HomeMy WebLinkAbout03.10.98 Planning Packet
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AGENDA
PLANNING COMMISSION
REGULAR
MARCH 10, 1998 at 7:00 PM
CITY HALL COUNCIL CHAMBERS
1.
CALL TO ORDER
2.
ELECTION OF OFFICERS
3.
APPROVAL OF MINUTES
a. February 10, 1998
4.
PUBLIC HEARINGS
a. Prairie Creek East Schematic PUD Continued
b. Farmington Middle School - 2nd Addition Preliminary Plat
5. DISCUSSION
a. Non-Conforming Signs
b. MUSA Approval
6. ADJOURN
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2.
3.
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b)
4.
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b)
. 5.
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b)
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d)
e)
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AGENDA
PLANNING COMMISSION
Regular
March 10, 1998
7:00 P.M.
CALL TO ORDER
ELECTION OF OFFICERS
APPROVAL OF MINUTES
February 10, 1998
February 24, 1998
PUBLIC HEARINGS -7:00 P.M.
Prairie Creek East Schematic PUD con't
Farmington Middle School- 2nd Addition Preliminary Plat
DISCUSSION
Accessory Apartment - 19465 Evening Star Way - Matt Brown
Bongard Trucking Site - Gil Anderson
Non-Conforming Sings
MUSA Approval
Planning Commission Summary Sheet
* *Revised Agenda - March 10, 1998
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City of Farmington
Community Development Department
Planning Division
325 Oak Street
Farmington, MN 55024
Community Dev.
Planning
Building Insp.
(612) 463-1860
(612) 463-1820
(612) 463-1830
To:
Farmington Planning Commission
From:
Lee Smick, Planning Coordinator
Date:
March 10, 1998
RE:
Planning Commission Recommendation Summary
. PUBLIC HEARINGS
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a) Prairie Creek East Schematic PUD con't
Recommendation
1. Continue the public hearing to the April 14, 1998 Planning Commission meeting in
order to address all issues.
b) Farmington Middle School - 2nd Addition Preliminary Plat
Recommendation
1. Recommend approval of the Farmington Middle School - 2nd Addition Preliminary Plat
contingent on Engineering and Planning comments and forward the preliminary plat to
the City Council after resolution of staff comments has been achieved.
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TO:
City Planning Commission
FROM:
Lee Smick, Planning Coordinator
DATE:
March 4, 1998
RE:
Prairie Creek East Schematic PUD
After further review of the Prairie Creek East Schematic PUD, it has become apparent to
City staff that there are a number of issues which could significantly impact the schematic
layout of the project. Therefore, City staff is recommending that the Prairie Creek East
Schematic PUD be continued to the April 14, 1998 Planning Commission meeting in
order to resolve the following issues:
I. Engineering issues concerning the storm sewer layout as explained in the
City Engineer's comments dated February 20, 1998. (See attached).
2. Determination of the correctness of the floodplain shown on the plan
compared to the City's Surface Water Management Plan.
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3.
EA W issues concerning the wetlands on the site. As stated at the February
24th Planning Commission meeting, comments by other agencies
reviewing the project must be delivered to the City by March 25. Early
indications by agencies who have contacted the City indicate that there
may be significant issues that will need resolution before the Prairie Creek
East EA W can be approved. (See attached Bonestroo and Dakota County
Soil and Water Conservation District comments).
Each one of the above issues could significantly impact the layout of the schematic plan
by requiring grades to be changed, lots to be reconfigured or removed entirely andlor the
possibility of significant impact findings in the EA W. Since these issues are so far
reaching in the overall design of the project, City staff recommends that additional time
be allowed to meet with the developer and other agencies reviewing the project for
adequate comments to be gathered by the staff. It is recommended that the schematic
plan be continued at a minimum to the April 14th Planning Commission meeting.
cc: John Erar, City Administrator
Dave Olson, Community Development Director
Lee Mann, City Engineer
Warren Israelson, Progress Land Company
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Citl}. of FarminfJton 325 Oak Street · Farminl]ton} MN 55024 · (612) 463-7111 · Fax (612) 463.2591
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TO:
Lee Smick, Planning Coordinator
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FROM: Lee M. Mann, P.E.,
Director of Public Works/City Engineer
SUBJECT: Prairie Creek East Schematic Plan
Review.
DATE: February 20, 1998
Engineering staff has reviewed the Schematic Plan submitted for Prairie Creek East and forward the
following comments:
Schematic Plan
1. If approved, the approval of the Schematic Plan will need to be contingent on the results of the
EAW.
2. The flood plain needs to be established per Erik Peters memo dated 9/16/97 which includes
review and approval by the appropriate agencies. The creek that runs through the site needs to
be re-graded and includes work that needs to be done in Empire Township. This issue should be
brought forward and addressed as quickly as possible.
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3. All City streets need to meet 30 mph horizontal and vertical design standards.
4. Show adjacent streets, lot lines and property boundaries.
5. The 16" trunk Water main will need to be continued northerly through the site.
6. The Fire Marshall and Police Chief will need to review and approve the phasing. The second
phase will create a long dead end until the third phase is built.
7. Any comments from other agencies will need to be addressed.
8. Street connection points to adjacent properties my need to be moved based on further study of
adjacent properties.
Utility Plans
The plans submitted are preliminary. Refer to the City of Farmington Submittal Checklist for
Subdivisions when submitting for the preliminary plat. Review cannot commence without a .
complete submittal. The following comments are based on the preliminary plans and other issues
Citl}. of FarminfJton 325 Oak Street. Farminl]ton, MN 55024 · (612) 463.7111 · Fax (612) 463.2591
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may be raised during subsequent reviews. Approval of the schematic plan does not constitute
approval of the utility layout and design. The following are general comments based on the plans
submitted.
1. All requirements set forth in the Surface Water Management Plan (September 1997) for
developments and design will need to be met.
2. Catch basin spacing shall not exceed 400-feet on any road or swale and water shall be picked up
before it enters an intersection. Catch basins need to be added at the end of all stub streets to
control erosion and protect the road from washouts where applicable.
3. The number of Storm Sewer lines that run down property lines through yards needs to be
minimized. Route the lines in the street where possible. Flared sections are not allowed in
backyards, use catch basins.
4. Pond location and sizing will be reviewed when calculations are submitted.
Respectfully submitted,
~~~
. Lee M. Mann, P.E.
Director of Public Works/City Engineer
cc: file
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March 7, 1998
Mr. Dave Olson
Community Development Director
City of Farmington
325 Oak Street
Farmington, Minnesota 55024
RE: Environmental Assessment Worksheet (EA W) and Preliminary Plat
Review, Prairie Creek East Residential Development
Dear Mr. Olson,
We have reviewed the above referenced project and provide the following comments.
Item 6. Construction Impacts and Timing: The drainage ditch which flows southeast through the site is proposed
to be excavated as part of a 10.7 acre wetland reconstruction. In page 6, paragraph 4 of the EA W one of the stated
goals of excavating the drainage ditch is to lower the surficial water table adjacent to the ditch. Lowering the water
table may result in wetland drainage unless riparian areas are excavated to depths that will maintain adequate
wetland hydrology. This does not appear possible given that the preliminary plat shows lots platted within areas .
identified as wetland. In addition, if surface water runoff is an important component of the wetland hydrology,
increasing the hydraulic efficiency of the ditch may result in additional loss of wetland. An analysis ofhydrologic
impacts to wetlands from ditch excavation should be completed as described on page 9, paragraph 2 of the EA W.
Item 12. Physical Impacts on Water Resources: Any improvements to the ditch as part of the 10.7-acre wetland
restoration should not negatively impact water levels ofDNR Protected Wetland 19-352W (Lake Julia).
Item 12. Wetland Replacement and Enhancement: Page 8, paragraph 5 states that the 3 acres of new wetland
creation will be completed as partial mitigation for wetland fill and excavation. Where will this mitigation take
place? Is part of this mitigation the 1.60 acres of wetland replacement that occurs within the existing wetland
boundaries? The location of wetland replacement areas as well as buffers and ponding areas eligible for PVC
credits should be provided in greater detail.
Item 14. Water-related Land Use Management Districts: The second to the last paragraph of page 11 states that
the floodway (based on Barr Engineering's Study) roughly corresponds with the delineated wetland boundary. If
this includes the delineated wetland boundary shown on the preliminary plat for the project, a considerable number
of lots will be located in the floodway. Given required lot setback requirements and requirements for basement floor
elevations to be one foot above the lOO-year flood elevation, will these lots be buildable? As indicated on page 12,
paragraph 2 of the EA W, a more detailed analysis of the floodplain should be completed. A floodplain letter of map
revision (LOMR) will be required if a new floodplain boundary is established.
