HomeMy WebLinkAbout01.13.98 Planning Packet
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1.
CALL TO ORDER
AGENDA
PLANNING COMMISSION
Regular
January 13, 1998
2.
APPROVAL OF MINUTES
5. ADJOURN
a)
Charleswood P.U.D. Plan Amendment & First Phase Preliminary Plat
a) MUSA Application Update
a)
September 23, 1997
3.
PUBLIC HEARINGS
4.
DISCUSSION
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To: Farmington Planning Commission
From: Dave Olson, Community
Development Director and Michael
Schultz, Planning Division
Date: January 13, 1998
RE: Charleswood Schematic Amendment
and Preliminary Plat Approval
Planning Department Review
Applicant:
Genstar Land Company Midwest
11000 West 78th St., Suite 201
Eden Prairie, MN 55344
(612) 942-7844
Referral Comments:
1. City Engineering Division
2. Dakota County Plat Commission
3. Soil and Water Conservation District
Attachments:
1. Location Map
2. Schematic Layout
3. Existing Conditions
4. Preliminary Plat
5. Preliminary Grading Plan
6. Preliminary Planting Plan
Schematic P.D.D. Plan Amendment
Proposed Amendment:
The developer has made changes to the schematic
plan concerning the road layout and design per City
Staff recommendation. A south road off of future
CSAH 31 / Pilot Knob Rd. has been added for
emergency access and traffic flow purposes into the
development. This road eventually will align with
the proposed intersection on Co. Rd. 31 and tie in
with proposed development on the east side of the
road; which will run through the Pine Knoll
neighborhood and to Akin Rd.
CitlJ. of Farmington 325 Oak Street. Farmington/ MN 55024 · (612) 463-7171 · FaK (612) 463-2591
Preliminary Plat for Phase I
Proposed Development: The first addition of the Charleswood PUD .
proposes 110 single-family lots on 41.5 acres.
Density level will be 2.65 units/acre.
Location of Property: SW comer of future County Road 31 and 195th
Street West (south of Troy Hills and Akin Park).
Area Bounded By: Single-family residential development to the north,
PUD. designated high density residential /
commercial and medium density / high density
residential land to the east (also part of the
Charleswood PUD), continued single-family
residential to the south and agricultural land to the
west.
Existing Zoning: R-3 Planned Unit Development
Lot Coverage and Sizes: The maximum lot coverage for an R-3 Single-
family zone is 25%. The minimum lot size for the
~1 development is 10,000 sq. ft. The smallest lot is
10,000 sq. ft., the largest is 18,170 sq. ft. (lot .
breakdown shown below) Lot widths in Phase I
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range from 70 feet to over 130 feet. All attempts
have been made to make bluff lots 80 feet wide at a
point 30 to 35 feet from the front property line.
Lot Sizes Total in Phase I
10 to 11,999 sq. ft. 48
12 to 13,999 sq. ft. 46
14 to 15,999 sq. ft. 11
16,000+ sq. ft. 5
Setbacks: The developer has proposed minimum setbacks
slightly different from the City guidelines:
Front Yard: 20 feet
Street Side Yard: 20 feet
House Side Yard: 10 feet
Garage Side Yard: 5 feet
Rear Yard: 20 feet
Streets and Accesses: The Phase I site will contain two accesses to the
north onto 195th St. W. Street widths will measure .
32 feet from curb to curb within a 60 foot right-of-
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Water & Sewer:
Sidewalks:
Topography:
Wetland:
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Flood Plain:
Developer Added Amenities:
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way. The street patterns will be curvilinear and
continue in the same fashion as the developments to
the north. There are no cul-de-sacs within this first
phase.
See attached City Engineer Comments
Sidewalks or trails will be recommended along all
local collector routes per City Code requirements.
Site topography is generally rolling except for some
steep bluff areas along the easterly site boundary
overlooking a small valley running between the low
/ medium density residential parcel and the medium
/ high density residential parcel and along the
southeastern boundary of the low / medium density
parcel over looking the wetland area. Elevation
changes range from 910 in the southern wetland
area to 970 in the northwestern most portion of the
site.
