HomeMy WebLinkAbout10.14.97 Planning Packet
~---...-
ty ..'("
Ill...."
'.
AGENDA
PLANNING COMMISSION
Regular
October 14, 1997
~ c~ L"-
ryC
~~q
J ~
;1Je;;'t~ - Ji;6r,
1. CALL TO ORDER
2. APPROVAL OF MINUTES
a) August 26, 1997
PUBLIC HEARINGS
a) 7:00 PM -
b) 7:15 PM-
c) 7:30 PM -
.
d) 7:45 PM-
e) 8:00 PM -
East Fannington PUD Amendment
East Farmington 4th Addition Preliminary & Final Plat --1; f~
Charleswood Schematic Plan
Special Exception - House Moving Permit - 201 Fourth Street
Conditional Use - Marcus Cable - Northeast Intersection of Akin
Road 7 County Road 50
f) Continued Variance to Garage - 609 Spruce Street - Ron and Karla Kenning
3. DISCUSSION
a) Fannington Mall- Proposed Signage
4. ADJOURN
.
.
.
.
~ .
City of Farrnington
Community Deyelopment Department
Planning Diyision
325 Oak Street
Farmington, l\lN 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:
October 14, 1997
RE:
East Farmington PUD Amendment
Planning Department Review
Applicant/Owner:
Rodney Hardy
Sienna Corporation
4940 Viking Drive Suite 608
Minneapolis, MN 55435
Surveyors/Engineers:
Jim Sturm
James R. Hill, Inc.
2500 West County Road 42, Suite 120
BUrDSville, MN 55337
Referral Comments:
1. Location Map
2. Plat Map
3. Typical Blocks
4. Dakota County Survey & Land Information
Department (see attached)
Report Attachment:
1. City Engineer's Comments
.~
"
Plat Data
.
Location of Property:
The Fopeny is located to the south of 213th Street
(Coun,y Road 72) and to the east of South Suburban
Terra:e.
Zoning:
The property is zoned R-2 PUD (Medium Density -
Single Fan1ily).
Proposed Amendment:
1. Re\-ise the multi-family use to single-family along
Coumy Road 72.
2. Indude the recently annexed Sauber property
within the PUD.
3. Amend the typical block A or C configuration to
allow 18 lots within a block measuring 360' x 385'.
Additional Comments
Sienna Corporation is seeking an amendment to the East Farmington PUD in order to provide
additional single-family lots and include the Sauber property within the pun. Sienna Corporation
proposes to change the multi-family use to single-family because market pressures are requiring
more single-family homes than multi-family housing at this time. The multi-family use called for
approximately 65 units, whereas, 65 single-family lots are proposed to be developed not only on
the multi-family use acreage, but also within the East Farmington 4th Addition. Sienna intends to
locate the single-family lots along County Road 72 in order to create a more compatible entrance
into East Farmington by providing the single-family characteristic to the 'neighborhood in this
location. Sienna will continue to retain the two other multi-family locations to the west of the
PUD and along Highway 50 to the south. Sienna feels that these locations continue to be better
suited for multi-family uses because of their access to traffic corridors.
.
The effect of amending the multi-family area to single-family concerning the Livable Communities
Act is minimal. The Livable Communities Act requires that the City provide between 32 and 36 %
multi-family housing within the City. Therefore, the City must provide between 95 to 200 acres of
multi-family housing to meet the Act's goals. The City recently applied for and additional 714
acres for MUSA expansion, and within those acres, 142 acres are scheduled for multi-family use.
The multi-family area proposed to be amended in the 4th Addition of East Farmington consists of
5.5 acres, therefore, no impact will be foreseen from the removal of this multi-family area from
the calculations of the Livable Communities Act.
.
..
.
.
.
Sienna also proposes to amend the peD l'y inclu.:ing the recently annexed Sauber property located
to the south of County Road 72. This property \\2.5 annexed into the City after approyal by the
City Council on September 15th and will provide additional land acreage for the proposed 65
single-family lots in East Farmington .+th Addition. The existing house on the Sauber property will
remain and will be connected to City sewer and water within one year. The architectural elements
of the Sauber house meets the requirements set forth in the Developer's Agreement for East
Farmington and is allowed to remain at its existing location.
The third amendment to the East Farmington PllJ invohes the revision of the typical block A or
C configuration. The existing typical block A contains 15 lots and block C contains 16 lots.
These blocks measure 360' x 360'. Sienna Corporation proposes to revise this typical block to
measure 360'x 385' and will contain 18 lots. This block.\\'ill be located on the east side of Twelfth
Street in Outlot D. The City Attorney has determined that since the proposed block is larger, a
greater number of lots may be allowed within the block.
Staff recommends the following:
1. The proposed block amendment located in Outlot D shall be site specific to that location. This
block size and number of lots may not be utilized elsewhere in the PUD.
2. The developer shall be required to maintain the remaining multi-family areas shown on the
original PUD and shall not be allowed to stray from the original PUD plan. The remaining
multi-family areas fulfill the obligations by the City for the Livable Communities Act and must
be developed as planned in the original PUD.
3. The developer should pursue the development of the multi-family areas as soon as possible to
provide those types of uses within the City .
4. Additional engineering information must be addressed by the developer.
Recommendation
Approve the East Farmington PUD amendment and forward the amendment to the City Coupcil.
n
LOCATION ~L.\P:
CO. ROAD NO.
"S~
~~
",\tx
~<v
o
z
>-
<(
;:
I
<..:)
I
~
Z
::>
Ct:
I-
W
J-
oe:(
J-
(/)
:' ~:::': / I; ;-.:;. ; :'<:} l
. . . . .
. .,
\~ i i .1"'.
, . , . ':.l.Ji
c,~
,\tx
'J<V
':'!,'fC'- -(I Jfl" r!'~--' .
, 1'.;. r, \. I I . .:~ !
.,'!... . -. ~ :.t: ., '''I 1:, ~-_"..
~.. ".. .. .
II STATE TRUNK HIGHWAY NO, 50
. SECTION 32. TOWNSHIP 114, RANGE 19
NO SCALE
f
..
.
H
.
.
---
r - --)')001-
"I
;;1
lD
r- - -0.;-05& - - 1
1 '
~I Lf") ~,
<QI -I
\... _._lr_&C",~ _ ..1
,. 00 ~"', ..,
:::: ..., ~
~I ~l
'- _]-:~.!~ _-J
r,- ~00i--"
..1 1
~I N ..
.1 '~':J..),.~I .'
L _ _\JI)~);'I _ _ .J
r-o;f!-'
1 I
I I
~l ~
.-\1 -;~
-. -I
, I
L _ ._ _ _ J
C":: r,
r - ~:e'6,""':;'
, ~ '"
~ \.I~
I~ ~ ~
I:: -I
.. I
\.____J
c,...; n(
r-':'!'\':'_, r-~~-'
1 I I ,
I 01 f~ ~
~, II') ::', lD ,,:
~I !'! - ~.,
I I ::: 1
1 I 1 I
L_!.'!!_J L_~!(_J
r--~oOi--'
0' ..&.:.t(l.~:l'S 8'
;1 ~ 01
.., wI
'- _._:a:-,~oc~ _ .J
r - -O'JoSi - - i
gl ..., III
.~: ..- :;:
L _...ll...~J.",~ _.J
,. -,~ ori'i - - ..,
~, ;::1
;';1 N C-:I
.1 ".I:.ioQ..OS "I
\- _ _os.~l_ _ .J
r-II,l-'
I ,
1 I
:'J ~
:';1 - ~~
", -I
I I
;..____J
" tl
r -O~.l.o' -,
I -I
t- ,
,-, lD ~
o::~ - :~
,::: -I
t I
\.____J
(W"l'Ct
"
I ~yJ--""
, I '/~~
" , ( :
')/; ~
~t~~
,
,
\
\
~
r - - 0,; ~l- - .,
l.. '
t"'. ........ c:
j: r'
L _ !..I':"':.~_ .J
r-
0\"~1Io- - ,
~
c
r-
L _ ~IL'i..~_ J
:~
c::l
r - - "" N'- - ,
~
r:
('
L_J..1.t.'..."1"_J
~
~
01.
~-~~,
.... '
I~ ~ ~
j. i
1... _ ~'l.'S.C!.~_.J
r -(.;.~,,--,
I. l..
r:: :: 1:.
r- 3.': c.~....:JOII i
L. _ _ ~v 2-'~ _ ..J
~-"; T~ '; - ~ I ~ -:" j,
I~": ", r:: 01 ~ I.
t' I t I 1- I
L. -r:i;: - J 1.. -r;:.:; - J L -"\J'w- J
133~lS
r.-~':::-'
I 1
f; ~I
~ T"- ~
~ ~
=: I
~ t":"':: J
r-~~-'
'.. I
:.~ ~
:Z c::l So
I:' ....
I:: ,
, I
i!....::.!C~_ J
l..o.".t..;.
r---"
I I
::: In
c: IC"-
e Cl I~
::: 1
, I
'- ~_"'_..J
r --OjWI---'
3 ..,;.",-~'I t~
., 0 Ie
t..- .-
'- _ !..'.1..'~~_ .J
r--&;&>.--,
9 .- I"
: _ J;
i 1-
.L _ ~.'_'..,c."""_ J
r - ... ...6,.,,- - ,
. N
c;.- I:.
i ..il......_~ .-
'-_ _~~I_ _..J
i - r:" - '~I;' ~ oC '~r .:2:-o~
::: ' :-: I ~ 1.
~: lI"l rJ~:..;> :;I I:;..., I:'
ll' - I.., If' _ :~ l:' _ I..
,~ ,.'1 ~ -I I:: I'
~___:..~ ~____~ :"'___J
."Z':.~. M", O(,;~
\ .W~
. ' r-. 8_~
~~~
HIN331CJnOJ ----/
r;;c;, r -",,-of , r -~rit , i" -NO' , r -cZ"o. , r t.o-~."
I 1 I I I 1 I I 1 I I I
I I :" I l" I ,.. 1 l"' I ... I
::2 - .= S'J ~ ..... :ll ~ ~ l~ rJ ~~ I;::
" CO I~ lD II') -to
'~ .. ~ .- ~ ~ .- :~ If. - :, i?- .- :-~ tr~ .- ~..j
.:. ., Ii -, ," -I
-I -, ':: -, .. I:: I'
.. ~.
