most likely be com'erted to mowed bluegrass lawn" only if
surficial groundwater is lowered. (SWCD)
11. Basin C has been designated in Farmington's SWMP as a "Protect" wetland,
however, the EA W classifies it as a "RestorelUtilize" wetland, requiring further
investigation. (VR WMO)
12. Farmington's SWMP designates the drainage ditch as "Manage 1" wetlands and
as secondary greenway corridors and impacts to these wetlands as a result of
development are unclear and should be further investigated. (VRWMO)
13. The amount of wetland fill and excavation by type and basin will need to be
specified, as the impacts to individual wetlands are unclear. (VRWMO)
.
.
IJJ~ {) ~ -floo Q ~'lJ.S.J..u..u.-
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~V~l uJ,-p.uR
(
. .
Design Details
2.
...
".
4.
5.
6.
7.
8.
9.
\
1.
10.
Ditch plans need to be reviewed to ensure that wetland # 19-352 is not impacted
by ditch-related v..'ork. (MDNR)
Any structures or proposed trails should be placed far enough away from the
natural meandering of the stream. (MDNR) ...
By eliminating a few lots or reconfigurino the lots to make room for a storm \vater
basin, Basin B would not have to be'" fil1e~ for road construction and lot
development. (MDNR)
A bridge crossing the drainageway could create fewer impacts than the proposed
fiUing of the drainageway for a road crossing.
Storm water runoff should be pretreated prior to discharge into wetlands by
utilizing ponding areas in close proximity to the drainage ditch/wetland system,
without constructing the ponds within existing wetlands. (BRAA)
Storm water pipes should be located on streets or on City property so that future
access and maintenance is practical, and should not be located in residential lots.
(BRAA)
Storm water should be discharged into catch basins rather than using rear yard
drainage swales and discharging runoff into flared-end culverts. (BRAA)
The City should continue coordination with Dakota County, Empire Tovmship
and :tvfNDOT to ensure that 1951h Street West and 20gth Street West provide future
connections to TH 3 as identified in the City's Thoroughfare Plan. (MNDOT)
Further design of the extent of grading into Empire Township should be
completed because the TO\\TIship requires any grading work that deepens the
ditch bottom by 6 inches is required to have a grading permit. (EMP, VR\VMO)
Information concerning the effective best management practices selection, proper
installation and ongoing maintenance will be critical to protecting water quality
during and after construction in the proximity of North Creek and should be
reviewed carefully. (SWCD)
The District recommends the use of infiltration BMPs, on-site storage and
vegetated storm water conveyance channels to the extent practicable. The
NPDES permit requires the use of wet sedimentation basins - dry sediment basins
do not fulfill NPDES requirements. (SWCD)
The proposed residential development density should be clarified to ensure that
the development is low density residential as sho\\TI in the Farmington's SWMP.
(VR\VMO)
Farmington proposes tv;o small ponds near the ditch; however, the EA W does not
address these ponds. (VRWMO)
.
e
11.
12.
13.
.
2
1.
City Requirements
.
.
The City could impose additional deed restrictions on future land owners in order
to protect the wetlands, along \\ith the installation of information-bearing signs
and the planting of shrubs on the wetland edge. (MDNR)
The City could impose deed restrictions or conservation easements in backyards
to ensure future residents do not encroach into wetlands in dry years. (MDNR)
The total amount of developed acreage from all development in this area must not
exceed the developable acreage approved by the Council in the MUSA
Expansion, regardless of rezoning or redetermination of the floodplain. (MC)
The City needs to deed the MCES an access easement for the meter station as part
of the approval process. (MC)
The wetland management classifications in the City have not yet been determined
and if a certain wetland needs to be classified prior to the completion of the
inventory, a request for wetland management classification should be sent to the
City. (BRAA, VRWMO)
Given the lack of a regulatory program at the WMO level, all significant
regulatory constraints will need to be enforced by the City of Farmington.
(VR WMO)
The project may involve some fill within the flood fringe. The City of
Farmington does not allow the filling of the flood fringe at any time. (MC, EMP,
VRWMO) J-
MDNR-
MC - Metropolitan Council ~ J ,
BRAA - Bonestroo Rosene Anderlik & Associates >f ~
EM? - Empire Township - Bolton & Menk Engineers (\ .
SWCD ~ Dakota County Soil & Water Conservation District \t''tJ
VR WMO -
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1.
2.
..,
-'.
4.
5.
6.
7.
.
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L
3
TO:
City Planning Commission
.
FROM:
Lee Smick, Planning Coordinator
DATE:
March 4, 1998
RE:
Prairie Creek East Schematic PUD
After further review of the Prairie Creek East Schematic PUD, it has become apparent to
City staff that there are a number of issues which could significantly impact the
schematic layout of the project. Therefore, City staff is recommending that the Prairie
Creek East Schematic PUD be continued to the April 14, 1998 Planning Commission
meeting in order to resolve the following issues:
1. Engineering issues concerning the storm sewer layout as explained in the
City Engineer's comments dated February 20, 1998. (See attached).