Wetland areas do exist within the pun but are not
found within the first addition of development.
The flood plain does not effect the first phase of this
development. The developer has attempted to keep
all development out of the flood plain areas within
the pun.
Entrance monuments and medians are proposed to
be constructed at all entrances to the project. These
monuments will serve as the gateway to the project.
The Everest Path entrance will contain a center
median and be landscaped. The developers
intentions are to complement the monuments and
alert vehicle drivers that they are entering a
residential area. These amenity items will be
maintained by a home owners association.
Landscaped cul-de-sac islands are also proposed to
be constructed in the center of all cul-de-sacs.
These too will be maintained by a home owners
association. The City is currently reviewing this
proposal; there are no cul-de-sacs proposed for the
first phase of development.
Parkland and Trails:
The Farmington Park & Recreation Board reviewed
the proposed locations of parks on the site at the
schematic plan level 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.
The City will be requiring that the developer
construct the trails and be credited that cost toward
their park dedication.
Additional Comments
This area of development has been identified as part ofthe City's application to the
Metropolitan Council for additional MUSA. The City will need to construct a trunk
sewer line to service this area of the city. Final plat for the first phase of Charleswood
will not occur until MET Council has granted the City the additional required MUSA.
Westwood Professional Services are completing the required EA W (environmental
assessment worksheet) for the development and will be finalized within the next several
months.
Recommendation
Staff is recommending that the public hearing be opened and that comments from both
the public and Commission members be taken. However based on the number of issues
that have been identified by City, County and Soil and Water Conservation District staff,
we along with the developers, recommend that the public hearing be continued to the
February 10th Planning Commission meeting to allow time for these issues to be
addressed.
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REFERRAL COMMENTS
1. City Engineering Division
2. Dakota County Plat Commission
3. Soil & Water Conservation District
DEVELOPER APPLICATION I PLAT DATA
1. Developer application and plat information, misc.
DEVELOPMENT MAPS
1. Concept Land Use Plan
2. Existing Conditions
3. Preliminary Plat (1 of2)
4. Preliminary Plat (2 of 2)
5. Preliminary Grading Plan
6. Preliminary Planting Plan
TO: David Olson, Community Development
Director
FROM: Lee M. Mann, P.E.,
Director of Public Works/City Engineer
SUBJECT: Engineering Review for Charleswood
DATE: January 8, 1998
The engineering division has completed the review of the plans submitted by Genstar Land
Company for Charleswood. Following are comments regarding the engineering issues that need to
be 'resolved.
General/Schematic Plan
1. Dakota County is requiring submittal of a traffic study delineating the projected traffic that will
be generated by the development. City approval of the plat will be contingent upon the
satisfaction of Dakota County requirements for the plat.
2. The concept land use plan shows access points to the proposed CSAH 31 through property not
currently owned by Genstar. It is recommended that this situation be resolved before final plat
approval.
3. An additional 15-feet of right-of-way will need to be dedicated along the proposed CSAH 31 for
the purpose of future widening and trail construction. The County will need to be contacted to
find out if a right-of-way dedication will be required along 195th Street.
4. The paved portion of 195th Street currently ends at Everest Path. 195th Street will need to be
paved to the westerly boundary of the Genstar property. It is recommended that discussions be
initiated with the County regarding this issue.
5. The southerly east-west road that provides access to the proposed Pilot Knob Road will require
wetland and floodplain mitigation. There is ample opportunity on this site for mitigation. A
trunk watermain will need to be routed along this alignment when it is constructed.
6. Staff has reviewed the southerly road connection to the property to the west of Charleswood and
at this time it appears that this one connection is sufficient to serve the property to the west,
however, in the future when the southwest corner is platted, this issue may need to be revisited.