1 I I 1 1 I 1 1 I I 1 1
'- _ _'..J L___J '-___J '-___J '-___J '-__..J
"'." oc n, 110 n, Oil"n, ....)("+? o-:,n,
~
~ sA 1
I';
. - 't-.-....-...
133~lS
I ~-":':" -; fo-'~O!._~ f-~"':'-~
I~I 81 ~ I II I
'I,~:I L. f: ~ lD ~: ~ ..... ~:
Il I ," , r: :,
l.J",::...k_~ J l, : \": 1
I -!t:. I I ~ J.
~ -o:~- - J:;;:.",',' ~"'L \._~.'1L.r.:l)
,Sj G ~ "'f.;]
:1;0 -:- ~
I . ~ '1 I! &::..Nit. ..
~~~ - - - - - - -'
I r,--- ---.,
1-; o.:c.:, I
l~1 ~ = ,..., r<) ~
... -; -,
t L~-_'...![_t..;;.c'!!__..J
r r <C -It:'''..:r --.:1
J- ':-or, ;1
L;J LOO;i ~'- N ... I
l:J 1-. ....,:,.,...
c::: ,-1.i:.~~. ~;' , t.:-(;, r -riCo, - i
G I r -:.c,~ -, 1(':;" ::. :
I . I '. .,)1 ~ ~
, 1 '. ~ r_: 10 II') "1
II:;~ - r~ I ~ - =:: I ~~ - ~:
1 I I:; I I I
L____.l L____.J L____J
,.,.. I;. tt "f): n~ n:
"".,
r----'
10 1
~ Jr.
~~ 0) 1~
"
I~ I
L ~s."!JC'~J
WOL
r----j
I I
~ 81
~ .,1
~ ro IT:'
ow .<-'1
I~ .)
I ,c, 1..
~s.,.... .... -r- - oc1', .,
. ,<.t' 0 Ie
p\'). - I~
I~ I~
1.:'_ _ ~...'.:.~~_ _.J
r - - -01'0..:. - ,
:l': 1-_ - :t
I~ 0'- I~
L. __-:~...J.:.~~_ _..
r::...J.-)..~(:.:..- - -,
~.,() ~ :f.
w (.c........ "'('~.l!.!- ~..I!.tn..:....J
I .~....
I. .. '1
,. I
t:' -:- I
i~ - ~
I~ ~
I '
L____J
")O.UI
r -,:;oiL-'
I. I
:.. 1
.:: ..., ,:;
t .- I~
,. I
'-____J
M.rol
Hl~~j3.L~iHr
~
-l
\.;.!
r~.'.:.!.1 r-"'"'~~,
I 1 I I
"I J -' fl'
;1 \..., :' c: to i:
~ ?or. -
I I ;:.: ,
I I 1 I
1..~':!..J L _OO.J"_ J
.- -..o3i - -.,
31 ~=- gl
1. ..;> :::
... _..,!:_....."'=S _.J
r - -",,;3i - - ,
t. ...r R'
1.;1 r')..1
, -,
4.-J.s'Ji.,!!I_ -l
,-i...: "OIIio:r.>i .... ...- ..,
J .;: ( ~I
:':r',~ ("II ~l
.-6. '- :',:"_t'IC'S .\
'-_ _:w::_~ __..J
w"Jw
r---'
I I
l: I
~ ..... ~
~ I
1 1
L _",~.._ J
V' (;9
r---'
, I
l: ,
k: ~
l' CO ~,
t:: I
1 I
L _OC~L J
r_IoN.i'!.., r~~lI-.
I I , 1
C. ,..':: Ie:
~- ~ ~ I~
~....., ~ ~ ~ 1$
;:1 I.. I
i ~:t I I
L -"":1'"_ oJ '- .2':!'..J
; - ;:.~~c:;. - i
IE - I~
r:'- I~.
... _1.....~CS!"_..J
r--::o;,--,
IS N I.
I,. ~ _ .- I:
j~O ,-
L _.:...~~~_ J
I" '.-..- il. ~",,-" -,
I . J I
t:() ~ 1~
," ]_'l'=.~'1 I'"
,-__l??~I__...J
~ .'
-{-- - ----~-,,----
t..--. .
rl ~
I L _~.J
r -.,
'I ~I
L ~J
@
\ ~~:
;,
,
(1J
.& 1
..." 1
l(f
IJI; ~
~
I ~ I
I g I
1J
<(
I ~ I
IJ
z
j~1
-, ~ L
<(
t;;1
J
TY?ICAI. A 15 LOiS
..
..
eo .. ..
I
.. ..
....
I
I
...
" ..
f
v
-
"
..
..
TYPICAl. C 16 LOTS
.. ..
eo
..
TYPICAl. E 15 LOTS
TYPICAl. C 17 LOtS
.. .. .. eo .. ..
I ! I I ~ ~ I
.. .. .. eo .. ..
.... ... ... I
I I i: _
''''
I - h .
'''' ...
I I i: ... I
'GO ...
" .. .. .. ..
f ! I I
" .. .. .. ..
\
T'r?1CAl. B 14 LOTS
..
. (
!
..
ill
eo
f
'GO
eo eo
TYPICAl. 0 16 LOTS
T'f1>1C.Al. f' 11 LO TS
;
j
1
.4
.<
l'
~
1Yr'!CAL H 11 LOTS
~
.. ..
..
.. ..
.
.
.
City of Fannington
Community Development Department
Planning Division
325 Oak Street
Farmington, :\1~ 55024
Communiry Del',
Planning
Building Insp.
(612) 463-1860
(612) 463-1820
(612) 463-1830
To:
Farmington Planning Commission
From:
Lee Smick, Planning Coordinator
Date:
October 14, 1997
RE:
East Farmington 4th Addition Preliminary & Final Plat
Planning Department Review
Applicant/Owner:
Rodney Hardy
Sienna Corporation
4940 Viking Drive Suite 608
Minneapolis, MN 55435
Sun'eyors/Engineers:
Jim Swrm
James R. Hill, Inc.
2500 West County Road 42, Suite 120
Burns\'ille, MN 55337
Referral Comments:
1. Location Map
2. Plat Map
3. Dakota County Survey & Land Information
Department (see attached)
4. Dakota County Soil and Water Conservation
District (see attached)
Report Attachment:
1. City Engineer's Comments
'1 C I..'::lrnems from Park & Rec Board
.
Plat Data
Location of Property:
The pr0perty is located to the south of 213th Street
(County Road 72) and to the east of South Suburban
Terrace.
Zoning:
The property is zoned R-2 PUD (Medium Density -
Single Family).
Proposed Development:
This development consists of 16.3 acres ofland to be
subdivided into 65 single-family lots.
Streets:
This plat dedicates right-of-way for four streets. The
fIrst street is the continuation of Twelfth Street, a
north/south street, platted at approximately 764 feet in
length. The second street north/south street is
Thineenth Street, platted approximately 764 feet in
length. The third north/south street is Fourteenth
Street, platted approximately 408 feet in length. The
only east/west street is Elm Street, platted
approximately 556 feet in length.
.
Sidewalks:
Sidewalks are shown on all four blocks of the
development.
Drainage:
The elevations of this site range from 900 feet at the
west side of the site to 897 feet on the east side of the
site. The site is flat, however, grading is proposed to
drain water to the detention pond on the west side of
the plat located outside of the plat area.
e
.
.
.
. .
\Y('tlands:
Fam:::lg10n's Surface Water :--1anagement Plan
indic::tes that a wetland exists on the west side of the
plat 2.:ld has been confirmed by the Dakota County Soil
and Water Conservation District in their letter. Dakota
Coumy has required funher information concerning
this wetland because of the potential expansion
proposed by the plat. Silt fence must be placed along
the perimeter of the wetland,
Public Utilities:
Sewer and water services are available to the site from
the west and south.
Parkland Dedication:
See anached Parks & Rec Board comments.
Additional Comments
Staff requires the following items to be addressed by the developer:
. The developer is still waiting for a response by the County concerning CR 72 and "turnback"
possibilities. The developer has been approached to reduce the amount of driveway accesses
along the road as recommended by the City if the road is turned back. The developer has
committed to upgrading County Road 72 with curb and gutter along the south side of the road
in front of the plat and will pave the entire road in that location, but will not construct a curb
on the north side of County Road 72.
. The City recommends that lots 5 and 6 in Block 2 be eliminated due to access issues and park
dedication requirements.
. The developer mlJst address the engineering issues as outlined in the attached memo.
Recommendation
Staff recommends that the East Farmington 4th Addition Preliminary and Final Plat be continued
to the October 28, 1997 Planning Commission meeting in order for engineering and roadway
issues to be resolved.
,"
Ii
.
n
0
z
>-
<::
;:
I
<.:>
I
~
Z
::>
0::::
l-
W
I-
oe::(
I-
(j)
LDCATION ~L\P:
CO, ROAD NO. 72
,,\......
;j
.
.;. !.:::<.i I; ;. :' >'<:j!
. '.,
. .,
,\~
c,~
i i ., '" I".
. . I:.l.li
,,\tx
~<v
,\';x
c,<V
II
',or'rei P II' "1 r~~--' .
:.:ri':;CI .':_~ ;.! !,_!~~;~of
STATE TRUNK HIGHWAY NO. 50
. SECTIO~ 32. TOWNSHIP 114. RANGE 19
NO SCALE
.
H
I ~ - -;, 0;' - - -l
'," L
:;1 l....? 0
'~I '
I' , I: ",r~()')" ~
...-------
'I -t'~05'1
,,.,1 ~(
l~' c'") ~.
"'I ~;
~ _"'_\"_E-~()::'; _ _'
------
, oc.' ~\,,"), .
~: I"') t,
~I ~
\.,. _;-=~.!c...s~ _ _'
,
,
--- ;:.' i' .--/
,
\
': I, "'~
)-+-71 r i ::-tJ
, ,
. . i ____ ~
.' (p '.
t-'8~
!' ('---r------~
!~
- - -
v: ........
";:
:--..
\;~ :
1'- _ ~I.:..(.:..~_ J
;- - - (;. C:,,- - i
:~ ~ ::;
; .
-
'- _ ~t':t~.~_-i
G: N.- - ....1
's
C'l
L _1..1!..',;'C:-_ ..J
- -.-.. V:~:;.