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Name of Client
March 7, 1998
Page 2
Item 18. Water Quality - Surface Water Runoff: Reference is made to storm water management requirements for
different wetland classifications in the Farmington Surface Water Management Plan. Please note that all wetland
management classifications have not yet been determined within the project area. All wetland management
classifications are preliminary until the City's Wetland Inventory and Ordinance is completed during the summer of
1998. If wetlands need to be classified prior to the City completing its inventory, a map showing the location of the
wetland should be sent to the City with a request for a wetland management class determination.
Storm water runoff should be pretreated prior to discharge into wetlands. Based on the preliminary plat, stormwater
appears to be routed directly into wetlands. Stormwater ponds should be relocated closer to the drainage
ditch/wetland system to capture a greater proportion of runoff from the site. Stormwater ponding should not be
constructed within existing wetlands
Storm water Infrastructure Issues: The City has several concerns with respect to stormwater
infrastructure/drainage issues. These concerns include:
· Storm water pipes within residential lots. Stormwater pipes should be located on streets or on City property so
that future access and maintenance is practical.
· It appears that storm water drainage will be facilitated through the use of rear yard drainage swales discharging
into flared-end culverts. Stormwater should be discharged into catch basins.
Please let me know if you have any questions concerning these comments
Sincerely,
Anthony R. DeMars
Natural Resource Specialist
C: Lee Mann
Lee Smick
DAKOTA COUNTY SOILAND WATER
CONSERVATION DISTRICT
Dakota County Extension and Conservation Center
4100 220th Street West, Suite 102
Farmington, MN 55024
Phone: (612) 891-7777 FAX: (612) 891-7775
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February 19,1998
Mr. Michael Schultz
City Planning Division
325 Oak Street
Farmington, MN 55024
Ref.: 96-FRM-D56
RE: PRELIMINARY PLAT Al'\1> SCHEMATIC Pl1> REVIEW FOR THE PROPOSED
PRAIRIE CREEK EAST DE\"ELOP)IENT LOCATED IN SECTION 13, Tl14N, R22W
Dear Mike:
The Dakota County Soil and Water Conservation District (District) has reviewed the above-mentioned
plans. We are unable to complete a thorough review of the preliminary plat and assume a grading and
erosion control plan will be forwarded to our office as soon as it is available. Further, we are in the
process of reviewing the project's EA \V and will submit additional comments prior to the closing of the
3D-day public comment period.
The District submits the following preliminary comments regarding the Schematic PUD and preliminary .
plat (Prairie Creek East 15t Addition, referred to as Prairie Creek 5!b Addition):
1. The EA W review and EIS determination should be completed prior to preliminary plat approval.
2. The floodplain location/elevation issue should be resolved prior to preliminary plat approvals.
3. The downstream water quantity impacts associated with the entire development and ditch
modifications should be researched in more detail.
4. If one has not been sent already, a copy of the EA W should be sent to Empire TO\\TIship.
5. The City and project proposer should coordinate closely with the Vermillion River Watershed
Management Organization to ensure compliance with the watershed's stormwater management plan.
6. The preliminary plat does not provide any information about the wetlandldi'tch crossing and as such
we cannot comment on the wetland impacts and proposed mitigation. More information is required
before we can comment in more detail.
7. It is not evident that wetland avoidance and impact minimization has been pursued to the extent
required under the Minnesota Wetland Conservation Act; full sequencing is required.
8. It is not clear how the developer will deal with the high groundwater tables in the area.
Thank you for the opportunity to review the plat and schematic PUD. We look forward to working
closely with the City and developer to resolve all of these issues. Call me if you have any questions or
comments.
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AN EQUAL OPPORTUNITY EMPLOYER
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TO:
City Planning Commission ;Jf)
Lee Smick, Planning Coordinator fl
FROM:
DATE:
March 10, 1998
RE:
Farmington Middle School
Preliminary Plat
Planning Department Review
Applicant:
Independent School District #192
510 Walnut St.
Farmington, MN 55024
Referral Comments:
I. Lee Mann, City Engineer
2. Erik Peters, Bonestroo, Rosene, Anderlik
& Associates, Inc.
3. Jay Riggs, Dakota County Soil & Water
Conservation District
.
Attachments:
1. Preliminary Plat Application
2. Location Map
3. Preliminary Plat
Location of Property:
South of 208th St. W., east and north of
existing Middle School and west of the
railroad ROW (SW~ of the SE~ if Section
30, Township 114 North, Range 19 West)
Size of Property:
23.92 Acres
Building Area:
163,747 S.F.
Existing Zoning:
R-3 (High Density - Other)
Comprehensive Plan:
Low Density
Area Bounded By:
Single-family residential is located to the
west, agriculture to the north within Empire
Township, railroad tracks to the east and
City property to the south.
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Citl}. of FarminfJton 325 Oak Street. Farminl]ton} MN 55024 · (612) 463.7111 · Fax (612) ~63.2591
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Current Land Use:
Agriculture
Terrain:
Terrain is mostly flat open space with little
elevation change.
Additional Comments:
Independent School District 192 is seeking approval of a preliminary plat to locate a
163,747 square foot middle school on 23.92 acres ofland. The plat consists of two lots.
Lot 1, Block 1 consists of 8.19 acres and will include two ball fields and a soccer field and
Lot 1, Block 2 consists of 14.29 acres and will include the proposed middle school
building. Right-of-way for 208th Street consists of 1.44 acres. The current zoning for the
site is R-3 and has recently been approved for a conditional use permit to locate a school
facility in an R-3 zone on February 10, 1998.
The new school will serve grades 6 & 7 with the existing middle school housing grades 8
& 9 while the high school will serve grades 10 through 12. This rearrangement in classes
will elevate space requirement needs in both the existing middle school and high school.
The School District proposes to house 1,050 students at it's maximum capacity in Phase
I of the proposed middle school. Upon future expansion of approximately 19,500 square
feet, the school will house 1,350 students. Preliminary architectural plans show 24
typical classrooms, 6 science classrooms, 2 art classrooms, 2 home economic labs, 2
technical education labs, 3 music classrooms, 3 gymnasiums, a media center and a
cafeteria along with administration offices.
Circulation
Vehicular circulation patterns include three entrances to the site. The northern-most
entrance at 21 feet in width is proposed to be primarily for school bus and delivery
vehicles moving one-way easterly. Delivery vehicles will unload at the receiving area.
School buses will unload students at the east end of the building and will continue to the
west to unload additional students at the south side of the existing middle school. (See
additional Engineering comments concerning the northern-most entrance).
The school bus drop-off area at the east end of the building will also function as
additional parking for vehicles on weekends or after-school events. Additional striping
will need to be shown on the plan for the layout of automobile parking.
The remaining two entrances will provide for a student drop-off area at the west side of
the building near the administration entrance. Parking for 128 vehicles and 5 handicap
spaces will be located in this area. The parking provided on the site meets and exceeds
the requirements of the City Code in Section 10-6-8.
middle school have been seen crossing the tracks from residential locations to the east. It
is in the best interest of public safety that the School District fence the site to their .
property limits. The City will discuss future extension of the fence along City owned
property as soon as possible.
It is recommended that the ballfields located near Riverside Estates be relocated forty feet
to the east to provide a sixty-five foot buffer between the ballfields and the residential
area. It is also recommended that landscape plantings be shown along the western
boundary of the site near Riverside Estates to buffer the ballfields from the residences to
the west. Berms along with evergreen plantings and shade trees can provide an
aesthetically pleasing buffer between the two uses.
A tree protection plan for construction has been submitted and will provide the necessary
protection of existing trees during construction.
Sod will be located adjacent to the proposed building and will consist of Kentucky
Bluegrass. Seeding will take place throughout the rest of the site including the athletic
fields, infiltration areas and drainage basins. Vegetative covering of infiltration areas
have been discussed in the attached Bonestroo memo by Erik Peters and further
discussions concerning vegetation in these areas should be pursued with the School's
landscape architect.
The infiltration areas, drainage basins and wetland areas will provide unique
opportunities for outdoor classrooms located directly on school grounds. Studies
concerning the diversities of plant and animal environments on the site can provide
invaluable educational opportunities.
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Additional Required Information:
1. Revise Preliminary Plat title block to Farmington Middle School - 2nd Addition.
2. Provide surveyor registration number on plat.
3. Dedication of right-of-way to City is required to be shown on the preliminary plat.
4. Indicate type and widths of all existing and proposed public ways, railroad and utility
rights of way, parks and other public open spaces on plat.
5. Identify by name and ownership all adjoining unsubdivided and subdivided land on
plat.
6. Identify metes and bounds of lot lines on plat.
7. Identify striping for car parking in bus unloading area on site plan.
8. Locate 6 foot high chain link fence along east school property line per Police
Department requirement.
9. Locate transplanted boulevard trees on right-of-way line of208th Street on landscape
plan.