2. Determination of the correctness of the floodplain shown on the plan
compared to the City's Surface Water Management Plan.
3.
EA W issues concerning the wetlands on the site. As stated at the February
24th Planning Commission meeting, comments by other agencies
reviewing the project must be delivered to the City by March 25. Early
indications by agencies who have contacted the City indicate that there
may be significant issues that will need resolution before the Prairie Creek
East EA W can be approved. (See attached Bonestroo and Dakota County
Soil and Water Conservation District comments).
.
Each one of the above issues could significantly impact the layout of the schematic plan
by requiring grades to be changed, lots to be reconfigured or removed entirely and/or the
possibility of significant impact findings in the EA W. Since these issues are so far
reaching in the overall design of the project, City staff recommends that additional time
be allowed to meet with the developer and other agencies reviewing the project for
adequate comments to be gathered by the staff. It is recommended that the schematic
plan be continued at a minimum to the April 14th Planning Commission meeting.
cc: John Erar, City Administrator
Dave Olson, Community Development Director
Lee Mann, City Engineer
Warren Israelson, Progress Land Company
.
CitlJ. of Farmint}.ton 325 Oak Street · Farmint]tonl MN 5502fJ · (612) 463.7111 · Fax (612) 463-2591
TO:
City Planning Commission
FROM:
Lee Smick, Planning Coordinator
DATE:
February 24, 1998
RE:
Prairie Creek East Schematic PUD
Planning Department Review
Applicant:
Warren Israelson
Progress Land Company, Inc.
6001 Egan Drive, Suite 100
Savage, MN 55378
(612) 463-1860
Engineer:
Progress Engineering, Inc.
6001 Egan Drive, Suite 100
Savage, MN 55378
(612) 226-3201
Referral Comments
1. Lee Mann, City Engineer
2. Jay Riggs, Dakota Co. Soil & Water
3. Donald Blum, MET Council
Environmental Services
Attachments:
1. Prairie Creek East Schematic
2. Landscape Plan
3. Location Map
4. (Reference Zoning Map)
5. (Reference Comprehensive Plan)
Location of Property:
Property is located east of the existing
Prairie Creek development and abuts the
City and Empire Township Corporate lines.
Legal: the SE~ of Section 13, Township
114 N, Range 20 W, City of Farmington
Size of Property:
160 acres
Existing Zoning:
R -1 (Low-density Residential)
C-l (Conservation)
F-3 (General Flood Plain)
Citlj. of Farmint)ton 325 Oak Street · Farminfjton, MN 55024 · (612) 463.7111 · Fax (612) 463.2597
Comprehensive Plan:
Low Density Residential
.
Proposed Zoning Change:
R-I PUD
Surrounding Land Uses:
The site is bounded by single-family
development to the west and on the north,
east and south by undeveloped cropland,
wetland and woodland. The undeveloped
property on all sides is likely to develop
within the next several years.
Current Land Use:
Agriculture
Terrain:
Topography on the site is quite flat, with
elevations ranging from 920 in the northwest
part of the site, to about 904 in the ditch
bottom in the southeast part of the site. The
site drains southeast toward North Creek,
which in turn drains about one and a half
miles south to the Vermillion River.
Project Description:
The Prairie Creek East development is a
multi-phased single-family housing project
proposed for construction in northeastern
Farmington. The development includes
approximately 415 single-family residential
lots, 18.4 acres of wetland, 3.3 acres of
stormwater ponding, and 3.0 acres of
municipal parks and trails. Most of the site
is currently used for production of
agricultural rowcrops and vegetable crops.
An excavated drainage ditch flows southeast
through the site. The ditch flows from DNR
protected Lake Julia, located upstream of the
site, to North Creek, which is located about
1,000 feet east of the site. Drainage from
the site flows south and east about 2,300 feet
before reaching the confluence with North
Creek.
.
Additional Comments:
The schematic plan proposes 415 single family residential lots and which will be
constructed in seven phases. The street system shows two access points from the west
connecting with 187th Street and Eaglewood Trail in the Prairie Creek 4th Addition.
.
Two connections to the north are proposed along with one access to the south of the
. property.
The plan proposes approximately seven ponding areas throughout the site along with a
drainage ditch running from the northeast comer of the property to the south-central
boundary of the property. A proposed recreational trail will run the length of the
drainage ditch.
The following information is required to be submitted to allow for a complete review of
the Schematic Plan:
1. Plan data must be shown stating number of lots, density, acreages, etc.
2. Road widths should be shown on the plan.
3. Additional information is required by the Engineering Department (see
comments).