7. It is recommended that Genstar sign an agreement waiving any and all procedural and
substantive objection to the assessments for the construction of CSAH 31 including any claim
CitlJ. of FarminiJ.ton 325 Oak Street · Farmintjton, MN 55024 · (612) 463.7111 · Fax (612) 463.2591
that the assessment exceeds the benefit to the property. The property would be assessed for the
CSAH 31 realignment through the Development Contracts. .
8. It will be necessary to designate several well sites throughout the project
Plat
The plans submitted for the plat are preliminary and a detailed engineering review will be performed
when construction plans are submitted. Refer to the City of Farmington Submittal Checklist for
Subdivisions when submitting construction plans. Review of construction plans cannot commence
without a complete submittal. The construction plans will need to be substantially complete before
final plat approval. The following comments are based on the preliminary plans and other issues
may be raised during construction plan review. Construction Plans will need to be 24" x 36".
Streets
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1. The streets need to meet the design criteria as set forth in the City's Standard Engineering Plates
and the City's Development Manual which includes a 30 mph design. The first curve on Street
C and the curves on Street G as well as curves in other phases of the project do not appear to
meet the 30 mph design criteria.
2. It appears that it may be desirable to extend Street "F" to the cul-de-sac to eliminate a phase .
line and avoid future construction debris tracking onto Street "F" during the construction of
the cul-de-sac.
3. The Developer has requested that the street widths in the project be narrower than current City
Standard. Per City standard, the extension of Everest Path and Street B would be 38-feet wide
and the remaining streets would be 32-feet wide. Under the Developer's proposal, Everest Path
and Street B would be 32-feet wide and the remaining streets would be 28-feet wide. Staff has
spent a considerable amount of time reviewing whether or not the City should allow narrower
streets. The following factors were considered in making a recommendation:
· The trend in communities around the Metro area is towards narrower streets. Lakeville builds
residential neighborhood streets and neighborhood collectors both at 32-feet wide.
· Narrower streets tend to encourage slower speeds. People tend to drive at a speed that reflects
their comfort level. The wider the street, the more comfortable it is to go faster. It is desirable to
keep the speeds in residential neighborhoods down.
· A narrower street will save cost to the City and adjacent property owners in the future. A
narrower street will cost less to seal coat and reconstruct.
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· The developer is proposing to keep the right-of-way of the streets at 60-feet, which is IO-feet
wider than required for a low volume residential street and standard for a high volume residential
street. Narrowing the streets while keeping or increasing the right-of-way width will provide
more green space.
· Narrower streets will require less plowing and the wider boulevards provide for more snow
storage.
· It could be argued that wider streets would provide more room for pedestrians and bicyclists,
however, if there is a corresponding increase in the speed of the traffic with a wider street, that
benefit may be canceled out. A sidewalk is required on one side of the higher volume residential
streets which provides a safer pedestrian area.
Staff recommends that the streets in the project be 32-feet wide for both the low volume and high
volume residential streets. It is not recommended to allow 28-foot wide streets. It is staffs
opinion that parking needs to be allowed on at least one side of the street and a 28-foot wide
street with parking on one side would be too constrictive. The benefits of narrower streets as
outlined above is the basis for staff s recommendation to allow the high volume residential
streets to be 32-feet wide rather than 38-feet wide per current City standard.
4. Temporary turn-arounds need to be provided at the dead-end streets for fire and snow removal
vehicles.
5. Everest Path on the north side of 1 95th Street needs to be shown.
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1. The trunk sewer location shown on the plans will need to be revised to show the alignment
proposed in the feasibility study. The alignment on the plan is shown east of the alignment that
is currently being proposed.
2. Before approval of construction plans, an overall plan of the sewer system for the pun will need
to be submitted.
Water
1. The water connection shown north of 19Sth at Everest does not depict the existing watermain as
shown on City base maps. The connection cannot be made as shown.
2. The water main on the west side of the site will need to be extended and looped into the 16-inch
main on the north side of 195th Street.