~
~= ~ ~
'- _ ~11.f.i..~_..J
r.--r;;:;f/tOl r- l"::.-fi..'l--"
I t I I
~I N .. " ::
_I ].\:,~"':"[,Ol' .' '.1: '"-:ox- I
L _ _v..~).~ _ _...' L _ _ :..."~~ _.J
r - .,.--- r,:-="t"--\r -.. '-~l"r - -,.. - -I r - -.-..,
I r. rl II i ... t < C: I .... Ca <"... ( Coo ..... ; ! I c..; - I
I ,Il-' ~I_I (- I L. 1:-- 1
~l _ ~ ~~ LI"') ~ I t:; ~ ~ l \; r-j ~ I r-;~ N :~
): ~~I ::~ ~ ~ I :; - :'~ \ :~: - < 1:S - ;'
, ,I tit It, ," 1
L -c-;"'{T - J L -~~rI7 - ~ I L -r: =- _..J ~ -r7";: - ~ L --':'J,._-l
r" - -,is'O'ii - - -,
'!ol, N ?~
" '"
-.., ".I:.\e.o:"S "I
1..__~'2.I_ _ ~
r-jj;i-'
I I
I I
~ ~
:.;1 - ~~
", -,
I I
;..____J
" .,.
r -0:;-';; -,
I I
J::: 1
,.. <.0 :'l
~ .- .~
,:: :"1
... ,
L_",;;;_J
,
.
i
J3=~lS
r-~~-"\ r-"'-"-.,
, , I J
.'"" I .: In
.... (:. c: tr-
:~ :::l ~ .c Cl ,~
I~ 1 ::: I
'. , I I
"....:.,,2C:2l_ J L- ...!"=.:>'_-I
,.. - - ww,--'"
3 ...'.....lIOl !~
.. 0 Ie
t' .- .-.
\.. _' ~'Lf~_-,
r--iiO~..--,
! .- J~
:: - ~::
.L _ !.~:.O(,~_ J
r-'" IPJr;..--'
h N !~
t... I:
i .~.z..........~ I"
1.__f!:C!'1__..J
r -<'::t"i- '~I~ -~.lL..:'~r.3fS-
~ I ~ I ~ I."
1;: co') rJ~'..:- ~ t;~,.., 1:'
t'" - '.-' tfo.- ~, L-' - I:..
~ J .'1 8 -. 1~ ..
~___:..~ ~____J :"'_uJ
.o:~:. ~,..~ O'"."':r:
l::::clS
::
; - -"'~ - - -
".' ut
r----..,
I
I
s~
lO ~:
II
.~l
.~ I
.. I
I!
,
c'")
s' ~
~j -.
:~
;"
~
..,...
;..,
~ 1 ~<~ -~...:r----:;
:.: :':~I:'I... N .::
"'1 ..t~~/
...., t ...'~:- .~'!:l!'". 0" - ,u.:-~~
0;;";" I
~ . I .. --..c" - -, j (' I
1 I .: II, ~I
11: - r. i~} ~ ~:
II :\':i I
i :.. -';-t..~ - -' (l -~.,.;: -.)
I r~'Z..,lr-"'--!..,
1 ," I
-' It}::: i.
i~ L"') ~ ~ ~ s:
r~ ..f..: ~
I 1 ~ I
I I 1 I
L-~~..J L.....~_J
I ,.. - -aC'oSi - - .,
L; .....;.O;;;.DOS gl
r\.--..!,:~-~
t r--..;Wi~;
:~ r") ~I
.., .,
3
~
~-1.::'.~.~'- ..J
,-:"..: '"acu)l." - "'
.J ,,( ...'
j ~,J N Sl
I, ....: "'_!'OS I
\.__~~__..J
r~c:o'" r-:i"OI-'
I , 1 I
I 1 ~ I
::1 ~;:. - r,J
'3....- .. ~ =:: r,J
'!" ~; ~ ~I
I 1 I ,
I..;C';;; '..J L -,c-",_.J
f-:l~~:::l~nO.:l
00..' u..
r----'
I 1
I' )
~ gl
~ r-- ~:
,., ,
I~ - -
I "'~
L. _<;;-'1l.r.);
r _~v~ -'ll r - ~ "-j
I I 10 I
~. g; :;:; l~
~ u::" C> ,~
~ CO ';"1:: I
::; f'~l l-= I
I': . I; L ~:..';~f:"...C'~J
I . .. ll.:..'" _ _ _ _ _
~~.... ......-:_ :-......., I
.~..\.. a Ie"
~\"f. _ :~
I~ "
L" _ _ ~..I~t!:-~_ _ .J
r - -ci:':ir.-- *'
~~ to _ ~ ;2
;~ 0 I:
L __-:~..l':"',==-O.zs_ _..J
r;.::~")".~'::'- - -.,
I.... .. f..,
v..~) ~ I:.
r -riFo[ - j I ~ n' _ ::"0((":,.:..,.. . II "....:.,...,1-
1 1''-; -. _. -., ,
I, I I. " II r '" -<'. - ,
I;:: .J r~ 1 \ '. I
I~ 1...1') ~ I~< ~ I~. '...
.. - -I t ..- ~I I... l'"j ,.....
;~ '-1 i~ :':I!":: - '
, I I II:' I
L.____-' L.____.J L____J
tl")-n: "~'\JI ,.......l
l-liN33f~iH.C
/oN-.;"
r---"1
I I
:;, g
2 T' g
I-'l I
, I
L _GC.:!"_.J
u.."i
r---"
I I
..
~ fll
~ co ~
~ I
I I
L _oe~L .J
r -'^'-"!- i "";"'.
r--..,
1 I 1 1
i: ~I .. I,
a1. <- G 0 "
t.: Cl ~ ~ - 1~
::l 1 .. I
i ~.';I I 1
L.....~_.J l..~~-I
r-;:I~~-~
1: - I~
l"'''' ,-
\. _ 2.'r.~C!!l"_.J
r - - :;'500- - ,
~ I,
q_ ~ I:
jJ() "
L ...:.~;'f&~_ ..J
... ':...- iJ"iJ.- .. ..,
I .J I
'!() ~ J~
I- '.ll.'~.lJOI' I"
,-__Cl:-~I__...I
r -ci"c; , ro..;:...
I I 1 I
toJ I to' :~ !
l~ .n r~ j:'; ..,.
~ ... :-, It~ ... ~.; :
I:': -I 6 t
t I I I I
1.._ __J 1..__-1
,..,("0'7 ~.nf
..
r-..~\.;.-j r-:'::~-j r-':::::-j
I I '.... ' I I
po,1 if,} I... 0' _ ..,1
'"'I" .... ~:-"~ "l
.,1 .n ",_~ <a~. :--. ~_'.
~I ~I -
I 1 ::: I I
I , , I' _. I
L_!fU_J L_~'S.'_J ~_!:'.;.._J
r- - -tIl:-oOi - - -"
"I ...:..,.,~'" gl
;;1 ~ 01
..,.. WI
'- _"_l:':~..s _ .J
r - -..700" - - j
g' I"') 8'
~~ ~ ~~
L _....ll~..r.'-~ _.J
r -:;;0; ,
1 I
toJ I
.=.; I' :li
.,. .... :;t
1= "1
I 1
L___.J
nCfO'
r -00'0; ,
I ,
to' 1
~ \0 ~I
~ - :;:1
Ii -I
I I
L___.J
00''''
loA
.1
t'i
(" ___--~._.L-----
(- - - ,,-- :-
/
/
-r ---
. ~
I ~
L~.
a
IT
lIT
iU[{
~
r
~
OAf<OTA COU/\)TY
Gt..RY H. STE\'ENSOlo,l. R.LS.
I.. ~-'..' \. --, ~..';':' [, .:'::"
L :.',':- ',i,- :.:....:.. - ,~,t\ ~ =..;~ ~-- ..::.
f.:: ~:-~ -:-t7
SURVEY &. Lt-NJ j"'FO;;fU...TICS :Er:!-;;,h/,ENT
.~~:.: =,.:.~~\~ ':'.~',~~
F :..)~ f": ~~... -:::~
~.:-'~,-E \':..:...L~"t ~: .\..,~SC -!.. ~-::~.i:-=.~:-?
September 23, 1997
City of Farmington
. 325 Oak Street
Farmington, MN 55024
ATTN:
RE:
Lee Smick, City Planning Coordinator
EAST FARMINGTON FOURTH ADDITiC~
Dear Ms, Smick:
. The Dakota County Plat Commission met on Septem:,er 22, 1997, to consider the preliminary plat of EAST
FARMINGTON FOURTH ADDITION. Said plat is adja:.ent to County Road 72 and is, therefore, subject to the
Dakota County Contiguous Plat Ordinance.
Previous reviews of the EAST FARMINGTON plats have been based on the idea that County Road 72 is
scheduled for turn-back to the City and Empire Township, and therefore, did not need to meet the County's
guidelines. The FOURTH ADDITION is proposing 7 ne-N individual residential driveways onto County Road 72.
The Plat Commission has always recommended that, whenever possible, private driveways should not be
allowed onto County Roads. Because of the low traffic projections on this road, the guideline does allow
driveways based on engineering judgement. The status of this road being tumed-back is not known and has not
been pursued since 1987.
The Plat Commission recommends that the City and developer investigate other alternatives for access to
reduce the number of driveways needed. The County will contact the township to get their input on the turn-
back.
The Ordinance requires submittal of the final plat before a recommendation is made to the Count~ Board.
No work shall commence in the County right of way until a permit is obtained from the County Highway
Department and no permit will be issued until the plat has been filed. The Plat Commission does not review or
approve actual engineering design of proposed accesses and other improvements made in the right of way.
The permit process reviews the design and may require construction of highway improvements not discussed
during plat reviews, including, but not limited, to turn lanes, drainage features, etc.
Sincerely, ~
/1 ( _II I .
/~~1f1" ~~~
Gary H. Stevenson
Secretary, Plat Commission
cc: Tom Swanson, Permits Technician
Jim Sturm, James R. Hill, Inc.
Printed on rec:yc:1ec paper. 20'1< post-consumer
o
AN EOUAl OPPORTUNITY EMPlOYER
TO: Lee Smick. .-\JCP
Planning Coordinator
FRO~I:
Lee M. 1\fann, P.E"
Director of Public Works/City Encineer
" ....
.
SCBJECT: East Farmington 4th Addition
DATE: October 9, 1997
Upon review of the plat and plans for the abo\'e referenced project, engineering has the following
comments:
Plat
1. Engineering staff would like to see the nwnber of accesses to County Road 72 minimized.
2. The determination of whether or not County Road 72 will be turned back to the City and or
Township, may affect the requirements for street improvements along the north side of the plat.