4. Phasing of the project needs to be reviewed to ensure that no long dead end streets
will be constructed due to inadequate phasing of the project.
5. Comments by reviewing agencies need to be recievied in order to generate a
thorough review.
.
In addition to the above comments, an Environmental Assessment Worksheet (EA W)
was required for this property to comply with the Environmental Quality Board's
requirements concerning the number of lots proposed in a development. The EQB
specifies that an EA W is required when more than 250 single-family lots are proposed in
a project. The Prairie Creek East project proposes 415 single family lots.
In the EA W review process, the City of Farmington is the Responsible Governmental
Unit (RGU) for the project and is legally responsible for the accuracy and completeness
of the information contained in the EA W. The RGU has 30 days from the time the
proposer submits the EA W to determine if the EA Vv' is accurate and complete. During
this time, the RGU may request additional information be provided, or that the proposer
make changes to the EA W. The RGU must establish that it has independently verified
information in the EA W to be accurate and complete. While the proposer provides
information for the EA W, the EA W is ultimately the RGU's document.
Once the 30 day period is completed, the RGU must respond to all comments and make a
decision of no significant impact or EIS need decision.
.
Bonestroo, Rosene, Anderlik & Associates is assisting the City in determining if all
information in the EA W is accurate and complete. The City received the EA W on
February 9, 1998. At this time, the City is eleven days into the review process for
insuring accuracy and completeness of the EA W. Therefore, City staff is recommending
that the schematic plan not be held up concerning the review of the EA W, but a thorough
review of the EA W must be completed before any preliminary plat is submitted to the
City.
oJ
Requested Action:
.
City staff is recommendin h
March 10th Plannin C g t. a~ the Prai~ie Creek East Schematic .
required by the City~n ~~:~~~~t~epeltanmg in. order to receive add~t\:~:i~~~:~~~~o the
reVIew process.
5f{O~ IfA-l~~ - ltU4 )A~6
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IIJtlV~ c/o c~ -Ilvf tI e /J~ /2-
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I[
_ VI ~.e 12 U.d. ~/tH(
_ ~(! j/2.e.1' lr7-1-
/zoh ' S ~n l-
i
.
Memo
.
.11. Bonestroo
e Rosene
"Will Anderfik &
1\11 Assodates
engineers & Architects
Project Name: Prairie Creek East EAW
Client: City of Farmington
To: Lee Mann
File No: 141-1050
From: Erik Peters
Date: April 13, 1998
Re: Technical panel to access the functionality of the creek within Empire Township
Remarks: Earlier I wrote a memo (dated 4/6/98), recommending that the existing creek within Empire
Township be evaluated to determine the value of the existing riparian corridor. To address this question
the existing creek will need to be assessed for its channel stability, invertebrate population, animal habitat
and ranked in terms of overall quality. On April 14th, at 9:00 AM, John Smyth has already set up a tech.
panel meeting with Brian Watson of the SWCD and Phil Delfiori of Board of Water and Soil Resources
(BWSR) to evaluate the wetlands within the development site. I have invited Dan Seemon of the Army
Corps of Engineers to join the group and help evaluate the existing creek within Empire Township and the
ditch within Farmington on the same day. Pat Lynch and others from the MN/DNR will not be able to
. attend the tech panel on that day. I will try to schedule another time for Pat Lynch and other DNR staff to
evaluate the creek.
.
Bonestroo, Rosene, Anderlik and Associates
2335 West Highway 36 # St. Paul, MN 55113 # Phone: 612-636-4600 # Fax: 612-636-1311
Memo
.
. fl. Bonestroo
~ Rosene
II:. Anderlik &
1\]1 Assodates
fnglneel'S & Architects
Project Name: Prairie Creek East EAW
Client: City of Farmington
To: Lee Mann, City Engineer
File No: 141-1050
From: Erik Peters
Date: April 9, 1998
Re: Summary of discussion with Joel Jamnik, City Attorney for Farmington
Remarks: I spoke with Joel today regarding the EA W process and what direction by the City is
necessary to include the 2nd Option (no excavation in Empire Township) as part of the current EAW. He
recommended the following steps to be managed by the City.
1. Determine that the 2nd Option is a viable option. The survey information I requested will be used to
verify whether the 2nd Option is viable.
2. Assuming the 2nd Option is determined to be viable, Progress Land Company will need to prepare an
alternate schematic plan based on the 2nd Option and address the 2nd Option in the EAW response
.3.
process.
When the City is ready to make a decision regarding a negative declaration, either option or only one of
the options may be given a negative declaration by the City.