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3. Hydrant coverage appears to be adequate, subject to the fire department's review. Hydrant
finders will be required on all Hydrants.
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4. Valves will need to be added on the construction plans. To isolate any line, a maximum of three
valves should be shut off affecting a maximum of 10 homes.
Grading
1. An overall grading concept for the entire low/medium density part of the development will need
to be submitted prior to construction plan approval.
2. A legend with type of house style and grade difference for garage floor to walkouts or lookouts
need to be on the plan.
3. Contours need to be shown to a minimum of 1 50-feet into adjacent property or to the centerline
of the adjacent street.
4. Lot dimensions and elevations at lot comers will need to be on the plan.
5. Existing and proposed easements need to be shown on the plans. Drainage should be directed
along lot lines within drainage and utility easements. Any drainage that flows from one lot onto
an adjacent lot must be within a drainage easement.
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6. Emergency overflows must be established for catchbasins in the street and rear lots. Areas
along rear lot lines which are below the emergency overflow elevation need to be designated
as a drainage easement on the final plat. Emergency overflows should be labeled and shown
with spot elevations and drainage arrows.
7. Emergency overflow elevations for catchbasins and ponds shall be a minimum of I-foot below
the lowest surrounding floor elevation.
8. Any issues raised by the Dakota County Soil and Water Conservation District will need to be
addressed.
Storm Sewer
1. All requirements set forth in the Surface Water Management Plan for developments and design
will need to be met.
2. Ponding and pipe sizing calculations will be reviewed when the full submittal is received with
the construction plans.
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3. Catchbasin spacing shall not exceed 400-feet on any road or swale and water shall be picked
up before it enters an intersection. Catchbasins need to be added at the end of all stub streets
to control erosion and protect the road from washouts.
4. The storm sewer in block 4 should be re-routed so that street drainage is not routed though the
backyards of block 4.
5. Ordinary high-water elevations must be shown for all wetlands. If the ordinary high-water
elevation has not been established, provide the normal water elevation with a date indicating
when the water elevation was shot. High-water and Normal water levels are needed for the
pre and post development conditions for the existing pond south of 195th Street. The line
around the existing pond south of 195th Street needs to be clarified.
6. The northeast pond, pond F-P5.10, will need to be two-celled. There is a substantial amount
of runoff from the north that is routed through this pond. If the runoff from the project is
routed directly into the main pond, the water quality benefits will be minimal since the
detention time of the water will be short.
7. The outlet from pond F-P5.1O and the piping to pond F-P5.12 will need to be constructed in
conjunction with this project. Pond F-P5.1O does not currently have an outlet. The additional
runoff generated from this development could potentially cause flooding in the development to
the north.
8. The design of the outlet for the westerly pond will need to incorporate adequate erosion
control measures and will need to be designed in such a way as to fit in with the trunk line
proposed for that area. The adjacent property owners will need to be contacted and any issues
surrounding the concentration of this runoff onto their property (if any) will need to be
addressed.
It should be noted that the City is currently in the process of updating the Standard Detail Plates and
the updated plates will need to be incorporated in the construction plans.
Respectfully submitted,
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Lee M. Mann, P.E.
Director of Public Works/City Engineer
cc: file
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SURVEY & LAND INFORMATION DEPARTMENT
14955 GALAXIE AVENUE
GARY H. STEVENSON, R.LS.
COUNTY SURVEYOR
LAND INFORMATION DIRECTOR
(612) 891-7087
FAX (612) 891-7031
APPLE VALLEY. MINNESOTA 55124-8579
DAKOTA COUNTY
December 29,1997
City of Farmington
325 Oak Street
Farmington, MN 55024
ATTN:
RE:
Lee Smick, City Planning Coordinator
CHARLESWOOD
Dear Mr. Smick:
The Dakota County Plat Commission met on December 29, 1997, to consider the concept plan of
CHARLESWOOD. Said plan is adjacent to proposed CSAH 31 and County Road 64 and is, therefore, subject
to the Dakota County Contiguous Plat Ordinance.