Engineering Plans
1. The street and utility plans submitted are of a preliminary nature and will need to be completed
before engineering can review and approve them for construction.
.
2. A meeting will be set up with the Developer's engineer as soon as possible to resolve storm
sewer routing and grading and drainage issues. Once those issues are resolved, all required
engineering documentation will need to be submitted before further review.
Respectfully submitted,
~/J1~
Lee M. Mann, P .E.
Director of Public Works/City Engineer
cc: file
.
CitlJ. of Farminfj.ton 325 Oalc Street. FarmintJtonJ MN 5502~ · (612) ~63.7111 · Fax (612) ~63.2591
.
.
.
J.
To:
Farmington Planning Commission
From:
Lee Smick, Planning Coordinator
Date:
October 14, 1997
RE:
Charles wood Schematic Plan
Planning Department Reyiew
Applicant/Owner:
Surveyors/Engineers:
Report Attachment:
Plan Data
City of Fanl1ington
Community Deyelopment Department
Planning Diyision
325 Oak Street
Farmington, ::\L~ 55024
Community Dev.
Planning
Building Insp.
(612) 463-1860
(612) 463-1820
(612) 463-1830
Genstar Land Company Midwest
11000 West 78th Street
Suite 201
Eden Prairie, MN 55344
Westwood Professional Services
14180 West Highway 5
Eden Prairie, MN 55344
1. Location Map
2. Concept Land Use Plan
3. Natural Features Map
4. Subminal Letter from Genstar Land Company
5. Thoroughfare Plan
'"
Location of Property:
The f:-operry is located to the south of 195th Street
~Cou:,.:y Road 64) and to the west of the proposed Pilot
Knob Road Expansion .
Existing Zoning:
The propeny is zoned R-l (Low Density - Single
Familv) ,
Proposed Zoning:
The property is proposed to be rezoned to R-3 PUD.
Proposed Deyelopment:
This development consists of 396 acres of land to be
. developed into phases of Low/Medium Density - 105.9
acres, Commercial/High Density - 34.5 acres, Medium
Density - 14.7 acres, Parkland and Open Space - 186,0
acres. Future Development - 9.0 acres and Possible
Future Development - 34.4 acres.
Streets:
The Schematic Plan shows the property is bounded on
the nonh by 195 Street and on the east by the Pilot
Knob Road Expansion. The streets shown on the plan
are conceptual, and staff recommends that the layout of
the street system shown on the plan should not be a
part of the approval for the Schematic Plan. Further
review must be completed by the developer and City .
Engineer.
Topography:
The site is characterized by gently rolling hills at the
north side of the property and wetlands, farmland and
natural areas to the south side of the property. The
drainage for the property generally flows to the
southeast.
.
Wetlands:
Farmington's Surface Water Management Plan
indicates that wetlands exist on the southertn portion of
the property and will be left in its current state, until
further studies by the developer are conducted.
Public Utilities:
At this time, no sewer services are readily available for
the property. A sanitary sewer study is being
conducted by the City's Engineering Division in order
to construct a trunk line from the industrial park to the
north to provide services to CharIeswood. The study
is soon to be completed, and after approval and
funding sources are determined, the line will be built
.
.
.
.
,..
Parkland Dedication:
by th~ City. :\0 time line has been determined by the
City 2.S to when the trunk line will be constructed.
The Farmington Park & Recreation Board has
reviewed the proposed locations of parks on the site
and has initially approved the locations. The developer
has stated that they would install playground equipment
in the parks to complete the park and would designate
this contribution as their park dedication requirement.
The Parks & Recreation Board has agreed to this
dedication.
Density:
CommerciaVHigh Density
High/!\ledium Density
Medium Density
Low/!\fedium Density
Total Density
15 to 18 U/A
5 to 18 U / A
4 to 7 U / A
2t07U/A
2.6 to 10 U/A
".
Additional Comments
Staff requires the following items to be addressed by the developer:
~ The slopes on the plan should be Pl'otected and should be left in their natural state. Ordinance
114-8 requires that slopes over tWenty' percent shall not be altered from their natural drainage
system state.
~ The road layout shown on the Schematic Plan shall not be accepted as part of the Schematic
Plan approval.
~ The road layout shall conform to the City's Thoroughfare Plan as shown on the attached
information.
~ The Medium and High Density Residential areas shown on the Schematic Plan have been
included in the MUSA Expansion application dated August 22, 1997 and were calculated to
meet the Livable Communities Act's objectives. Therefore, staff recommends that these areas
continue to development as proposed in order to meet the objectives of the Act.
Recommendation
Staff recommends amending the R-l zone to R-3 PUD by approving the Charleswood Schematic
Plan and forwarding the plan to the City Council on November 3, 1997.
Charleswood Location Map
...
.
I I
! I
I
..; ;'-_..--
. --. ... .
- --. --
.-. ,.--.'
'.~' :~ .:'-:-.'. .
. .c. ~" ~ - ~
-:_- ~:~(:~. ~.:==
,;;'..
--
_.h'
-- -- t '.;;ffi,;~x~ :;'.' ' f), I
I~, ' f;:<~f::i%/' . 'l z-; ~
t;: /-'.,:V-:i?f;, '/., J;'Y =.
t4~~Wf$$}~ U.
'-Yf-;..3';:"'" /.
fr".'}l
.JJ,h -.
, ~....._--_u
Proposed q.harleSW~od ~ i
ceye'opmfnt Location z.~.
; ~_.,~ "
-~--';~--t_~~T--"-' ,
- - T '-"-~-r::.:.-. -::
'"' ! ~
t ~.-=.~
:-..:-.~ ~ . - .
___,__-'_._.. __:.____..o....-.____....~-'O&I_,_,_
i'
.
:~.-C?-:I==~:~:;:tJr:~rt~~~:~T~- ~.~:;"'j:ilf~
l,______ ~. --_.....~.. ~.,j " ;,.:I-
-f ~~ _.-i~~r;
.~.- .._-,- ----i ~- ----~
[J ;~&~'i
.-;..:.~:--j...-
..' ---.-
. \;~:~-' -.
...~~l~:.~~-.,
-~t1~:'~~~ .
---~_._-_. --------
:1
"
. .'
,- ~ ..~:~~.-
f ........,;.::-.
r-=.~~~~~::;.,
,
____.._ __J
!
i
-- -.,---_._1
, ,
~
j
/\~!'. Pilot Knob Road Realignment
. !S.L.,Ci'r'l ~oyndary
r=-J City Map.
N
W*E
s
"
.
()
~ ~
a "' ..
ij ..
~8 ~ it
.~ U ~ ~
fr ' ~~ ~J 7} ~
~ ' ~I :<
_ co II U ( ~i ~ t ,Q
':~ ,II . ~ ~ ~
..
;1
! I
if
.1
I
IQ
I
.
I
:)>
11..
".:.)
(J\
~' C1'"
. , ~ \
, j :< X
'\:" ~ .
\~)'
r
I I
~ r f ::t
~ 0
:1 ill
~ Q. ~
c
:t 3
Q. Cl It
:< [ Q.
It [
Cl ~
It '" Cl
:> It
.. :>
.f ..
,if
0 :i:
!11
.A '-a
~ ~
l
'11
F" - - . ::;." <, I
1'1'
... ,-~ ' \.
. r:. ;-"" I"'D':i~" , I
...~_J'~r.-- \J" I .
_ .... ..1.4'" J :..dL
.___:L-_
:>~v ~..:...t
':.:'-:.....<>Q
... 11
,~ .
,~'i~J
i :.:
.".:'i, },
'.':'Y\;>~-;'-~
. , -\.:
'f- :-
,
c,
,
,
,
_ J~.j:i or
I .
l.
i
jlll~
',: If
J. r biL
,i ~t
IV\\
\ ~\\' "
~. Y\""Fl
'\~\'~~
:i~" \',,<a,
:.. " \ ti\
,., : \~ IJ
. \ ~~ (\
",~~ ~
'., ;.~ \ :r:
, :i ~ OJ
: -'~.: -
.j
! ~ - .I~ d - . j-,
i. ! . -::'"
. t 1~,:,' .'L\.'...:
i ;. ;:.;~.., .;.:"!~'
~. L~~~1, .~~;. ,
~. : .. ~ ....
I.,
, ,
, -,
.\/ '
?;
i~
;
I, I~
I,'
I,.'
"
,
V
- ~ (
" II"
i,-""....l
I
I
/\'
.-l
."
f
; i I
f J r
i
I
,-s: .,
~: ~ "
" (J
./^
//
C!1/Y
I
,
.
J
t..,"_,.. ~..
,; ,...., /-
",--.J i - ..
6"~
I
. ~
r [
6 ,. l; \.C
Q 0- r
Il \) if G ~
{} G
ii ;;) 'll to
;;) ii Il \II (b
n. co
5' .[ ;)
" 0-
co
0 I I I
J I
I I
I I I
I
m.
i .~
r : ~
;;@J
-,
"
.
.
..._-...'
, '.
...
.
.
.
.
" GENSTAR
:::_ _~:.=:' .....-...."": ...-.:~~;~. '".\ t,'..~ ',;~:--.:
_ _ ,", ~ .,' :~ : h ::-: ..
--'--
.:: ':.'::. " '\ ::. :-..:
~ . ~ -, - - - . .
:- ... :--- ;::--
,;;.. -3"': ;.:.:.~:-5
September 19, 1997
11ayor and City Council
Planning Commission
City of Farmington
325 Oak Street
Farmington, Minnesota 55042
RE: Astra Genstar Partnershi~), L.L.?, P.D.D. c.::d Schematic Plan Submittal.
Dear Mayor, Councilmembers, c.nd Co::-.;nissicJ ~,fembers;
The Astra Genstar Partnership, L.L.P., is reques:::1g P.D.D. and Schematic Plan approval
from the City of Farmington for Charleswood, ::.., approximately 166 acre (developable)
parcel located southwest of the future 195th A ve:nJe South and County Road 31 intersection
(legal description is attached).
\Ve are requesting a P.D.D. approval to designate the subject property land uses that will
allow both you and us the ability to respond to market demands and changes as the planned
community matures. The flexibility that we are requesting is necessary to develop a quality
master planned community that can respond to market trends and result in a quality project.
Ownership and Experience
The Astra Genstar Partnership, L.L.P., is a par..nership formed between Astra Projects, Inc.