10. Provide common and botanical names, quantity, size and installation techniques on
landscape plan.C
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11. A Conditional Use Permit will need to be obtained for the extraction and storage of
. materials within the floodway district to meet City Code 10-10-4 (C) 2.
Requested Action:
Recommend approval of the Farmington Middle School- 2nd Addition Preliminary Plat
contingent on Engineering and Planning comments and forward the preliminary plat to
the City Council after resolution of staff comments has been achieved.
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TO:
Lee Smick, Planning Coordinator
.
FROM:
Lee M. Mann, P.E.,
Director of Public Works/City Engineer
SUBJECT: Farmington Middle School Preliminary
Plat Review
DATE: March 5, 1998
The engineering division has completed the review of the plans submitted by Independent School
District No. 192 for their proposed middle school. Following are comments regarding engineering
Issues.
General
1. The plans submitted for the plat are preliminary and further engineering review will be required
when construction plans are submitted. The construction plans will need to be substantially
complete before final plat approval. The following comments are based on the preliminary plans .
and additional issues may be raised during construction plan review.
2. The plan sheets submitted are larger than the City would normally allow. The construction plans
may stay at the current size, however the record plans will need to be no larger than 24" x 36".
3. The Developers agreement for the plat will need to be executed or a grading permit will need to
be obtained before any site grading can commence.
4. It is recommended that the School District solicit input from the Railroad adjacent to the easterly
property line of the site.
20Sth Street
1. The alignment of 208th Street needs to be revised on the plans to reflect the design provided by
City staff and the correct alignment will need to be incorporated into the construction plans and
the final plat documents.
2. In the future when 208th Street is built, the School District would be assessed for 100% of the
costs for the project abutting their property in accordance with the City's Assessment Policy.
3. The street that is proposed to be constructed along the 208th Street alignment is shown at 24-feet .
wide. The future 208th Street is designated to be 56-feet wide. The opportunity exists at this
Citl}. of FarminfJton 325 Oak Street · Farminl]ton} MN 55024 · (612) 463.7111 · Fax (612) 1163-2591
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time to build a 28-foot wide street now, which would provide for half of the future street. The
street would need to be constructed to 10-ton design standards to meet the needs of the future
street. If the School District decides to build the 24-foot wide street at this time, to standards less
than 10-ton, it needs to be understood that when the future street is built the School District will
be responsible for the costs associated with removing and replacing the 24-foot wide street.
4. 20Sth Street will need to be posted for No Parking.
5. The plans submitted show three access points to 20Sth Street. The two southerly accesses would
be full access points providing ingress and egress from the site. The northerly access point is
proposed to be a bus entrance only, one-way easterly. This design can work the way the plan is
designed now, however, as 208th Street is shifted to the east to meet the design provided by City
staff, it will be more desirable to combine the two northerly access points. Combining the access
points will allow the pond in that area to be expanded to the north to make up for the area lost by
moving 208th to the east. Combining the accesses would also eliminate one access point to 20gth
and even though the ingress-only proposal addresses most of the concerns with having three
access points, it would be more desirable to have a maximum of two accesses.
6. The Right-of-Way for 208th Street will need to be dedicated to the City on the Final Plat.
Sanitary Sewer and Water
1. The conceptual layout of the sanitary sewer and water as shown on the plans is for the most part
acceptable with some minor alignment changes. A more detailed review will be performed when
construction plans are submitted. Plan and profiles will be required for the utility and street
plans.
2. The water main proposed includes the installation of trunk water main. As per City policy, the
City will be participating in the costs for the trunk water main.
Grading and Drainage
1. All requirements set forth in the City's Surface Water Management Plan for developments and
design will need to be met. There are issues with this site which will not allow for some of the
requirements to be met with the conventional approaches, however there are alternative methods
to achieve the desired results.
2. All flood plain mitigation and hydrauliclhydrologic calculations need to be submitted and will be
reviewed with the construction plan submittal.
3. The site presents some design challenges with regards to drainage and water quality protection.
Mr. Erik Peters of Bonestroo and Associates has reviewed the plans from a drainage and water
quality standpoint. His memo to City staff is attached and the issues raised will need to be
resolved as outlined in the memo.
Management Plan.
Respectfully submitted,
~m~
Lee M. Mann, P.E.
Director of Public Works/City Engineer
cc: file
Mr. Peters IS the author of the City's Surface Water
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DAKOTA COUNTY SOIL AND WATER
CONSERVATION DISTRICT
Dakota County Extension and Conservation Center
4100 220th Street West, Suite 102
Farmington, MN 55024
Phone: (612) 891-7777 FAX: (612) 891-7775
March 5, 1998
Ms. Lee Smick
Planning Coordinator
325 Oak Street
Farmington, MN 55024
Ref.: 97-FRM-074
RE: REVIEW OF THE PRELIMINARY PLAT FOR THE PROPOSED FARMINGTON MIDDLE
SCHOOL LOCATED IN SECTION 30, TOWNSHIP 114N, RANGE 19W.
Dear Lee:
The Dakota County Soil and Water Conservation District (District) has reviewed the Preliminary Grading
Plan for the above-mentioned site. This project entails one school building, parking lot, and ball fields on
23.92 acres. The following report summarizes the proposed erosion controls and submits additional
erosion and sediment control recommendations.
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The District strongly the supports the use of "seepage areas" to minimize off-site stormwater runoff. The
City of Farmington and Independent School District #192 should be commended for pursuing this
environmentally sensitive and innovative approach to the extent practicable.
Prior to final plat approval, we recommend the following erosion and sedimentation controls be
incorporated into the grading plan:
1. Use the stormwater ponds and seepage areas as temporary sediment basins to hold site runoff during
construction. Construct these ponds at the beginning of site grading.
2. Install silt fence at the grading limits along the northern property boundary and adjacent to the
wetland located in the southeast comer of the parcel. Consider using heavy-duty silt fence adjacent to
this wetland.
3. Grade the berm adjacent to the southeastern wetland area first, and stabilize this area immediately.
4. Limit construction access to one point and install a rock construction entrance at this location.
5. Install inlet sediment filters at all catch basins.
6. Show type of energy dissipation devices at all storm sewer outlets. Show how erosion will be
minimized in locations where stormwater pond overflow will be discharging to open fields.
7. Show the location of the overflow for the seepage area in the northeast comer of the site and how
erosion will be minimized at this location.
8. Include temporary and permanent seeding, mulching, and fertilization specifications on the plan.
9. Include details for all erosion controls on the plan.
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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
AN EQUAL OPPORTUNITY EMPLOYER
Farmington Middle School Preliminary Plat
97FRl"1074
2
MPCA General Stormwater Permit at least two days prior to initiating construction. Call me if you have .
questions.
Sincerely,
~C~~_,
Jay Riggs
Urban Conservationist
cc: Mr. Lee Mann, City of Farmington
.
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Memo
.11. Bonestroo
e Rosene
~ Anderlik &
1\11 Associates
EngIneers & ArchItects
.
Project Name: Farmington 6-7 Middle School
Client: City of Farmington
To: Lee Mann
File No: 141-1061
From: Erik Peters
Date: March 5, 1998
Re: Drainage review of plans (submitted on 2/2/98) and summary of meeting on 2/3/98 with the school
board and A TS&R engineering staff regarding drainage issues.
Remarks: The site to be developed poses some design challenges with regards to drainage and water
quality protection. The first challenge is the existing on-site topsoil which is predominantly a lean clay. The
runoff from clay soils is very high, especially in developed areas where the surface is graded to drain
quickly and turf grass is the predominant vegetation. The high runoff from the site will result in larger than
typical water quality ponds.
.
The second challenge is the high groundwater table (approximately 894'). To protect groundwater from
direct inputs of surface water runoff, the bottom of the ponds are recommended to be at least 3' above the
groundwater table. The pond bottom may be lowered a couple of feet if the bottom is sealed with an
impervious liner. The limited depth of excavation allowable on this site affects the construction of water
quality ponds. Unless a substantial amount of fill is brought onto the site, the wet storage volume and
minimum average depth requirements for water quality ponds will not be able to be met.
The design challenges posed by this site necessitate the investigation into alternative best management
practices to improve runoff leaving the site and water quality protection for the Vermillion River and the
adjacent wetlands. The River is a protected waterbody and the wetlands are some of the highest quality
identified on the Wetland and Waterbody Classification Map in the Cities' Surface Water Management Plan
(SWMP). The recommended alternative best management practices are the promotion of infiltration and
vegetative buffers/filters. To help ensure the long term success of the alternative best management
practices, the Farmington School District is encouraged to develop a vegetation management plan for the
Farmington Middle School. The vegetation management plan is recommended to contain provisions
limiting the use of fertilizers (phosphorus-free only), pesticides, and herbicides, and guidance on their
application and storage.