The County's Transportation Plan requires the submittal of a traffic study of the projected traffic to be generated
by this development before a final recommendation is made on this development. The County's right way
guideline for a four lane undivided highway is 60 feet of half right of way. Both CSAH 31 and Co. Rd. 64 are
projected to be 4 lane undivided highways based on the 20 year traffic projections. The County's Access
Spacing Guidelines for both CSAH 31 and Co. Rd. 64 are 1/8th mile between public streets based on the 20-
year traffic projections. The access points on Co. Rd. 64 will be based on the locations of the existing publiC
streets to the north. The access points along CSAH 31 will set the access points for future development to the
east. The Plat Commission recommends the City incorporate internal street designs that provide continuity
within the development and the future developments in adjoining properties. The Plat Commission
recommends that City Staff meet with the Plat Commission to further discuss in detail the issues involved with
internal street designs, right of way requirements, and access locations.
The Ordinance requires submittal of a preliminary and final plat before a recommendation is made to the
County Board.
Traffic volumes on proposed CSAH 9 and Co. Rd. 64 are 0 and 870 ADT respectively and are anticipated to be
9,000 and 5,000 ADT respectively by the year 2020. These traffic volumes indicate that current Minnesota
noise standards for residential units could be exceeded for the proposed plat. Residential developments along
County highways commonly result in noise complaints. In order for noise levels from the highway to meet
acceptable levels for adjacent residential units, substantial building setbacks, buffer areas, and other noise
mitigation elements should be incorporated into this development.
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.
Sin;r~' Ii ~
.~. ~ev~nson
Secretary, Plat Commission
cc: Tom Swanson, Permits Technician
Printed on recyCIS\e~raO",pcJuetteli\~rGenstar Land Company
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AN EQUAL OPPORTUNITY EMPLOYER
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DAKOTA COUNTY SOIL AND WATER
CONSERVATION DISTRICT
Farmington Professional Building
821 Third Street
Suite 100
Farmington, MN 55024
Phone: (612) 460-8004
FAX: (612) 460-8401
January 9, 1998
Mr. David Olson
Community Development Director
City of Farmington
325 Oak Street
Farmington, MN 55024-1358
Ref: 97FRM055
RE: REVIEW OF THE PRELIMINARY GRADING AND EROSION CONTROL PLAN FOR THE
CHARLESWOOD PUD LOCATED IN THE SE V. OF SECTION 23 AND N % OR NE V. OF
SECTION 26, T114N, R20W, CITY OF FARMINGTON, MINNESOTA
Dear David:
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The Dakota County Soil and Water Conservation District (District) has reviewed the Preliminary Grading
and Erosion Control Plan for the above-mentioned site. Phase 1 of this PUD entails 110 single-family
lots on 41.46 acres; the entire site encompasses approximately 396.8 acres. It has come to our attention
that the overall PUD exceeds Environmental Assessment Worksheet (EA W) thresholds and that an EA W
will be prepared.
The following report summarizes the proposed erosion controls and submits additional erosion and
sediment control recommendations. The District also provides comments regarding wetland-related
Issues.
EROSION CONTROL OBSERVATIONS
We observed the following erosion and sediment controls on the plans:
1. Silt fence below most graded slopes.
2. Two storm water ponds.
3. Two rock construction entrances.
4. Silt fence diversionary dikes within drainage swales.
EROSION CONTROL COMMENTS AND RECOMMENDATIONS
We have the following comments and recommendations regarding erosion and sedimentation control:
1. Use wire-fence-backed, heavy duty silt fence adjacent to wetland areas.
2. Minimize disturbance to existing vegetation by installing perimeter silt fence adjacent to all grading
limits.
3. Install erosion blanket on the slope east of lots 13-15 (Block 8). The length of the slope dictates this
recommendation.
. 4. Install inlet sediment filters at all catch basins.