It is Joel's opinion that the 2nd Option be included in the EAW process now. If the 2nd Option is not
discussed now in the EAW and plans significantly change for the development later based on the City's
desire to avoid excavating in Empire, the risk exists that another EAW may need to be done, if requested
by others. I am going to call Greg Downing of the Environmental Quality Board (EQB) to verify this
approach.
.
Bonestroo, Rosene, Anderlik and Associates
2335 West Highway 36 # St. Paul, MN 55113 # Phone: 612-636-4600 # Fax: 612-636-1311
. "
Lee Mann
.
From:
Sent:
To:
Subject:
Peters, Erik G[SMTP:epeters@bonestroo.com]
Thursday, April 09, 199810:21 AM
'Lee Mann @ Farmington'
EAW survey needs
Lee, a clarification of the memo I sent yesterday. The profile of the
entire creek from the Farmington/Empire border to its confluence with
the North Creek is requested. This may not have been very clear.
Regards,
Erik Peters
.
.
Page 1
Memo
.11. Bonestroo
... Rosene
-=- Anderlik &
1\]1 Assodates
EngIne..... & Architects
.
Project Name: Prairie Creek East EAW
Client: City of Farmington
To: lee Mann
File No: 141-1050
From: Erik Peters
Date: April 9, 1998
Re: Issues concerning the EAW
Remarks: I have been speaking with Jay Riggs and Brian Watson of the Dakota County Soil & Water
Conservation District (SWCD) concerning the EAW. Based on my discussion with them, it is
recommended that the City ensure that both options with regards to the existing creek channel within
Empire Township are presented in the EAW. The two options are: 1) The schematic plan proposed by
Progress land Company and their consultants. 2) The option to develop under the current situation
assuming no excavation is required in Empire Township. By having both options discussed in the EAW,
the City then has the flexibility to choose the appropriate option once more detailed information is available.
. I also spoke with Daniel Seemon of the Army Corps of Engineers regarding wetland mitigation and possible
excavation of the creek within Empire Township. The Army Corps of Engineers has jurisdiction over
excavation within wetlands and other "Waters of the State". He informed me that any excavation of the
creek within Empire Township would be considered an adverse impact. The Army Corps of Engineers
would require mitigation at a 1 to 1 ratio. This means that a wetland will need to be created or restored
elsewhere equal to the total surface area of land that is disturbed within Empire Township (speCifically the
creek channel and associated wetlands). He did qualify this statement by saying that excavation of a creek
does touch on some fuzzy issues. During the permitting process is when Dan would evaluate closely what
would be proposed and determine the mitigation necessary. To my knowledge this requirement and its
impact on the scope and cost of work within Empire have not been brought up in the EAW process. This
information is one more reason to minimize the amount of channel disturbance in Empire Township. Since
any mitigation would be the result of Prairie Creek East Development, it is recommended any additional
mitigation due to channel modifications occur within the development. Any preliminary plate approval of
Prairie Creek Development that would prevent the City from requiring additional mitigation and resul!i':l~
design changes to the development is not recommended at this time.
.
Dan also informed me that ponds excavated within wetlands would also be considered as an adverse
impact. If runoff was directed through a pretreatment cell prior to entering the wetland, the mitigation
required would be 1 to 1 replacement ratio. If no pretreatment cell was used, the mitigation required would
be 2 to 1 replacement ratio. Because the size and scope of this development is large, he recommended a
site visit with the City to occur sooner rather than later. He mentioned that it would be helpful for him in
evaluating permit applications by the City if he is involved in the design process and knows some of the
thought process that has gone into the design by the City.
Bonestroo, Rosene, Anderlik and Associates
2335 West Highway 36 # St. Paul, MN 55113 # Phone: 612-636-4600 # Fax: 612-636-1311
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,,'
Memo
.
.n. Bonestroo
.. Rosene
a Anderfik &
1 \J 1 Assodates
Engine..... & Architects
Project Name: Prairie Creek East EAW
Client: City of Farmington
To: lee Mann
File No: 141-1050
From: Erik Peters
Date: April 8, 1998
Re:EAWsu~eyneeds
Remarks: The existence of a slope between the outlet of lake Julia and the Farmington/Empire border
needs to be confirmed in order for the City to be assured that the option to avoid excavation within Empire
exists. The outlet structure of lake Julia will need to be su~eyed to obtain as-built information. In
addition, the profile of the existing creek (channel bottom) starting at the Farmington/Empire border is
needed at this time. Cross-sections extending 100 feet beyond either side of the channel for the first 400'
of the channel would also be helpful. The spacing between each cross-section is recommended to be
approximately 50 feet. Additional su~ey information within Empire Township may be needed later, based
on the design option pursued by the City.
.
.
Bonestroo, Rosene, Anderlik and Associates
2335 West Highway 36 # St. Paul, MN 55113 # Phone: 612-636-4600 # Fax: 612-636-1311