(Seed Family) and Genstar Land Company ~fid'''''est (Genstar). Genstar serves as the
managing partner throughout the development process. The Partnership was formed in 1993'
to facilitate the planning and development of the Seed Family holdings throughout the Twin
Cities Metropolitan area. Upon approval of a final plat, the Partnership, will purchase the
property legally described by the final plat from the Seed Family. Once owned by the
Partnership, the Partnership will service, market and sell individual lots and parcels to home
builders, individuals or commercial developers. Individually, each partner has been
developing property for several decades. The Seed Family has developed property in the
cities of Brooklyn Park (the Edinburgh Golf CO'Jrse Area), Savage, Anoka, and Farmington.
Genstar has developed property since 1950 thro~ghout North America (see the attached
History and Activity of Genstar and the attached Genstar company brochure). In the Twin
Cities, Genstar has developed, or is developing projects, in Anoka, Savage, Brooklyn Park
and Woodbury.
?;:.ge Two
ChJlcs\\'0oj P. U. D.
Septenlber 19, 1997
Character of the CharJeswood ~faster Plannfd Community
Charleswood will primarily be a residental cO:7.:::ur.ity that consists of a variety of
residential styles and densities. In addi:':J:1, be.:.=:..:se of the anticipated construction of
County Road 31, there is the potential for COlT,::-.;:;-c:cJ (;-etail and/or office) to be developed
at the intersection of 195th Avenue Sou:., and Co~my Road 31.
Charleswood will be developed in sever-d phases (see phasing below). The first phase will
be a detached single family neighborhood 10C2.~ directly south of Troy Hill and 195th
Avenue South Oow/medium density :esidential p:operty). This neighborhood will consist
primarily of 75 foot wide lots marketed toward ::ousi.J'}g in the $120,000 to $200,000 price
range. As each subsequent phase of the prope::y is planned, the land plan will be refined to
better address the physical characteristics and t-.e ever-changing market conditions. This
refinement will most likely modify the road layo:.:t, Jot configuration (size and location), and
potentially the land use Oow density to medium density). The schematic plan that has been
submitted is for ilJustrative purposes only, the p:c.!1 is not intended to be a final development
plan for the entire low/medium density property. The southern portion of the property
Oabeled possible future development and open S?ace) will be left in its current state, farming
and natural, until further studies can be comple:.ed to determine its best long term use. If it
is determined that any portion of the property is developable or appropriate for some other
use than what the property currently is used for, an amendment to the Charleswood p.u.n.
will be requested.
Along with the traditional construction of roads and utilities, an amenity program will be
introduced that will include low maintenance entryway features, boulevard tree plantings,
wetland preservation, parkland dedication, stanCar'dized mailbox structures, and architectural
controls that will ensure the construction of a qt2lity neighborhood. Further, a marketing
program will be implemented that will include five to seven preferred builders, model
homes, semi annual builder events, marketing brochures, and controlled identification and
directional signage. Lots will also be sold to ouier builders and private individuals to
increase the variety of housing styles.
Development Schedule
We have started the planning process now with the intent of gaining P. u.n. and Phase I
development approval over the next several months. With these approvals, we plan to start
grading the property and constructing utilities and streets in the spring, 1998 with completion
by August, 1998 and have model homes open for viewing for the Builders Association 1998
Fall Parade of Homes (September, 1998). The one timing consideration that is out of our
control is the extension of the trunk sanitary sewer to this property. Prior to any house
being occupied on this property, the City must construct the sanitary trunk line from the
industrial park north to this property. It is important that this schedule be achieved in order
"
.
.
.
"
P2&e TI:ree
.
Ch:?rleswood P.U.D.
September 19, 1997
to take advantage of the current favon'::>;e market co::cibons (interest rates and housir:g
demand) .
Subsequent phases will depend on tIle a:sorptio:-. :e\"e:s in phase I, the completion of County
Road 31, and the interest of multiple f2:.::1y b:.:=':.:e:-s 2..1d commercial developers in L1e
medium and high density residential a..ld comrr,e:-.:::al pc.rcels. \Vith a strong market and the
timely completion of off-site infrG.Strucn::-e, C1:2.::es',),'ood could be completed in five years.
However, if the market slows or the co;::pletio:1 of the off-site infrastructure is not completed
in a timely manner, it could take severd additic=:c.l ye<.rs to complete Charleswood.
. .
.
lltimafe Ownership
All low density residential neighborhoo:s will !:?ve public streets, utilities, and ponding
areas. Any amenity constructed on L"le site (i.e. e:;tr}v;ay feature) will be either maintained
by an individual homeowner or a homeowners G.Sso:i2.t5on. The medium/high density
neighborhoods will have some public streets c.nd :.:ti1ities that will be maintained by the City
of Farmington. There is also the likeliliood of SO:11e privately owned streets, parking areas,
and utilities in the medium/high density residen::c.l developments that would be privately
owned and maintained by a homeowners assoc~:ion. The ultimate ownership of the streets
and utilities in the medium/high density neighborhoods will depend on the type of
medium/high density developments that 2re constructed. Any commercial development will
have public street access with privately owned end maintained parking areas.
Services Provided
Charleswood will be part of the City of F2rmington c.nd will rely on the City of Farmington
and School District #192 to provide standard murjcipal services. Services such as police and
fue protection, ambulance service, utility service, street maintenance, public education,
recreation programs, etc. are expected to be provided by the City of Farmington. Any street
or utility that is privately owned will be maintaL'1ed by the private property owners.
Population projections
Below is a projected population range for the project. It should be noted that the information
is only a guess-estimate. Given the ever-changil1g demographic characteristics of the Twin
Cities Metropolitan Area, it is extremely difficult to predict household trends into the future.
The estimates are conservatively high, specificilly for the Low/Medium density portion of
the property. If the Low/Medium density property develops as all low density, the total
population would be reduced by approximately 700 persons and the school aged population
would be reduced by approximately 450 people.
.
'k
P::.ge Four
Ch::.rJeswood P. U .D.
September 19, 1997 .
Land Use Units Pop. Tot2.1 Total Adult Total Total School
Calc. Population Age Children Aged
Com/High o to 207 1.8 o to 372 o to 372 o to 167 o to 133
High/Med 172 to 621 1.8 309 to 1, 117 170 to 1, 1 17 o to 502 o to 401
Medium 58 to 103 1.8 104 to 185 57 to 185 o to 83 o to 66
Low/Med. 211 to 741 2.5 527 to 1,852 210 to 1,481 105 to 1,111 84 to 888
Total 411 to 1,672 ~/A 9~O to 3,516 437 to 3,155 105 to 1,863 84 to 1,422
Assumptions:
(1) The range of the adult and children populatio:l per each unit for each land use is as follows:
Percent of total population of each land use
Com/High
High/Med
Medium
Low/Med
Adult Population
55% to 100%
55% to 100%
55% to 100%
40% to 80%
Child:en Population
0% to 45%
0% to 45%
0% to 45%
20% to 60%
.
(2) 80% of the population not classified as adults (population calculator less adults) are school age
children.
Astra Genstar Partnership, L.L.P., looks forn'ard to working with you and your staff on
Charleswood and future Seed Family property L'1 the City of Farmington. If you or any of
your constituents ever have a question regarding our plans or practices, please feel free to
contact me.
Sincerely
Genstar Land Company Midwest
c~
Steven P. Juetten
Development Manager
attachments
.
.
.
.
.- GENSTAR
-
September 1997
H1STORY AI\'TI ACTI\lTY OF GEi\STAR DEYELOP~fEI\rr
~"'TI GE~STAR LAXD CO}\fPAN'Y
Genstar traces its roots back to the Simk::1 fami:Y ::1 Winnipeg, Canada. For decades the family
had been in the business of supplying coal and ..:;ood to heat homes. They ventured into the
construction business under the name of BAC~,f bdustries, Ltd., and in 1950 moved into the
land development aspect of construction when t":ey rir:anced and serviced a residential parcel for
private sale to homebuilders.
By the time the Company was sold to Genstar Co:poration in 1973, BACM had expanded their
land development operations to include Calgary a.:d Edmonton. Also, in 1973, the head office
for the land development group was moved f:-o;';1 \Vinnipeg to Vancouver where lands were
acquired in the Lower Mainland to continue the expa11sion of the business in 'Western Canada.
The land development operation name cr.anged f:-o:n BACM Development Company to Genstar
Development Company.
Genstar Corporation acquired Abbey Glen Coyoration in 1976. The Abbey Glen lands were
rationalized and integrated with the existing Genstar land inventory, doubling the size of the
holdings to approximately 30,000 acres and addL"1g Toronto to the sphere of operations. At the
same time, Genstar began an active acquisition program in the United States.
Imasco Limited of Montreal acquired Genstar Corporation in 1986. All of the operating
companies that made up Genstar Corporation, including the land development operations in the
United States, were sold off by Imasco, except for Canada Trust and Genstar Development
Company in Canada. Imasco Limited is a major Canadian consumer products and services
company with operations in Canada and the United States. Its wholly-owned operations include
Imperial Tobacco, Shoppers Drug MartlPharmaprix, Fast Food Merchandisers and Genstar
Development Company. Imasco also Qwns approximately 98 % of the common shares of CT
Financial Services, 'Inc., the parent of the Camda Trust group of companies.
In 1991, Genstar again began an active acquisition program in the United States.
In 1994, the U. S. operations of Genstar were incorporated under Genstar Land Company and
the Head Offices for Genstar Development Company and Genstar Land Company were relocated
to San Diego.
Genstar constructs serviced lots and parcels for sale to home builders and property developers
in master-planned communities. Genstar does not build houses, apartments, shopping centers
or industrial buildings, although all are land uses that may form a part of our master-planned
community. Nor does Genstar engage in tied selling. Builders who purchase from Genstar are
free to purchase materials from any supplier they may wish, arrange fmancing with an institution
of their choice and engage or not engage any real estate broker as they may choose.
P2.fe T\\'o
Genstar History
September 1997
Under close direction and strict instructo:1 fror7l Genstar's management, the Company employs
and relies upon local consultants for all of its req'.:i:-ements for planning, engineering, surveying
and construction. All work is tendered or negoc::.:ed 2id all sales are performed without conflict
of interest.
Genstar is directed by its own Board of Exec:::ives. Its h~d office is in San Diego with
regional office,s in Burnaby, Calgary, Ed:7ionton, Winnipeg, Toronto, Ottawa, Minneapolis, San
Diego, Portland, Spokane, Atlanta arJd Tam?2.
-.
.
.
.
.
.
.