The site contains a significant amount of sandy soil underneath the clay topsoil. These sandy soils are
suitable for use in the construction of infiltration basins for water quality purposes. The infiltration basins, if
designed and constructed properly, hold the potential to meet and possibly surpass the benefits of typical
wet detention ponds. To ensure the infiltration basin will function properly, the site must be kept clean of
. on-site soils (specifically the lean clay topsoil) during the entire construction period. The pore spaces
Bonestroo, Rosene, Anderlik and Associates, Inc.
Page 1 0'5
St. Paul Office:
2335 West Highway 36
51. Paul. MN 55113
Phone: 612-636-4600
Fax: 612c636-1311
Milwaukee Office:
1516 West Mequon Road
Mequon. WI 53092
Phone: 414-241-4466
Fax: 414-241-4901
Rochester Office:
2222 Hwy 52 North
Rochester. MN 55901
Phone: 507-282-2100
Fax: 507-282-3100
Willmar Office:
205 5th Street SW
Willmar. MN 56201
Phone: 320-214-9557
Fax: 320-214-9458
st. Cloud Office:
2008 8th 51. North
51. Cloud. MN 56303
Phone: 320-251-4553
Fax: 320-251-6252
JLl.j Bonestroo
Memo ~~
"Ii1I Anderlik &
. \j. Assodates
Engineers & Architects.
between the sand grains must be kept as clean as possible to maintain the infiltration capacity of the sandy
soils. To prevent degradation of the infiltration basin due to construction activities, it is recommended that
the infiltration basin(s) be constructed after vegetation has been established on the site. If that cannot be
accomplished over the whole site, at least the field areas where runoff will directly enter the infiltration
basin should be established before construction of the infiltration basin. Otherwise, extensive erosion
control measures will need to be taken to trap sediment before it enters the infiltration basin. To improve
the aesthetics of the infiltration basins, wet meadow grasses and shrubs tolerant of wet conditions are
recommended to be planted within the basins. Using a diversity of plant materials is recommended.
Vegetative buffers and infiltration trenches are proposed to treat runoff flowing directly to the Vermillion
River. The design of plant densities and type will be important so the vegetation will slow the rate of runoff,
provide effective filtration and trapping of pollutants present in overland flow and encourage seepage of
runoff into the underlying soils. Required maintenance will include periodic mowing and harvesting.
Below are recommendations regarding drainage and runoff water quality improvements to guide the
development of plans for the Farmington 6-7 Middle School.
Drainage Between the Proposed School and 20Sth Street:
Generally the two ponding basins east of 20Sth Street are envisioned to act as preliminary sedimentatio.
ponds prior to draining into the wetland/infiltration basin west of 20Sth Street. The two ponding basins east
of 20Sth Street are significantly undersized to meet the requirements for water quality protection by
themselves.
1. Both ponding basins east of 20Sth street are recommended to be designed with an aquatic/safety bench
at the outlet elevation or normal water level (NWL) with skimmer structures at the outlets of both ponds.
The grading of a maintenance bench above the NWL as recommended in the SWMP may be
unnecessary due to the easy access to the ponds from surrounding paved areas. Using a submerged
outlet as a skimmer as currently proposed on the plans submitted is not recommended due to
maintenance issues and plugging concerns due to sedimentation and ice.
2. Ponds with a bottom contour elevation within 3 feet of the assumed groundwater elevation of S94'
should be sealed with clay (minimum 1 foot in depth) as is currently proposed.
3. The school district representative expressed a desire to design one pond as a dry pond. The bottom of
the dry pond would be constructed with sandy soils to promote infiltration. The concept is to allow
runoff to collect and pond without discharge for storms up to the 5 year event. This is an acceptable
concept. However, sediment washed off the pavement surfaces and into the pond will likely seal the
bottom of the pond in time. The pond will likely take on characteristics of a wet pond design unless
periOdic maintenance is done to remove accumulated sediments and restore the transport capacity o.
Bonestroo, Rosene, Anderlik and Associates, Inc.
Page 2 of 5
st. Paul Office:
2335 West Highway 36
5t. Paul, MN 55113
Phone: 612-636-4600
Fax: 612-636-1311
Milwaukee Office:
1516 West Mequon Road
Mequon. WI 53092
Phone: 414-241-4466
Fax: 414-241-4901
Rochester Office:
2222 Hwy 52 North
Rochester, MN 55901
Phone: 507-282-2100
Fax: 507-282-3100
Willmar Office:
205 5th Street 5W
Willmar, MN 56201
Phone: 320-214-9557
Fax: 320-214-9458
st. Cloud Office:
2008 8th 51. North
51. Cloud, MN 56303
Phone: 320-251-4553
Fax: 320-251-6252
Memo
Jdj Bonestroo
-=- Rosene
~ Anderlik &
1 \11 Associates
Engineers & Architects
.
the underlying soils. Therefore, the pond outlet and downstream infiltration basin is recommended to
be designed assuming the "dry pond" discharges for all storm events and little infiltration is taking place.
4. If the "dry pond" is designed as proposed in the current plans, it would be preferable to have the street
drainage carried into the pond by storm sewer rather than overland flow down the slope of the pond.
This would eliminate a potential erosion concern.
5. Storm sewer discharge into the proposed "dry pond" is recommended be designed with the ability to
outfall at two elevations. The storm sewer should be designed to discharge at the bottom of the dry
pond and at the invert elevation of the outlet of the dry pond. To prevent freezing of the storm sewer
pipes discharging into the pond (assuming the pond bottom seals) the invert elevations should be at or
above the outlet elevation of the "dry pond". Erosion control and energy dissipation measures will be
required at the discharge point(s).
6. The discharge from the ponds will need to be designed with appropriate energy dissipation measures.
The slower the discharge velocity exiting the ponds and the greater the flow is dissipated over a broad
area after exiting the outlet culverts the better. Little rate control is intended to occur with the two ponds,
so priority should be given to maximizing the wet storage volume of each pond, reducing discharge
velocities, and promoting sheet flow after discharging from the outlet culverts.
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Drainage Between the Ball Fields and 20Sth Street:
The area around the wetland is recommended to become an infiltration basin into which a significant
amount of school property will drain. Infiltration of runoff is the principal best management practice to
improve the quality of runoff leaving the school property.
1. The native topsoil will need to be removed to expose the underlying sandy soils. Clean sand will need
to brought from off-site or on-site as directed by the City Engineer to replace the excavated material up
to the 897' contour elevation.
2. The minimum recommended storage volume within the infiltration basin is the runoff volume from the 5-
year event (2.9 acre-feet based on grading plan reviewed). The storage volume provided will need to
take into account the future extension of 208th Street and its encroachment toward the wetland. For
rainfall events greater than the design storm event, an overflow structure should be constructed to
discharge into an extension of the existing 42" storm sewer.
3. It is recommended that the surface area of the infiltration basin should be as large as feasible to
provide a large area for infiltration and slow the rate at which the basin will begin to see a reduction in
infiltration capacity.
.
Bonestroo, Rosene, Anderlik and Associates, Inc.
Page 3 of 5
st. Paul Office:
2335 West Highway 36
St. Paul. MN 55113
Phone: 612-636-4600
Fax: 612-636-1311
Milwaukee Office:
1516 West Mequon Road
Mequon, WI 53092
Phone: 414-241-4466
Fax: 414-241-4901
Rochester Office:
2222 Hwy 52 North
Rochester, MN 55901
Phone: 507-282-2100
Fax: 507-282-3100
Willmar Office:
205 5th Street SW
Willmar. MN 56201
Phone: 320-214-9557
Fax: 320-214-9458
st. Cloud Office:
2008 8th St. North
SI. Cloud, MN 56303
Phone: 320-251-4553
Fax: 320-251-6252
Memo
~ BonestlOO
II::. Rosene
"IilI Anderlik &
. \J. Associates
Engineers & Architects
4. The fields adjacent to the infiltration basin should be raised 2' to 3' higher in order to lessen the exten
and frequency of inundation by runoff into the infiltration basin. Raising the fields may introduce
drainage issues with the properties adjacent to the proposed fields that will need resolution.
Vermillion River Floodplain and Water Quality Improvements for Runoff:
After reviewing the submitted plans and considering water quality issues, the proposal to create a small
ponding basin within the floodplain is not recommended. The pond would not be large enough to meet the
protection requirements required for the Vermillion River and its wetlands. Instead it is recommended that
vegetative buffers and infiltration trenches be used to improve the quality of runoff leaving the site. The
result would be that the entire area between the bus road and the wetlands associated with the Vermillion
River are recommended to become one large vegetative buffer area. The use of this area for overland
water quality improvement of runoff prior to inflow into the Vermillion River could meet the requirements of
the SWMP. The area could also become a natural science area for the schools
1. It is recommended the grading plan include the future bus corral planned for the south side of the
school. This will assist in the proper design and placement of the proposed vegetative buffers and
infiltration trenches so they will be effective now and in the future. The grading of the floodplain is
recommended to be changed to look more natural with some undulation. As currently designed, it
looks unnaturally uniform. The grading plan should show compensation for fill within the floodPlain.
the school building and the future bus corral.