AN EQUAL OPPORTUNITY EMPLOYER
Charleswood PUD
97FRM055
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5. Use bale or rock check dams instead of silt fence within swales; install these check dams at 50-75'
intervals.
6. Install a temporary sediment basin with a controlled overflow structure at the west end of Street F. At .
the minimum, install a bale or rock check dam within the swale.
7. Line all drainage swales with erosion control blanket prior to installing check dams. Pre seed these
areas.
8. Show type of energy dissipation devices at all storm sewer outlets.
9. Include temporary and permanent seeding, mulching, and fertilization specifications on the plan.
10. Install straw bales, silt fence, a double row of sod, or alternative device behind curbs immediately
after curb construction to minimize runoff from lots during building construction.
11. Include details for all erosion controls on the plan.
WETLAND ISSUES
1. Excavation within wetland is regulated under Section 404 of the Federal Clean Water Act and
confirmation of coverage under a Nationwide Permit should be obtained.
2. Excessive bounce (10 feet) in wetland adjacent to the northeastern stormwater pond (excavated
wetland) could be considered an adverse impact by the LGU and the Corps.
3. There appears to be a sliver of wetland fill at the eastern edge of the wetland adjacent to the
northeastern stormwater pond (excavated wetland).
4. Direct, untreated discharge to wetland should be avoided if feasible. However, in this case both
wetlands in the northeastern portion of the site will ultimately serve as a single storm water pond.
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Thank you for the opportunity to review this plan. Good implementation, consistent monitoring, and
maintenance of all erosion control measures are important to minimize erosion on this construction site.
Please be aware that because the project disturbs more than 5 acres, the applicant must apply for a
MPCA General Stormwater Permit at least two days prior to initiating construction. If you have any
questions please contact me at (612) 460-8004.
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Sincerely,
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Urban Conservationist
cc: Mr. Lee Mann, City of Farmington
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GENSTAR
Genstar Land Company Midwest
11000 West 78th Street
Suite 201
Eden Prairie. MN 55344
Tel: (612) 942-7844
Fax: (612) 942-8075
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December 15, 1997
Ms. Lee Smick
City of Farmington
325 Oak Street
Farmington, Minnesota 55024
Re: Charleswood Application
Dear Lee:
Attached please find one copy of the Charleswood narrative, one copy of the "preliminary"
application, and three sets of the schematic and preliminary plans. The following items still need to
be submitted:
1)
Signed Application Form - Mr. Seed, the current land owner, is in town tomorrow and will
be signing the application then. I will have the signed application to you by December 24,
1997.
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2) Application Fee - Peter Gualtieri is required to sign all Genstar checks and he is out of the
office until Thursday. I will have a check in the amount of $5,267.50 to you by December
24, 1997.
3) Final Number of Preliminary Plat Plans - Based on my discussion with Mike Schultz today, it
was decided that we need to only submit three sets of plans at this time. Once your
development committee has reviewed the plans and we have had an opportunity to meet to
discuss any questions the committee may have, we will make the agreed upon changes and
resubmit the full number of required plan sets prior to the Planning Commission meeting.
I look forward to discussing the attached schematic plan and preliminary plat with you. I am
available at the end of this week and the beginning of next week to discuss the applications.
Sincerely,
Genstar Land Company Midwest
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Steven P. Juetten
Development Manager
. attachment
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CHARLESWOOD
Farmington, Minnesota
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Proposed Schematic Plan and Preliminary Plat (Phase I)
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Submitted by:
Astra Genstar Partnership, L.L.P.
December 15, 1997
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REQUEST
Submission is presented to the City of Farmington requesting review and approval for a
proposed schematic plan of a low/medium density residential subdivision and a proposed
preliminary plat for a single family residential subdivision consisting of 110 lots.
SITE DESCRIPTION
Site topography is generally rolling except for some steep bluff areas along the easterly site
boundary overlooking a small valley running between the low/medium density residential
parcel and the medium/high density residential parcel and along the southeastern boundary of
the low/medium density parcel over looking the wetland area. Elevation changes range from
910 in the southern wetland area to 970 in the northwestern most portion of the site.