\1. -
'" ap )
I
I
I
I
I
!_------
I
I
I
I
L__-.D..
i-T Ii
I ~(
i
1 'i
i'
0.5
,
Cir)' of Fanrinc10n
Thorougllfare PIall
I I ~1' A '
I \ I i' 11101' !lenal
N Collector
I^V/ Minor Collector
[=_] City Parcels
Outlying Parceis
, /
/
I
I
_~.~~c~-,
rd
Scale
N
W*E
o
0.5
2 Miles
1.5
s
Cmrlod !oJ. CitJ. M....nc Dq>o""""". 7 "Jl
JI
CHARLES\,\TOOD
DE~SITY CALCl'LA T10:\ S
.
Land Use .A.cres Dyrelling Estirnated
Category Units Per Total Units
Acre
Commercial/ 11.5 15 to 18 o to 207
High Density (if high density)
Residential*
Highl 34.5 5 to 18 172 to 621
:Medium Density
Residential**
}'iedium Density 14.7 4 to 7 58 to 103
Residential**
Low! 105.9 2 to 7 211 to 741
}'iedium Density
Residential **
Total all Land Use 166.6 2.6 to 10 441 to 1,672
Categories
.
* The Commercial/High Density Residential designation allows the City and Astra Genstar
the opportunity to respond to market forces at the time the property is available for
development. \Vith this mixed designation, there is the potential for the site to be developed
solely as commercial, high density residential, or a combination of both. Based on this, if
the property is developed as commercial, no residential units will be constructed on the site.
* * Similar to the fITst land use designation, the remaining three land use designations allow
the City and Astra Genstar the opportunity to respond to market forces at the time of
development. The property will develop as residential. What is not known today is what
type of residential. Given the ever changing demographics and consumer preferences, the
higher density residential developments continue to change in character and appearance.
Today we can see detached townhouses, twin homes, quad homes, attached townhouses, etc.
As we proceed with development of this area, the type of residential will become better
defined .
.
.
.
.
" .f"
City of Fannington
Community Deyelopment Department
Planning Diyision
325 Oak Street
Farmington, ~1N 55024
Community Del',
Planning
Building Insp.
(612) 463-1860
(612) 463-1820
(612) 463-1830
To:
Farmington Planning Conunission
From:
Lee Smick, Planning Coordinator
Date:
October 14, 1997
RE:
Special Exception - Moving Permit - 201 Fourth Street
Planning Department Review
Applicant:
Roger Randell
2278 240th Street West
Farmington, MN 55024
Referral Comments: .
1. Location Map
2. Site Plan
3. House Footprint & Elevations
4. House Moving Route Designation Plan
5. Minutes - June 6, 1988
Report Attachment:
1. Building Inspector's Comments
Plat Data
. .
Location of Property:
The r:-0peny is located at the corner of Fourth Street
and ~L:.in Street and the site is addressed - 201 Fourth
Street.
.
Zoning:
The property has recently been rezoned from R-3 to
R-2 on October 6, 1997.
Lot coyerage:
The minimum lot coverage for an R-2 zone is 30%.
The proposed house and garage consists of 2,112
square feet and the lot consists of 7,597 square feet,
proposing a lot coverage of 27.8% meeting the
minimum lot coverage requirements.
Setbacks:
The minimum setbacks for an R-2 zone require a front
yard setback of 20 feet and side and rear yard setbacks
of 6 feet. Since the property is a corner lot, the front
yard setback is required along both street frontages.
The proposed location for the house and garage meets
the setback requirements in an R- 2 zone.
Additional Comments
.
The lot at 201 Fourth Street has currently been rezoned from R-3 to R-2 and was approved at the
City Council meeting on October 6, 1997. The lot was rezoned in order to make the lot buildable
since the lot consists of 7,597 square feet and was unbuildable in the R-3 zone.
The house proposed to be moved is located to the south of South Suburban Medical Center and
consists of a. footprint of 1,440 square feet. The house consists of two stories and has been
determined by the Building Inspector to be strucmrally sound (see attached comments). The house
has recently been removed from the Theilen property to make room for the soon to be completed
Elm Street extension. The house is awaiting the approval of a new site location, and has been
placed on moving blocks and is currently being stored on South Suburban Medical Center
property .
The proposed route to move the Theilen house to 201 Fourth Street includes movement on the Elm
Street extension to the west, north on Highway 3 to Main Street and west on Main Street to Fourth
Street.
Two issues which must be addressed with the site include the following:
. A gasoline service station previously existed on the site, but was razed and the underground .
tanks were removed in 1986. The gas station was demolished in the 70's and no testing for
. '
.
,..- "
..:......:...:
.",,'. .......
'.. ";::..:::: ....,:-
. : :: '; ':: ::': ::' '. :-':'~'.:". . .'. .
-~-N~--N~ -N~~~<
I ." "---
~<<mm~u~~~~~~~~~~S
- - ~---lr:ar-.---~i-' -----..--
!~,~ L~lIt_h ~:J_.. ----
::n
-
-
.-
- -----
-
:> N N
----t ,
.~ ~
a::
w...l
OJ
Q) ~
, ~
-
...a..l :..
en N
V)
r- ~
-
~
~
~
- ---
" ..,,::
0
N
.
N
o~
>-
c'
.,..
C'
-::
(/;
-0.
1
U
. ....:-:
~
7~~'
- -- -- -----.--.- -.---"-'- ----..- -...-.--.-------
I
i
I
N I
,..;"
........
I
I
!
i
('of') i
~ i
I
\
i
i
('of')
~
f I:
i
~-
lddllS
n
('of')
~
I
1 ;:l d 1 1 S
!
..
I ~ :.
c.........
.. . . i' ~ .
-' - .-.--------...---
N
I
~
q 1 J ~ d
'.:-:',\
o
o
I-
....
V)
....
:::
~
qllnod
n In[
_'__ .____._l.J-LL
.. - .----..-- .... .._- -----.
r .i,
soil contamination was requireJ at t);;: time. :~;:refore. the performance of a soil impecti(m test
is needed. A soil test was recently C,':1Juctej on the site on September 23rd, howe\'er, lab
results are still pending. .
. A utility easement runs through the middle of the property and connects to the main sewer line
along Main Street. A sewer stub exists for the house located at 209 Fourth Street on the south
side of the property. At the time that Fourth Street was reconstructed, the owner at 209 Fourth
Street did not want to pay for reconne.::tion charges when it wasn't necessary (see attached
minutes), stating that when the lot at 201 Founh Street was developed, the owner would
abandon the sewer easement if the new owners would pay for the reconnection charge. City
staff is reviewing the sewer easement at this tiIne, and it is recommended that the easement
issue be resolved contingent on the approval cf the Special Exception Permit.
Staff recommends the following:
1. The proposed house meets all of the setback and lot coverage requirements for an R-2 zone.
2. Results from the soil inspection should be reyiewed for any problems with the site, and should
be remediated if problems exist.
3. The sewer easement issue continues to be re\"iewed and should be resolved contingent upon
approval of the Special Exception Permit.
Recommendation
.
Approve the Special Exception Permit contingent upon resolution of any soil problems and sewer
easement issues.
.
, \.._-t' -
-----.- .._-~-
--- -~---2-----
- 1--- - - ~- -j- -
'. -.- _u_______ -~ .__ _ -d ____ (L- _ _
. - rv- .
- -----.--LJ- -- - cU- - ___
- _____2:__ -- ~-- ~_~d_ __
1------ ~_~
- ---"V-- -- - - --- - <:l
-- .---- Cc.
.--- -
--- ~~ - -- . -
--- --
:z.
-.d::. '
_-.1....
lL
----:-- --1
..
. i
I
- I..
I
- !-
I
A' __
--- ._--
-------- ..I .. ___
- - LI---~J,..~~- - --
.- - ~(;I.~,
-~ R e.::...: ~ ~___ __.. . ~
---~.. ~/ - --~
- /-_. '---/,
. _\it_
t-
- 1-:\- -
U)-
., , 'C'I
. '-.~+-v-----.-"A"
, I -
! ._____i c:r-. _ __ _h'
- -", ~. ~ -
to . ~ __s...____ .
-- -C"(- -~---F: .I
. ~ ; ~ - --
- - L -- ;A~rrr.---~~
.-- -- '. 'V
- .
..-..--------">
uf
..- \1\------ -- -
:::So
, <:)-
"::t
~-----t f'-~. -~-61J{g",
~., ~-. -1---.- ~ ~.- ~ ,- ~- . -. - :-~ - ;!_.~-;-
~ [un _
~- .l~-~-t~:--;(.J>a=k ~_
= ~=~~~~--*~~-=:u -. k . ,-' - 3~~_/~::
-- -- -= ~-:~_~:~~fo ,~~~~7?~fb~a~~
. '------- --
'-.::L.... ..
" --. . . . - ----- -0- (-
'. . · -- :---~---.- . r
.--- ---_.~.~ :. '. . --- -.
-. . ~-------;-~-. _. ,
- - -.. -...-- -0- , : ___ ___ _ _ _ "/ _.
· . ----:-:-~_:_fiif=ftJ_. .5/._
.....
~
.......t--
~\:>-
.._-~
;'.,~
-- '--
-':;)
~ --
II
::::
.~
-UJ
- ~.
'V)-
-- j
---?
,
\-
"(/1-
"il
.
~
"
,~ .
,
.<
H
<
~
~.
()
;::z-
\ --
,
I __ .
i --t-
- - - +,-, -
i --
--j
-- I I.'.._._._~
1.-- .. f
I I 1_
iL_._ --1- ---
i i _ _H_ !_ U
I i _.!.. ~
u ): 1 -.. L u .:=;t.
6.l! . ~'-'-.-..--.l ~..
---.~- L 1.--------1-=1
*- I I _
--- --==~.I--.j--t.~~.5
r.I ~ 1 -j__' _____
::-iL_.. -- ,-r - ; , . _ ... .1-'--
~. J'~' 1-,," _.u___~) _ I ^.
,...- --LL: I _... ____ --VI
~ \B - --.-t '. - '1".- UJ
J .. ~- - - ~., It _ ~:
- ..- ... - - - ~- -- ~
. - - .... --
-- .-~--m J=-~ ~.L
--- - . rcr: --~ -~ft-
- - .l:..:l::::J- '\:. ~. ~__ .
CO- -: ..- . ~ -- ~ ~-
- - -.L_
- --- !
;
- .
<:;:
-- .' \.
1::0
:..;.
l
~'_.