2. The proposed berm and outlet along the southern edge of the property would no be longer necessary.
3. A variety of plant types will need to be planted beginning with wetland vegetation in the lower elevations
and native prairie grasses along the edge of the road. The type of native vegetation selected and their
placement on the site will need to match their preferred environment. The slope of the site and
resulting changes in the local environment will result in some differentiation in vegetation types.
4. Multiple vegetative infiltration trenches are recommended to be constructed along and parallel to the
bus road. The intent of the trenches is to slow the rate of runoff, promote sheet flow rather than
concentrated flow of runoff, encourage infiltration of runoff into the soil and filtration through the use of
vegetation (grasses). The trenches are recommended to be constructed using earthen berms,
approximately l' in height. The top of the earth berms should be fairly level to promote dispersion of
flow over the berms. To further the promotion of infiltration, the bottoms of the trenches may be lined
with pervious soils/gravel under a thin layer of topsoil. Further recommendations to their design can be
provided.
5. The storm sewer carrying runoff from the roof is recommended to discharge into the first vegetative
filtration trench farthest from the river. The outlet should be constructed to direct flow along the filtratio.
Bonestroo, Rosene, Anderlik and Associates, Inc.
Page 4 of5
st. Paul Office:
2335 West Highway 36
51. Paul, MN 55113
Phone: 612-636-4600
Fax: 612-636-1311
Milwaukee Office:
1516 West Mequon Road
Mequon, WI 53092
Phone: 414-241-4466
Fax: 414-241-4901
Rochester Office:
2222 Hwy 52 North
Rochester, MN 55901
Phone: 507-282-2100
Fax: 507-282-3100
Willmar Office:
205 5th Street SW
Willmar, MN 56201
Phone: 320-214-9557
Fax: 320-214-9458
st. Cloud Office:
2008 8th 51. North
51. Cloud, MN 56303
Phone: 320-251-4553
Fax: 320-251-6252
Memo
lJJ Bonestroo
-=- Rosene
'IilI Anderlik &
1 \11 Assodates
Engineers & Architects
.
trench to promote sheet flow by using the berms to disperse flow. Energy dissipation at the outlet will
likely be necessary.
Northwest Corner Pond/Seepage Area:
As proposed, the pond basin may be designed to function as an infiltration basin for water quality
purposes. The clay topsoil within the basin will be removed and replaced with clean sand up to the 897'
contour. However, because runoff into the pond will not have gone through a sedimentation basin, the
pond bottom may seal and lose its infiltration capacity over time. How long it will take for the pond bottom
to seal is unknown. The behavior of this pond should be observed over time and it may provide useful data
that could be used in future pond design in the City.
1. The 1 DO-year peak discharge from the pond is recommended to be restricted to match existing
conditions or the capacity of the downstream ditch whichever is more restrictive.
.
2. Assuming the pond will be designed as an infiltration basin, the required storage volume below the
outlet elevation is the runoff from a 5-year storm event (1 acre-foot). To maintain the existing discharge
to existing conditions (approximately 5 cfs) the recommended outlet is a drop inlet structure (elevation
899') with a 12" culvert (invert at 898') exiting the structure. Assuming the bottom of the pond is no
longer infiltrating and the starting water surface is at 899', the 1 DO-year HWL will be approximately 900'
with a peak discharge of 5 cfs. It is assumed that there is an additional 0.9 acre-feet of storage
between the 899' and 900' contours in estimating the HWL elevation. The peak discharge is a
somewhat high, however, since the pond should, for the most, part function as designed, there won't be
many occurrences where the outlet is used.
3. The ponding basin could be designed as a wet pond. Using the PONDNET model, the wet storage
volume required to meet water quality criteria is 1.3 acre-feet. The drawback to this option is that the
minimum average depth criterion of 3' - 4' depending on the pond size is not likely to be met. The
purpose of the minimum average depth requirement is to avoid the re-suspension of sediment from the
pond bottom due to inflow into the pond. An infiltration basin would provide better treatment of runoff
water, assuming the basin works as designed. The benefit to this option is slightly better rate control
(estimated peak discharge of 3 cfs). An aquatic/safety bench and outlet skimmer structure will need to
be provided should the pond be designed as a wet pond.
This pond could be designed using either method described above. However, it would be of interest to
construct the pond as an infiltration basin and observe the behavior of the pond over time. The use of
infiltration ponds may become more prevalent within the City, especially along the designated trout
streams. This appears to be a good location for an infiltration pond and it could provide useful data for
future designs in the City.
.
Bonestroo, Rosene, Anderlik and Associates, Inc.
Page 5 of 5
st. Paul Office:
2335 West Highway 36
51. Paul, MN 55113
Phone: 612-636-4600
Fax: 612-636-1311
Milwaukee Office:
1516 West Mequon Road
Mequon, WI 53092
Phone: 414-241-4466
Fax: 414-241-4901
Rochester Office:
2222 Hwy 52 North
Rochester, MN 55901
Phone: 507-282-2100
Fax: 507-282-3100
Willmar Office:
205 5th Street SW
Willmar, MN 56201
Phone: 320-214-9557
Fax: 320-214-9458
st. Cloud Office:
2008 8th St. North
St. Cloud, MN 56303
Phone: 320-251-4553
Fax: 320-251-6252
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TO:
FROM:
Farmington Planning Commission
Michael Schultz ,^' [)
City Planning Division 1)X
DATE:
March 10, 1998
RE:
Residential Development Signs
INTRODUCTION
City Staff has reviewed several of the promotional project signs in each of the respective
residential developments along the Pilot Knob Road corridor and has determined that
several of the signs do not comply with the sign ordinance.
DISCUSSION
.
Staff reviewed the following developments and their promotional signs to determine if
they were in compliance with Section 4-3-1: Signs; Billboards of the City Code. The
developments included; Nelson Hills Farm, Troy Hills and Pine Ridge Forest. Listed
below are the number of signs found per development and which were determined to not
to be in compliance v.;ith the City Sign Ordinance.
A) Nelson Hills Farm:
1. Promotion of Development Project Sign; location: S W comer of Pilot Knob Rd.
and Euclid Path intersection; sign size: 81/:' X 81/:' (72.25 sq. ft.); property
o\\ner(s): Heritage Development Company.
2. Promotion of Development Project Sign; location: 1\W comer of Pilot Knob Rd.
and 190ths St. W. intersection; sign size: 81:' x 8V:' (72.25 sq. ft.); property
o\\ner(s): Heritage Development Company.
Comments: Developments 30 acres or greater, 5 signs not to exceed 200 aggregate square
feet of advertising surface may be erected. The above signs are in compliance.
B) Trov Hills:
1. Off-premises Directional I Promotion of Development Project sign; location: east
side of intersection at Akin Rd. and 195th St. W.; approximate sign size: 6 x 4 (24
sq. ft.); property owner(s): MJ & Elaine McNamara.
.
Comments: Promotion of development project signs must be erected on project site only.
Off-premises directional signs require a conditional use permit, this sign is not in
compliance with the ordinance.
CitlJ. of FarminfJton 325 Oak Street · Farminl]ton} AfN 5502lJ · (612) lJ63-7111 · Fax (612) 463.2591
C)
Pine Ridge Forest:
.
1. Off-premises Directional 1 Promotion of Development Project sign; location: NE
corner of Pilot Knob Rd. and 190th St. W.; sign size: 8' x 8' (64' sq. ft.); property
owner(s): Tim Giles.
2. Off-premises Directional sign (portable sandwich board type); location: NE
comer of 190th St. W. and Euclid Path; sign size: approximately 2' X 3' (6 sq. ft.)
(two sided); property owner(s): appears to be either in ROW or on Frontier
Communications property.
Comments: Both signs are considered to not be in compliance.
ACTION TO BE TAKEN
City Staff suggests a letter be sent to the respective developers with signs that currently
are not in compliance. The letter \vill state that the signs will need to be brought within
compliance of the City Code within 30 days. This may require relocating the sign and/or
obtaining a conditional use permit in accordance \\ith Section 4-3-2 (A) 12. Off-Premises
Directional Sign. Off-Premises Directional signs are allowed for residential
developments which in the determination of the Planning Commission incurs a hardship
for lack of unreasonable identification (see attached sign ordinance).
.
Because the ordinance was not enforced concerning residential developments; it is
suggestion of staff that each new subdivision development seek a sign permit in order to
track the size and location of the proposed signs at the time of development is approved.
Michael Schultz
City Planning Division
.