PROPOSAL
On November 3, 1997 Astra Genstar Partnership, L.L.P., was granted P.U.D. approval for
the entire 396 acre Charleswood property. This approval provides Astra Genstar and the
City of Farmington the ability to respond to market demands and changes as the planned
community matures.
The purpose of the submitted schematic plan is merely to show one way the entire
low/medium density property could develop. Because the schematic plan and the phase I
preliminary plat are being submitted simultaneously, the phase I preliminary plat is identical
to the schematic plan. The portion of the schematic plan south of phase I is only conceptual
and changes are possible to the street and lot locations and to the lot sizes.
Charleswood is generally an extension of the same type of development that has occurred to
the north of the site in Troy Hills and Nelson Hills Farm. Everest Path will be the
northeastern most entrance into the site. There is also a proposed second access from 195th
Street in the northwestern portion of the site. Other proposed roads will provide the local
access within the site.
Charleswood has been designed in an attempt to create a development that will be viewed as
a quality project that enhances the market potential of the City of Farmington. Because of
this, several design elements are proposed that will assist in creating a quality and
aesthetically pleasing development. These design elements are presented and discussed on
the following page.
Entrance Monuments and Medians
Entrance monuments are proposed to be constructed at all entrances to the project. These
monuments serve as the gateway to the project and welcome home owners and visitors to the .
project. Further, at the Everest Path entrance, a center median is proposed to be constructed
and landscaped. This entrance is intended to complement the monuments and alert vehicle
drivers that they are entering a residential area. These amenity items will be maintained by a
home owners association.
Landscaped Cul-de-sac Islands
Landscaped islands are proposed to be constructed in the center of all cul-de-sacs. These
landscaped islands, similar to the entryway monuments and median, provide for added
amenities to a project and help to increase the aesthetic appeal. These landscaped islands
will be maintained by a home owners association.
Street Widths
The main roadways in the project Everest Path extension and Street B will be designed and
constructed at a width of 32 feet, the current City standard width. All other streets in the
development are proposed to be constructed at 28 feet. The slightly narrower street provides
for a better house to street relationship and acts as a traffic calmer.
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Street Access to the F~s.t
Based on the different land uses that are proposed on either side of the bluff line,
low/medium on the west and medium/high on the east, a road connection has not been
proposed between them. It is the desire of everyone to provide the best opportunities for
increased values. Because of this, a separation between land uses and the ability to reduce
traffic levels wherever possible through a development are important. Further, the more lots
that can be platted along the bluff line, the greater the potential for increased values. A
pedestrian trail access will be constructed connecting the low/medium density area and
medium/high density area.
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Lot sizes
Phase I lots range in width (measured 20 feet from the front property line) from 70 feet to
over 130 feet. All attempts have been made to make bluff lots 80 feet wide at a pQint 30 to
35 feet from the front property line. The varied lot sizes, as opposed to all the lots being
the same size and shape, will allow future residents the ability to choose a lot that will meet
their needs and assist in the marketability of the project.
Proposed Setbacks
The proposed minimum setbacks for the development are as follows:
Front Yard:
Street Side Yard:
t. House Side Yard:
~ c.Garage Side Yard:
Rear Yard:
20 feet
20 feet
10 feet
5 feet
20 feet
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APPLICA nON FOR PLAT REVIEW
DATE: December 15, 1997
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PLAT NAME: CHARLESWOOD 1ST ADDmON
5~W
LOCATION: SW corner of future County Road 31 and 195th Avmu~ South (see attached plans)
AREA BOUNDED BY: Single family residential development to the north, P.U.D. designated
high density residential/commercial and medium densitylhigh density residential land to the east (also
part of the Charleswood community), open space to the south and agricultural land to the west.