- -
I
, 1_-
::'--
"'--
~
,- q
i'o,\
, .............
'.... ~
... ~,-
~~~ ~
:.--
I
1.
!
--- -
-=---.~.
.~,.., \:;C6,
.1--___ .H~. .~.
' ~ '" .
-- .. - -. ~ g, ...~?
-;- 0- - - - .., l.1.-- - 0-.;::" t,
,. - ~il: '_ \-L. \.1
tE~~._. ':.-~
'(--- ':),-
\:.. +. - --~. CO......;
j -.0
j ~-....(
I
c
L.
(
i
'j- - -
,
I
I
I
1--
:.
...
~---- -. -. .'. -..:..:..:'
- d.
~
"D~
'D--'
. -
L '
i
1;_.
-- r
... 'r
--- ,~_.
..-.. .....-- ......,
e..
"---.
~-_.. -.---.... .
,. ~
.
.-.
r
10. P . cr:. ~
F-c........J.a.. I fl'" _
'/=-:""iSJ-..}' /. .
C:;r~ t{e. . .
---0 --.
u_ _____ .
.__. -----
DODD
I - -I _I; cy\-
i~. .[;_C?~!L~._..?l~~1' b -.A.I"\."'.fJ.. 7. .
, . .,
..- .,
, \"... ...
, --'"
Fo 0+ j >'\ ~,S .
~ -.
. -.-.... ._- _.- _.- .- ----
-.-...- -- . . i '.
-~_. -- -......
..{
n... .. I
3;l
; .:---------
--''-- , -, --
.a. ..--- j . .------- _____ _. \)'T E 0
S~/e.....~h/',..~..- -.H_S.O_Lt TJ-I. ...,-. .
y 8 ," = 1----:.--- - .- - - --
I ~ ~'t" ,- J .
::: xl' s rJi1 r.
~ r:;,..;., jJe-
.. - D--'" - .'. Ra 'l\.cX ~ j I
I\Qq~ "_
. . f
. L~vj 5c; p~ fl ~'/r"-
.. .. :1/391f7
1 '
I
,)~ i,
\"
]-n
. ,~:J---
"
~
\' - _.
~
x - .--
c-\
'-
--;A;"
1-
,
j
~
i:::l.
"-
- - -- -::;--...-
'-0
-t-
~--
~-~
C,
":S'
o
, LJ::
-~
<..J
o
~--.
, - -," --- ------ 0-
p~~ClSTm--r,.Aj- ----..-
-----
2,
c).
N
\-
<t
. p,'
" ~.
':5
- (J'
- Lk-
-
--
-cr
~
!::
::j
(y--
---
~
~"
~
o
Cc
-2,
.~
~
" ., 1
.
.
-~----
- ,.~
- ------ '. - -.- . - ,- -. .,--- ::S
- ,__ _ (' 0,
--. ..- - . 'J
- - "W-
'---- -- ------ -,---,- --"tho_- ._-- ,.
O-
r
- .~-:~;.._._--
'_ t- - ~- -
- L------'
--..----
--2---- -
- ~- h" J_~
---~- J-'~'
------':::'~~-~
- -- __._h ___a. _ ~_I f-Lf~ ___,
--, - --'-'- ----,-- T I....:...
1 --,
,
- i
- j
,,-- --- - ,---
i
j
l
,
!
!
i
I
I
i
,--, 1
- . - I
- - -----J~' -', - ,
- -- -# .. ------:?
----- -- - --- -- -- --- -
..- # -_._-
- -. -- - ----
~
VI.
\5
.<,
H
, , \-.
~
, ~.
,~,
-
-
- )1 '
::::-
~
~
..' ~-
tJ ,
'o(j): .
.
.
.
,1 ,
()r
c'\ 7; f i 7 7
TO ~ I=^ '" r m " n '! ~ ,Y\ P f", ,1 11 ,'" / CO?11 /YI is S /Q'v'..
/~0fV\ ~ 7?o'1 ~v R C{ V\d C{ / /
Re.. ;
f) J l-rf ! I /
r ('oJ) 0 5 "= file- e 1\ /'-;-:: u .5-Z
!7 ~ 11 (\
[] 0 v\ ) ~ y.Q. S 1'1 Ii ~ j- I c:.)'y,
l~o1J 1\ f'\ 1
Th~ propos"'? cO ro~j<<- 10 mUV'L fh'L 7he-/fU) , hov.,-e.
iVo,^ J & b<- -F~ l"J.." e,^ Y' J 5 de... OY\ '1 1:6. S I.
a I "YI.~ M'L 11 ~ bL1'[ Sf. etr ~ s l"'Y'- Iv 11"<-. CJ:) r~
of /hry 3 O-Y\,{ t;./m.)f.
_ No>" if" eM IIwl"3 10 /(4,' VI
_ Uh s 1- CyL Ii", t"1 fo r tf... sf.
-~-:C'"'C'--- --
~.- 1--1--~ -~ -
Or.s:1 E\'c.:1s:
cC'rr.er.
1 ~~~€:~:~~~ ~~~ :~e City ~ou]d ~S5ess n0n-a~~tti~g
?r:?erty, ~~t ~~y :~ly So 3 properties in frC'~ t~e
l~ct is t~e ~:c;C':~t of the block.
Also, t~e speecs en Lth Street and Elm should be
~c"itcre:. It is cc~gerous to kids.
Sue Harshbarger: ~e 'o~s~t our ~=~se in good faith that trucks would not
be allc~ed en Lt~ Street. ~ow you are designing it as
a truck route. just to satisfy ~arigold, :~C. l~e trucks are noisy and dangerous.
The truck route design is due to politics. If the City designs 4th Street as a
truck route. we will get an injuncticn.
~e can't stop traffic on streets just because there are
kids in t~e neighborhood. It becomes a matter of en-
excessive. Also. I resent the implication that the City is
a truck route beca~se of political concerns with Marigold.
been discussed wit~ ~arigold.
There have been trucks using 4th Street for several
years. 7:-.ere are less now ~e_~.a~se.._~~.!.~~rs aren't
hauling directly to the crea~er~.__
Larry Thompson:
O. Evans:
1. Thompson:
forcement if speeds are
designing 4th Street as
The ~atter has not even
Robert Stegmaier:
- -
Earl Anderson: You are proposing running sewer on 4th Street south of
Y~in. I don't need the service. I already have service
to Main Street. I will not pay for it. A so. trucks are a pro em. e lty
shoul consider restrlcting parking between Elm Street and the alley. How is the
width of the street calculated.
Non-abutting interior lots would be required to pay for
part of the a~sessment.
If the Council adopts the assessment policy as proposed.
If we can't order the project, can you proceed with
preparing the plans and specifications at this time?
It would be difficult without having a decision on the
storm se~er and truck route.
If we hold a special meeting, can you stay on schedule?
I can stay close.
~~at decision has to be made on the 4th Street design?
If it should be" designed as a truck route or standard
residential.
Councilmember Sprute: Staff has recommended to install the storm sewer trunk
~est of the railroad tracks. I am not sure that I .
want it to run that way. I don't ~ant to make a hasty decision. -
T. Kaldunski:
Merle Tobias:
T. Kaldunski:
tear on the streets.
L. Schneider:
L. Thompson:
Councilmember Mayer:
T. Kaldunski:
em. Mayer:
T. Kaldunski:
Acting Mayor Kelly:
T. Kaldunski:
From back to back of curb.
The truck route ~as designed to turn west on Main Street
then south on !bird.
That route was a State highway at that time. We don't
want too many turns being made because of wear and
, .
.
.
Roger Randall
2278 240th St. W
Farmington, MN 55024
August 20, 1997
Dear Roger,
On August 20, 1997 I inspected the single family building you \\ish to move into the
City, Structurally the building is in good condition, however, \vhen it is moved it must
meet the minimum requirements of the 1994 Cniforrn Building Code Section 3403:
Moved Buildings. Building or structures mowd into or within the jurisdiction shall
comply with the provisions of this code for new buildings or structures.
Here is a list of some of the areas that \\ill need to be changed if this building moved.
Handrails: Section 1006.9
Guardrails: Section 1006. I 0
Smoke Detectors: Section 310.9.1
Egress Windows: Section 310.4
Plumbing to meet State Plumbing Code 4717
Mechanical to meet the Uniform Mechanical Code 1991
Electrical must meet the Minnesota Electrical Code
The new basement must meet the Minnesota State Building Code 1995
Sewer and water must be connected to the City system
If you have any questions, please call 463-183 I.
incerely,
KL,
John Manke
Building Official
CitlJ of Farmint}.ton 325 Oalt Street · Farmingtonl MN 55024 · (612) 463.7111 · Fax (612) 463.2597
.
.
.
\ Y
City of Farrllington
Community Deyelopment Department
Planning Dhision
325 Oak Street
Farmington, l\lN 55024
Community Dev.
Planning
Building Insp.
(612) 463-1860
(612) 463-1820
(612) 463-1830
To:
Farmington Planning Commission
From:
Michael Schultz, Planning Department
Date:
October 14, 1997
RE:
Marcus Cable Conditional Use Permit for switching enclosure in R-3 zone
Reason for need of
Conditional Use Permit:
Section 10-3-2 of the City Code requires a conditional
use permit for public utility buildings located within an
R-3 zone.
Planning Department Reyiew
Applicant/Owner:
Marcus Cable
16900 Cedar Ave. S.
Rosemount, MN 55068
Contact Person:
Vince Bain
Construction Coordinator
Marcus Cable
Referral Comments:
1. Switching Enclosure Model
2. Location Map
Location of Property:
The 1\'"E corner at the intersection of Co. Hwy. 50 and
Akin Road.
,( (
Zoning:
R-3 (H:~h Density - Residnetial)
Surrounding Land Lses:
Enron Gas Co. natural Qas station, middle school ball
fields, City ballfields, Dakota Electric power station.
.
Building Enclosure Size:
10' x 6" x 6' (approximately 2' will be below ground
leveL ..r will be visible).
Additional Comments
Marcus Cable has been working closely with the City and Enron Gas Co. (Northern Natural Gas
Co.) on finding an ideal location. Marcus Cable h2s requested a survey of the corner from Enron
Gas but has been unable to attain one due to a change over in staff, Mr. Bain has informed staff
that they will go ahead and pay for a private sun'ey to be done but will not be available until the
date of the meeting.