-+-3-1
.
SECTION:
4-3- 1:
4-3- 2:
4-3- 3:
4 - 3 - 4:
4-3- 5:
4-3- 6:
4-3- 7:
4-3- 8:
4-3- 9:
4-3-10:
4-3-11 :
4-3-12:
.
4-3-1:
-+-3-1
CHAPTER 3
SIGNS; BILLBOARDS ~ ,u t)t ("oM t\ t. te. 0 t-;".
Definitions
Permined and Prohibited Signs
Signs in any District
Nonconforming Signs
Permit Requirements
Cancellation
Removal of Signs
Fines
Appeals
Severance Clause
Revoke Permit
Maintenance
DEFINITIONS:
i:}:.\
t.. .~"7
~E~
SIGNS: Any wrinen announcement, declaration, demonstration, display, illustration,
insignia or illumination used to advertise or promote the interest of any person or per-
sons when the same is displayed or placed out of doors in the view of the general
public, or a pylon exterior wall or building surface. A sign shall be considered as a struc-
ture or part of a structure for the purpose of applying yard and height regulations ex-
cept as herein stipulated.
ADVERTISING SIGN: A billboard. posterpanel board. painted bulletin board, or other
communicative device which is used to advertise products, goods and/or services. any
part of which is not sold, produced, assembled, manufactured or furnished or other-
wise related to activities conducted on the premises on which such sign is located.
AVv~'JING: A nonrigid hood or cover projecting from a building, which may be folded.
COllapsed or retracted against the building.
BEACONS: Any light with one or more beams, caoable of being directed in any direc-
tion or directions or capable of being revoived automaticaily.
.
=36
7"."S Chapter preVIOUSIV sUPPlementeCI: 272: 772: 784
.1-3-2
.
4-3-2
sign indicating the entrance to a two-way driveway may De required
where the Zoning Administrator deems it is necessary to safely direct
the traveling public.
14. Awning Signs: Signs consisting of one line of letters not
exceeding nine inches (9") in height may be painted or placed upon
the hanging border only of an awning. An identification emblem,
insignia, initial or other similar design, not exceeding eight (8) square
feet in area may be painted or placed elsewhere on an awning.
15. Painted Wall Signs: Painted wall signs shall be permitted only on
structurally sound and homogeneous surfaces.
16. Church Signs: On-premises freestanding and attached church
signs shall be permitted in any district not to exceed seventy five
(75) square feet per side. (Ord. 086-173, 2-21-86)
17. Agricultural District Signs: Permitted and conditional uses within
agricultural districts may utilize one sign per site to identify the
location of services available and products grown for sale. Such sign
shall not exceed thirty (30) square feet. (Ord. 094-331, 4-18-94)
(B) The following signs are prohibited as prescribed:
.
.
694
1. Illuminated Signs: Illuminated signs shall not be permitted within
the "A", "C" and "R" Districts.
~-\
. .: . - . .
t.0
2. Rotating, Moving or Flashing Signs: Rotating, moving or flashing
signs shall not be permitted in any district.
3. Traffic Interference: No sign shall be erected that, by reason of
position, shape or color would interfere in any way with the proper
functioning or purpose of a traffic sign or signal.
4. Snipe Signs: There shall be no use of snipe signs anywhere within
the City.
5. Roof Signs: Roof signs, roof advertising symbols, roof logos, roof
statues or roof sculptures shall not be permitted in any district. No
sign shall extend above the roof line.
6. Business and Advertising Signs: Such signs shall not be painted.
attached or in any manner affixed to trees. rocks or similar natural
surfaces, nor shall such signs be affixed to a fence or utility pole.
City 0; Farmington
4-3-2
"."'-:;':':\
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, .--_.-,
........ ".-'~.
4-3-2
to this shall be limltea to thirty two (32) square feet In area, conform
with setback requirements in each district. and may be illuminated
subject to timing and information controls stipulated as a condition to
the conditional use permit.
.
9. On-Premises Signs: For the purpose of identifying or advertising a
business, person, activity, goods, products or services located on the
premises where the sign is installed and maintained, signs shall be
regulated as set forth in subsections 4-3-3(B) and (C).
10. Illuminated Signs: Except for temporary signs, illuminated signs
shall be allowed in "B" and "I" Districts. Such sign shall be
illuminated only by steady, stationary, shielded light sources directed
solely at the sign, or internal to it, without causing glare for
motorists, pedestrians or neighboring premises as outlined by the
section in Chapter 6 of the Zoning Ordinance dealing with exterior
lighting.
11. No Trespassing Signs: No trespassing signs and no dumping
signs shall not exceed two (2) square feet in area per side and not to
exceed four (4) in number per lot in "R" Districts. In "A" and "C"
Districts such signs shall not be less than three hundred feet (300')
apart. (Ord. 086- 173, 2-21-86)
12. Off-Premises Directional Signs: For the purpose of providing off
street direction to a residential project described in this subsection
(A), or a new venture less than twelve (12) months following
occupancy permit, a public, religious or nonprofit institution, or a use
which, in the determination of the Planning Commission, incurs
substantial hardship from lack of reasonable identification as a result
of its location, a conditional use permit shall be required. Such sign
shall not exceed twenty five (25) square feet per face and such sign
shall conform to the yard requirements of the zoning district in which
it is located. In addition, a directional sign may be permitted for any
uses which, in the determination of the Planning Commission, incur
substantial hardship from lack of reasonable identification as a result
of its location. If said sign is lighted, it shall be illuminated only
during those hours when business is in operation or when the model
homes or other developments are open for conducting business.
(Ord. 093-320, 12-6-93)
.
13. On-Premises Directional Signs: Where one way access and
egress drives are incorporated in a site plan, a sign indicating traffic
direction no more than four (4) square feet may be placed at a
driveway within five feet (5') of the street right of way. A directional
594
.
City of Farmington
..l-3-1
, ....., ,..,
--..J-~
.
'.VALL SIGN: A sign affixea directly to me exterior wail or screening surface and con-
fined within the limits thereof and wnlcn prOject from that surface less than fifteen
InChes (15") at all points.
.i-3-2:
PERMITTED AND PROHIBITED SIGNS:
I.A) The following signs are permined uses subject to the follOWing regulations:
1. Temporary Real Estate Signs: For the purpose of selling, renting or leasing
property, one sign may be placed per street frontage Within fifteen feet \ 1 5'}
of the right-of-way line, on the property to be sold or leased. The size of such
sign shall be a maximum of six (6) square feet for residential property and a
maximum of thirty two i32) SQuare feet for all other properties.
2. Signs for Promoting and/or Selling a Development Project: For the purpose
of selling or promoting a development project of three (3) to thirty (30) acres,
three 13) signs not to exceed one hundred (100) aggregate square feet of adver-
tising surface may be erected on the project site. For projects of thirty (30)
acres or greater, five (5) signs not to exceed t'NO hundred \200) aggregate square
feet of advertising surface may be erected.
3, Street Banners: Street banners advertising a public entertainment or event
are permitted if specifically approved by the City Zoning Officer and in loca-
tions designated by the Zoning Officer.
.
4. Beacons: Revolving beacons. beamed lights or similar devices shall be per-
mitted in all "B" and "I" Districts provided that they do not so distract
automobile traffic as to constitute a safety hazard.
'~'::?:.";4,
(jjJ
5. Temporary Signs: There shall be no more than one temporary sign in any
required yard. and there shall be no more than three (3) such signs on any lot,
and the total area of such signs shall not exceed twenty five (25) square feet.
Temporary signs may be illuminated.
6. Election Signs: Political advertising of public elections are permitted on private
property in any zoning district with the expressed consent of the owner or oc-
cupant of such property. Such signs may not be posted more than sixty \60)
days prior to the election and must be removed by those responsible for the
erection of the sign or the property owner within seven (7) days following the
election. Such signs must be no larger than sixteen (16) square feet.
7. Window Signs: Permanent signs printed or otherwise displayed from the in-
side surface on an individual window shall not exceed two \2) square feet or
twenty five percent (25%) of the total window area. whichever IS greater.
8. Public Service Information Signs: Shall be allowed by conditional use in ail
districts either on pylons or on the building face. Such sign area devotea
.
:=6
4-3-1
4-3-1
BENCH SIGN: A sign attachea to or painted on a bencn for seating.
BUSINESS SIGN: A Sign relating in its subject matter to the premise on which it is .
located or to products. accommodations. services or activities thereon.
DIRECTIONAL SIGN: A sign erected on private property for the purpose of directing
vehicular and pedestrian traffic to public facilities or functions.
ELECTION SIGN: Political advertising on private property with the expressed consent
of the owner or occupant of such property.
ILLUMINA TED SIGN: Any sign which has characters, letters, design or outlines il-
luminated by artificial light directly to or from the interior of the sign.