TOTAL GROSS AREA: 41.5 Acres
ZONING DISTRICT: R-3 Planned Unit Development
NAMES & ADDRESSES OF ALL OWNERS: Grace M. Seed Family Trust, Astra Projects,
Inc., James M. Seed and Astra Geostar Partnership, L.L.P. 11000 West 78th Street, Suite 201, Eden
Prairie, Minnesota 55344.
PHONE: 942-7844
NAME & ADDRESS OF LAND SURVEYORlENGINEER: Westwood Professional Services,
7599 Anagram Drive, Eden Prairie, Minnesota 55344
NAMES & ADDRESSES OF ALL ADJOINING PROPERTY OWNERS AVAILABLE FROM:
Property owners list has previously been submitted.
. PLAT REVIEW OPTION: Schematic Plan and Preliminary Plat
PRELIMINARY & FINAL TOGETHER: NO
IN SEQUENCE: YES
PRELIMINARY PLAT ADMINISTRATION FEE: $1,740.00 PRE PLAT SURETY: $3,527.50
I HEREBY CERTIFY THAT I AM (WE ARE) THE FEE OWNER(S) OF THE ABOVE LAND,
THAT THE PERSON PREPARING THE PLAT HAS RECEIVED A COpy OF TITLE 11,
CHAPTERS 1 THRU 5, ENTITLED "SUBDIVISIONS" AND TITLE 10, CHAPTERS 1 THRU
12 ENTITLED "ZONING" OF THE FARMINGTON CITY CODE AND WILL PREPARE THE
PLAT IN ACCORDANCE WITH THE PROVISIONS CONTAINED THEREIN. -
~~
SIGNATURE OF OWNER
12-/,,:> jql
DATE '
~
~
ADVISORY MEETING:
.
1.
SKETCH PLAN
2. STAFF AND DEVELOPER CONSENSUS
.
DAKOTA COUNTY SOIL AND WATER
CONSERVATION DISTRICT
RECEIVED
OCT 1 7 1997
Farmington Professional Building
821 Third Street
Suite 100
Farmington, MN 55024
Phone: (612) 460-8004
FAX: (612) 460-8401
October 16, 1997
WESTWOOD
PROFESSIONAL SERVICES
Mr. Ken Powell, Environmental Scientist
Westwood Professional Services, Inc.
14180 W, Trunk Highway 5
Eden Prairie, MN 55344
97-FRM-055
Re: Wetland Determination for the Genstar 400 Property Located in the SE y" of Section 23 and
N 1Iz or NE y" of Section 26, T114N, R20W, City of Farmington, Minnesota
Dear Ken:
.
The Dakota County Soil and Water Conservation District (District) reviewed the delineated wetland
boundaries on the above-mentioned site on October 8, 1997. The District concurs with the delineation of
Basins A-C, however there may be additional farmed wetland adjacent and contiguous to the northeast
side of Basin D. We suspect this area may be wetland because: (1) we observed field evidence of
standing water and soil saturation, hydrophytic vegetation (albeit nut-grass: cyperus spp.), and stunted
crops; (2) historical aerial photos show a history of crop stress and soil saturation in this area; and (3) the
soils are hydric.
Per a phone conversation following the District's field review and letter dated October 8, 1997, you
indicate the questionable area of Basin D is outside the grading limits of the proposed development and
would be unimpacted. Accordingly, the questionable boundary of Basin D was removed from the
delineation with the assumption that this will be examined in more detail if future development plans
encroach into this area. Due to the disturbed nature of this area, hydrologic monitoring may be necessary
to adequately determine the jurisdictional boundary.
In conclusion, the District concurs with the amended wetland delineation submitted on October 8, 1997.
The boundaries appear suitable for local administration of the Minnesota Wetland Conservation Act. If
you have any questions regarding our determination, please call Brian Watson or me at 460-8004.
Best Regards,
~~~
Urban Conservationist
.
cc:
Ms. Lee Smick, City of Farmington, 325 Oak Street, Farmington, MN 55024-1358
AN EQUAL OPPORTUNITY EMPLOYER
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