Marcus Cable has been informed and is willing to work with the Cityon several issues will need to
be resolved before final approval of the site is granted. A landscaping plan will need to be
submitted with surety. The service/maintenance road will have to be relocated and surfaced with
bituminous material. Access permission onto Akin Rd./Co. Hwy. 31 will need to be granted by
the County (the County has taken a stance in this matter that it will be at the discretion of the City
to allow for access onto that roadway due to future turnback consideration). A survey map .
indicating property boundaries and location of the station is also needed (Mr. Bain has informed
staff that a survey will be submitted on the date of the meeting). It is also suggestion of Planning
staff that Marcus Cable attempt to move the station as far north on Enron's property away from the
bike path. This would allow for more vegetation and be more visually appealing.
Again, Marcus Cable has been infonned of the needed requirements are in the process of
submitting most of the requirements as soon as they are able.
Recommendation
Staff recommends that the conditional use permit for Marcus Cable be approved contingent that;
1) the survey reveals that the station and maintenance road will be located entirely within the
property of Enron Gas Co., 2) that Marcus Cable submits a copy of the written permission from
Enron Gas Co. to locate on their property, 3) a landscape plan along with surety be submitted, and
4) permission for access be granted by Dakota County. (Contingencies will be subject to change
with submission of the proper requirements before the date and time of the meeting).
.
Pro fO S cz..d "A II
\ . I ~
, ~y
........-
-
L. c. ,-,', "'\ ...... ., ....;..
l... 7'" \ \ '- . \ \
i
1
l
:,. ,'J
K.,.':'-"
l~....'
/\~,.~' .....
-.... _,.1 .
.,' ;
--
g' ~
'1 -.
, ;;;;
'=~:(. 'I ' " ,~~~
"~
.-----...- .-----..- .,--.-----,
'\\'~\~\\ \.'\~ \I\"J~'
\S\,\\\\.\,
\,\\. ,\,\',\'.\\\
\\ \ ,I" " ~\
I ,'\\\,\\,,, '~ \~
\"\'\\\\\\\ ,\
..",,\\ \'1,' \\\
r""\ \\" ,
)
(
J
i
I
i
:' E.tJC::'
0. ,\ " \
\Cy - ......' "!"". \' "!'...' l'-'o c..
I
~'U"'\"I oc:.oc:.;~\
4f3'\';".'\'-\Y';);?ll-
o . '\ ~ ,,';'>,., c L"~'r-,:,.
t'"\
r
\..:;;,os
~ - G,'''o-v ~ \
J
...
...
0-@
$
N
':!.
~
"
\" '\ '
Sc.o.\cz. ~ = ~O
I-- :)0"
I ~~:
1 > ~
:;, I- 'f:
- < ~
1 u ~
r- '~'--l
o
@
l2.~\(~ \..l.,'tL
. \
'1\ -:. ':..,..\ \.1.' t... y SO
....J',
'-... -
" ,
/
'--'" .:....-
I"" _ /
~_?.:-__s ~.~
.
.
.
I' ~
City of Fanllington
Community Denlopment Department
Planning Diyision
325 Oak Street
Farmington, l\IN 55024
Community Del'.
Planning
Building Insp.
(612) 463-1860
(612) 463-1820
(612) 463-1830
To:
Farmington Planning Commission
From:
Michael Schultz, Planning Department
Date:
October 14, 1997
RE:
Conditional Use/Variance Application for Ron & Karla Kenning - Expansion of a
nonconforming garage
Reason for Conditional Use and
Variance Permit:
The conditional use permit is for the purpose of
expanding and continuing the portion of the garage that
is nonconforming. The variance is for the eventual
encroachment onto the property line due to additional
overhang.
Planning Department Review
Applicant/Owner:
Ron & Karla Kenning
609 Spruce St.
Farmington, MN 55024
Location of Property:
609 Spruce St.
Zoning:
Property is zoned R-2 (medium density residential)
" "
Additional Comments
This is a continued public hearing for the application for a conditional use permit and variance by
Ron & Karla Kenning at 609 Spruce St. The previous meeting held on September 23 was
continued due to the Commission's request that the Kennings submit a survey of their property to
indicate exactly where the boundaries lay. The COillJIlission also recommended that the City
Building Official inspect the garage to indicate; 1) if there are two floating slabs and 2) if there are
two slabs that the slabs are tied together. The Kennings proposal calls for; 1) the removal of the
lean-to portion of the garage and extend the east existing wall to the end of the existing cement slab
(previously the lean-to), 2) reroof entire structure including new trusses that would tie into existing
trusses and ultimately alter the pitch and roof line of the garage, 3) 'add siding to the entire
structure, 4) raise the existing walls to allow for a i foot overhead clearance in the garage door.
.
The Building Official has since met with the resident and a contractor to examine the situation on
site. It was determined that there were two floating slabs and that the resident needed to provide
proof that the slabs were secured together with renforced rod. The Building Official and the
contractor explained to the resident what requirements would need to be done in different
scenanos.
On Wednesday, October 8th, City Staff met to discuss what the recommendation to the
Commission would be with the newly found details. Staff has determined that the proposals made
by the Kennings to expand their garage is ultimately resulting in a new structure within the setback
~. .
On that same day Staff had separate discussions with both of the Kennings informing them of
Staff's decision to recommend against the conditional use and variance. Staff made several
recommendations for alternatives for a new garage. It was recommended to the Kennings that they
appear at the continued public hearing to both voice there opinion in the matter and to hear the
ultimate decision by the Commission. The Kennings stated that they will make their decision on
the plans for the garage before the time of the meeting.
Recommendation
Staff recommends that the conditional use permit and variance for the expansion of their
nonconforming garage be denied.
Basis of denial: 1) that the garage is being renovated at more than 50% and ultimately resulting in
a new garage within the sideyard setback, and 2) Section 10-5-1: Nonconforming Uses (A) A
nonconforming use may be continued but may not be extended, expanded or changed unless to a
conforming use, except as permitted by the Board of Adjustment in accordance with the provisions
of the Title.
.
.
I J .....
To:
Farmington Planning Commission
From:
City of Fanllington
Community Deyelopment Department
Planning DiYision
325 Oak Street
Farmington, ::\L'\1 55024
Community Dev.
Planning
Building Insp.
(612) 463-1860
(612) 463-1820
(612) 463-1830
Michael Schultz, Planning Depanmem
Date:
October 14, 1997
RE:
Farmington Mall Signage Plan
. Planning Department Review
.
Applicant/Owner:
Designers/Sign Co.:
Referral Comments:
Location of Property:
Zoning:
Robert Adelmann
Adelmann's Properties
509 West 77th St.
Bloomington, Mn
Greg Rendall
Attracra Sign Inc.
7420 W. Lake St.
Minneapolis, MN 55426
1. Pylon Elevation
2. Building Elevations
The property is located along the 900 block of 8th St.
on the east side of Hwy. 3.
The property is zoned B-2 (General Business)
...r , l
:\lall Deyelopment:
The F2.rmington Mall consists of 9 to 10 tenants
(depeJdent upon subdi\'iding of spaces).
Signage Dimensions/
Total Sign Area:
.
Pylon Sign: (1) 12' x 3' and 8' x 8' = 100 sq. ft.
Cabinet Signs: (5)* 45" x 10' = 37.5 sq. ft.
(2) 2' x 10' = 20 sq. ft.
(1) 3' x 5' = 15 sq. ft.
Total Sign Area = 342,5 sq. ft.
* an additional 1 to 2 signs may be added with
additional tenant space(s)
Additional Comments
The Farmington Mall signage plan meets all requirements specified within Chapter 4-3-3 (B) of the
City Code, Option B - Wall and Pylon Signs base size of sign on the building face; B-2 zoning is
14% on building face. The maximum 300 square feet is the combination of wall and pylon and on
a per tenant basis.
The mall owner and sign company's plan calls for installing lighted cabinet signs in varying sizes
(see above notes) and spaced at least 10 feet apart on the front facia of the building. The cabinets
will allow each tenant to place their own store name and/or logo with a plastic sheet that will slide .
into each cabinet. This allows for easy replacement of signs.
Separate sign applications will be filled with each additional sign or change of sign. The signage
plan will dictate the location and size of each sign. The signage plan does not dictate color and
font type of each sign. The mall owner felt that this would be too restrictive to his current and
future tenants.
Currently there are eight separate sign applications flIed along with the signage plan (they include;
LiI' Rascals Day Care, Main Attraction Video, Kallevig Furniture, Farmington Billiards, Total
Care Cleaners, Jo's Cafe, Something Extra, Farmington Sales).
It is recommendation of the Planning staff to the Commission that staff begin researching and
updating the current sign ordinance. Planning staff believes that the ordinance is outdated and
cumbersome to appreahend. Staff intends to keep the Commission informed on the progress of this
project and will forward an amendment to the current ordinance that hopefully will clarify it's
enforcement.
Recommendation
Staff recommends that the signage plan for the Farmington Mall be approved on the basis that the
application has followed the guidelines specified within the City Code. .
"
; ~
.
.
~
)-
.
~
-t'l
~
~
!
I
i
!
I
,
I
",'
d&
1-1.
~t
1:1
l-
I-
~
l>
~
.
.
~
~
"
..
~
..
.
~ ~
.. -
:J ~
" ,
.. ,
z
~
~
..
..
u
::
..
-
a
.
Q
H
.'
~i
@)j;
i;
=~~l
~'i;
~:! ~:
.~';
~d
~~ ~~
:i: ,~
.,; :;
i.i'
I~;I
E:::
==i~
!i~l
.
.
I't~
rIm..
h:i!=
~ !ollie
~;"'$!
. ,~!
!f~~
. !30l
li~s:
.:~o
f~~~
,1.....
. f"'!:!
I.li::!!
::~~
.1!!5
.;Qz
t~"'
"
.' r:::..
i\0
.1
.;.~
ifF
!;
,.
i
I
~~. ~
~, ~
~. ~
1:. .
,.
~. 7-
%1 ~
I
.
~
...
...
a
~
-...
G"
m
..
..
..
m
r-
m
~
-<
15
%
."
1>
D
....
;;
r-
o
~
2
:"~. .,.. .~,
~
"'
-<
~
'"
~
o
:z:
~
$
,..
z
o
~
i
..
:z:
S
'\
0-
~
...
...
..
lJ;
-....
~,...
I
~l5
Olm
Z'CO
~Io
"',1>
~!;;
i
fit
<3
III
S
!ll
~I
I
I
J"
~.
*'
, ,~
.
.
...
z
8
.