INTEGRAL SIGN: A sign carrying the name of a building, its date of erection, monumen-
tal citations, commemorative tablets and the like when carved into stone or made of
bronze, or other permanent type of material and made an integral part of the structure.
MARQUEE and/or CANOPY: A roof like structure projecting from and attached to a
building.
NONCONFORMING SIGN: Any advertising structure or sign which was lawfully erected
and maintained prior to the adoption of this Code which fails to conform to ail ap-
plicable regulations and restrictions of this Code.
PAINTED WALL SIGN: A sign which has been painted directly onto a building wall,
using the wall material as a base of the sign.
'.~'::~
..~:.;: . .J
'~
PORTABLE SIGN: A sign not attached to the ground and designed so as to be movable
from one location to another.
.
PUBLIC SIGN: Noncommercial signs in the public interest, erected by, or on the order
of. a public officer in the performance of his duties.
REAL EST ATE SIGN: A temporary sign erected by a realtor or private individual for
purposes of advertising for sale or lease a particular building and/or parcel of property.
ROOF SIGN: A sign erected ueon or above a roof or parapet of a building or above
the eaves in the case of a hip, gable or mansard roof where the plane of the roof is
less than sixty degrees i 60 ~l from the horizontal.
SNIPE SIGN: Any sign of any material whatsoever that is attached in any way to a
utility pole, tree or any object located or situated on public property.
TEMPORARY SIGN: A banner, pennant, poster or advertising display constructed of
cloth. canvas, plastic, sheet. cardboard or other like materials and intended to be
displayed for a limited period of time.
.
~=5
4-3-5
4.-3-9
Bl
1. Public signs
.
2. Temporary signs
3. Temporary real estate signs
4. Integral
5. Announcements of concerts, plays, lectures and club activities
6. Election signs
7. No trespassing signs
8. Interior window signs
9. On-premises directional signs
10. Nameplate signs
In addition, fees may be waived by the City Council for signs containing a
religious, civic, school or public interest subject.
.
4-3-6: CANCELLATION: A sign permit shall be null and void if the work for
which the permit was issued has not been completed within a period
of six (6) months after the date of the permit. A permit may be renewed one time
and no additional fee shall be collected for renewal.
~"'7::'
} "''''''.-;'f.
.~~
4-3-7: REMOVAL OF SIGNS: The Zoning Officer shall order the removal of
any sign erected or maintained in violation of this Chapter.
Thirty (30) days' notice in writing shall be given to the owner of the building, struc-
ture or premises on which such sign is located, to either bring the sign into compliance
with the Chapter or effect its removal.
4-3-8: FINES: Any person, organization, corporation or their representatives,
found in violation of this Chapter shall be guilty of a misdemeanor
and upon conviction, shall be punished by a fine not to exceed five hundred dollars
($500.001 or by imprisonment for not more than ninety (90) days, or both. Each day
that a violation exists shall constitute a separate and distinct offense. punishable as
aforesaid.
4-3-9:
APPEALS: To provide for a reasonable interpretation of the provisions
of this Chapter, a permit applicant who wished to appeal an
.
=86
-1.-3--1.
-1.-3-5
-1.-3--1.: NONCONFORMING SIGNS:;'ny Sign that is nonconforming to the
requirements of this Chaoter. whether 'JV variance previoUSly
granted or by conformance to eXisting Sign regulations at the time the original permit
for said sign was issued. shall either be removed or brougnt up to code requirements
within the time periOd prescribea nereln dating from the effective date of this Chapter.
.
AmortlZ.3tlon Schedule
~ctual COSt of Sign
Penoa for Flemoval
500.01 to 1.000.00
3 '2 years
312 years
4. 1/2 years
5 ;'2 years
$ 500.00 or less
1.000.01 to 2.500.00
Over $2.500.01
(Ord. 088-209. 9-19-881
4-3-5:
PERMIT REQUIREMENTS:
IA) No sign shall be erected. changed or relocated without a permit issued by the
Zoning Officer. Any sign Involving electrical components shall be wired by a
licensed electrician.
: ;:.~.::)
~~. :'f~7
The permit application snail be signed by the applicant. When the applicant
is any person other than the owner of the property. it shall also be signed by
the owner of the property. The application shail contain the following
information:
.
1. Name. address and telephone number of the property owner. sign owner
and erector.
2. Location of the sign or structure.
3. Scaled draWing showing position of the sign in relation to the nearest
buildings, structures, public streets. right of ways and property lines.
4. Plans and speCifications and method of construction or attachment to the
building or in the ground. including all dimensions, showing all light sources.
wanage, type and color of lights. and details of any light shields or shades.
5. Other information as may be reauired by the Zoning Officer.
(B) Fees: The schedule of fees for sign oermits is established each year by the
City Council. Signs which require a conditional use permit must pay both a
sign permit fee and a conaitional use permit fee. No fee shail be required for
the signs listed below:
.
'::=6'1088
TO:
Farmington Planning Commission
FROM:
Michael Schultz
DATE:
March 10, 1998
RE:
Reisinger Property
INTRODUCTION
Gil Anderson of Edina Realty and a perspective buyer are proposing to purchase the Bongard
Trucking/Coach Express property at 20522 Akin Rd. They are proposing to change the land use
from a trucking facility to private and public vehicle storage and possibly a small
manufacturing/fabricating type shop.
.
DISCUSSION
The buyer initially proposed a "tap and die" type facility in the front portion of the building
which would include lathes, drill presses, milling machine and surface grinder. The shop would
consist of2 (possibly more) employees. The buyer has since stated that if that would not be
allowed that he would like to use the property for personal storage of his own vehicles in which
he does repair work. The back portion would then be leased out to residents with RV's, trailers,
boats, vehicles, etc. The buyer is willing to landscape the property as well as placing fencing in
both the front and the portion behind the building.
There is some confusion on when exactly the property was allowed a conditional use permit for
equipment and maintenance storage. The permit must have been issued before a fire had
damaged the building back in 1992. This is based on a note written sometime in April of 1993 by
former City Planner Tooker to Building Inspector Manke informing that because Mr. Bongard is
"replacing an approved conditional use he is not required to produce a landscape pIan".
After the fire Mr. Bongard proposed on expanding the use of the property. David Harmeyer, the
then City Attorney, stated that a new conditional use must be applied for if the use were to be
expanded from the permit of the equipment and maintenance storage for trucking equipment.
The Planning Commission originally requested that if expansion were to be done that the parking
area must be paved and additional landscaping be added. It was felt that the paving surface
would negatively effect the adjoining wetlands. Mr. Bongard was denied expanding his
conditional use permit on the basis of protecting the existing natural environment adjoining the
property, the long range need to protect area wetlands and the lack of an acceptable development
plan.
CONCLUSSION
Mr. Anderson and the prospective buyer would like to know if the existing conditional use permit
would be extended into the newly proposed uses. It is staff's opinion that the storage of both
personal and rented space ofRV's and vehicles would meet the intent of the original conditional
use (though new conditions should be attached to avoid "junk" vehicle storage). Also, if the use
is to be expanded into a fabrication shop or any other use that was not initially intended a new
conditional use would be necessary by the property owner.
.
Cc:
Gil Anderson, file
CitlJ. of FarminfJton 325 Oak Street · Farminl]ton} MN 55024 · (612) 463.7111 · Fax (612) 463.2591
I 3- I ',:' :'!'C' ':l: ::;13,\/ i
FPO/l PPES'=-; L J IIF ] 11[1 1 612 .163 702 I
rJ, I
.~RESS
~E_c-
.
.
Industries, Inc.
1\1ETAL f-ABRICA TINO & SUPPORT EQl1JPMENT
P.O. Box 240843. Apple Valley, MN 55124. (612) 463-2671 · FAX (612) 463-7021
February 18, 1998
r:di!lR P.~211ty
,1 (19 Thi x'd St
F2rmington, MN 55024
ht t '1: GilAurJ,s:rson
Pea:r )'11'. .rm.de:r son:
We would very much like to pursue the purchase of the building at
20522 Akin Rd. in Farmington.
Before we'all spend a lot of time on this I would like you to
check with the ~eople you said you know on the city council for
the following applications on the property:
- To start with we would landscape the front two berms
so that you could not see into the grounds around the building
- Put a front gate on the entrance
- H~ve the entry from the street to the front of the building
tarred. .....
- Nould work inside the building to arrange it for our use
- .some time in the n~ar future y.1~ would want to use the grounds
RS storage for RV's, CRr trailers, boats, etc. No junk cars or
anything that cannot run on its own powel~. We would offer this
service to the community, at a fee, to help clean up the
residential areas around Farmington. It seems more and more
r.ities Rre trying to pass ordinances that you cannot store
~nything outside on your residential property.
- Long range, 1 to 2 years be able to run a small metal
fabricating shop out of th~ building. The shop would have
0quipment such as drill press~s, a milling machine, a lathe,
? surface grinder, small metal brake, ete. N'othing \vi th impact
loading on the floor.
If we cannot qo this way, then I would like to set up an
FiT'-'!'")intment ,vi th you and prcc:eed furthe~~.
Sincerely,
(1~~ss-. INDUSTRIES
~'r Dant r.
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~ - ." - - - - - - - - - - - - .. - - -
------- ---------...-----------
.
City of Farmington Variance/Conditional Use Permit
325 Oak Street, Farmington, MN 55024
612-~63-711l FAX 612-~63-2591
for office use
NUMBER
APPLICATION FOR: 0 Variance fa Conditional Use*
(please check) .*requires an abstractors certificate of owners within 350 ft.
(average cost - $250-350)
LEGAL DESC~PT~ON OF p.R9PERTY: (lot, blo,ck, plat nan:e, se:tion.t?~nshi'p~r~g~~
, (; ." + c f- "1' It e..- J..);;. 11 ("\.( S. (/ _' ~.:5 r II ~ J<:.....:u:::.;.-
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ZONING DISTRICT
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I C (}f > (' It A.-, y ~S.-: --c.~ e.. .
Cl 9 + i "" 7'..!l State ;tl II Zzp Code 5::;;-0 "3.5
PRESENT LAND USE:' (..{ ~ i . - / 0 - / ~ 0 I) J .. (I! ~ I ~ u
SPECIFY NATURE OF REQUEST GROUNDS:. LUcr 1< -0,-,,- P r, vie + G--cv-:s
F~LL~~~ ~ti~HED~~~as~ c~eck) 0 ProofofOvmership 8Boundary Survey
IB"Application Fee /.?- ,)~ g.-eopies of Site Plan
__._ 0 Abstract
. . ~/ /. Y :_~Torrens(O~er'S DUP:i~ate Certificate ofTitle Required)
ApplIcant's Slgnature1V . liT @"U-'" Applicant's SIgnature
Date 3 -- . -1 Date
for office use only
REQUEST SUBMITTED TO THE PLAi'\'l'lNG COMMISSION ON
ACTION: OPublic Hearing set for:
o Denied Reason:
. FINAL ACTION: 0 Approved
o Denied
Comments:
Reason:
ZONING ADMINISTRATOR:
DATE:
signature
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City of Farmington
Community Development Department
Planning Division
325 Oak Street
Farmington, MN 55024
Community Dev.
Planning
Building Insp.
(612) 463-1860
(612) 463-1820
(612) 463-1830
To:
City Planning Commission
From:
Lee Smick, Planning Coordinator
Date:
February 24, 1997
RE:
Planning Commission Recommendation Summary
PUBLIC HEARINGS
a) Adelmann! Allen Petition to Rezone
Recommendation
1. Staff recommends that the Planning Commission approve the Comprehensive Plan
Amendment and Rezoning Petition requesting the change from the current A-I Agriculture
designation to R-3 High Density - Residential.
b) Preliminary Plat approval of Glenview Townhomes
Recommendation
1. City staff recommends that the Glenview Townhome Preliminary Plat be continued to the
March 10, 1998 Planning Commission meeting in order to resolve the above issues. The
developer has been notified concerning the hearing continuance.
.
.
.
c)
Conditional Use/Home Occupation Permit for 5080 183rd Street West.
Recommendation
1. Approve the Conditional Use Permit for Home Occupation on the basis that it meets all
requirements outlined in Section 10-6-11 of the City Code.
d) Prairie Creek East Schematic Plan
Recommendation
1. City staff is recommending that the Prairie Creek East Schematic Plan be continued to the
March 10th Planning Commission meeting in order to receive additional information
required by the City in the schematic plan review process. The developer has been notified
concerning the hearing continuance.
TO:
City Planning Commission
FROM:
Michael Schultz, Planning Division
DATE:
February 24, 1998
RE:
Application for Rezone -
Comprehensive Plan Amendment
Planning Department Review
Applicant:
Laura Adelmann / James Allen
Allen Homes Corp.
12433 Princeton Ave.
Savage, MN 55378
(612) 894-1473
Attachments:
I. Application for Rezone
2. Permitted and Conditional Uses; Section
10-3-2 City Code
Maps:
1. Location Map
2. (Reference Zoning Map)
3. (Reference Comprehensive Plan Map)
Location of Property:
East of Trunk Hwy. 3 and north of Co. Rd.
72 and southeast of the Wausau Property
(NE1f4 ofNW1f4 of Section 32, Township 114
North, Range 19 West, City of Farmington)
Size of Property:
18.11 Acres
Proposed Rezoning:
R-3 (High-density residential) - 18.11 acres
(see zoning district definitions in
attachments)
Existing Zoning:
A-I (Agriculture)
Comprehensive Plan:
A-I (Agriculture) Comprehensive Plan has
not been amended since annexation of
property. (* See additional comments)
.
CitlJ. of FarminfJton 325 Oak Street. Farminfjton} MN 55024 · (612) 463.7111 · Fax (612) 463.2591
.
Area Bounded By:
Single-family residential is located to the
southwest as well as future East Farmington
4th across County Road 72. The Wausau
Co. is located to the northwest and the
City's Prairie Water Way is located to the
north and east.
Current Land Use:
Undeveloped Open Space.
Terrain:
Terrain is mostly flat open space with little
elevation change.
Permitted and Conditional
Uses Under Rezoning:
See attached Section 10-3-2 of Zoning Code
Zoning Definitions:
R - 3: High Density Residential District is designated to provide areas of the City which
will allow multiple dwellings in areas close to business and services, public facilities and
good transportation. The location of these areas generally follows the recommendations
made in the Comprehensive Plan.
. Additional Comments:
The property was annexed into the City by Laura Adelmann on January 5, 1998. The
proposal to rezone this property comes at the heels of the Giles property approval to
rezone to R-3. This property will eventually be providing a second ingress/egress out of
the Glenview Townhomes (Giles Property). The Adelmann property rezone to high-
density residential would serve a continuation in the zoning and land uses in this section
ofthe City.
The additional R-3 zoning would also meet the City's Livable Communities Agreement
with the Metropolitan Council to add more life cycle and affordable housing to the City's
housing stock. A total of29 acres of high-density residential land would be added (the
combination of the Adelmann and Giles properties) to the City's land totals which must
meet 33% of buildable land set-aside for affordable housing.
The designation will bring additional traffic to both Trunk Highway 3 and County Road
72. Using the formula of 10 vehicles per unit / per day; it is estimated that there will be
2,000 vehicles accessing the two main roads mentioned above. The City Engineering
Department and the Minnesota Department of Transportation are addressing this
problem.
.
.
.
.
The property is not designated in the MUSA area at this time, however, staff is working
with the Metropolitan Council to use land swapping as a means to secure MUSA to the
site.
Requested Action:
Staff recommends that the Planning Commission approve the Comprehensive Plan
Amendment and Rezoning Petition requesting the change from the current A-I
Agriculture designation to R-3 High Density - Residential.
10-3-2
.
Permitted Uses
i 0-3-2
Conditional Uses
20. Churcnes
21. Congregate care facilities
22. Towers
(Ord. 086-177, 3-17-1986; amd. Ord. 088-198, 2-1-1988: Ord.
091-246, 5-20-1991; Ord. 093-298. 2-16-1993: Ord.' 094-335.
8-1-1994; Ord. 096-378. 8-19-1996; Ord. 096-383, 11-18-1996)
(E)
R-3 High Density District
1. Single-family dwellings
2. Two-family dwellings
3. Day care facility serving
more than 16 persons
4. Planned unit developments
5. Public utility buildings
6. Public buildings
7. Solar energy systems
8. Hospitals and clinics
9. Nursing homes
10. Clubs
11. Accessory apartments
12. Public and parochial
schools
13. Churches
14. Funeral homes
15. Congregate care facilities
(Ord. 086-177, 3-17-1986; amd. Ord. 091-246, 5-20-1991; Ord.
093-298,2-16-1993; Ord. 094-335, 8-1-1994)
1. Multiple-family dwellings
2. Townhou~s - quad homes
3. Public ~.kS and playgrounds
4. Accessory storage buildings
5. Residential care facilities
serving 7 through 16 persons
6. Day care facility serving
13 through 16 persons
.
~j
(F) R-4 Mixed Code District
1. Single-family dwellings (UBC)
2. Public parks and playgrounds
3. Accessory storage buildings
4. Residential care facility
serving 6 or fewer persons
5. Day care facility serving
14 or fewer persons
.
597
Ci.ty of Farmmgton
1. Two-family dwellings
2. Multiple-family dwellings
3. Planned unit developments
4. Townhouses - quad homes
5. Solar energy systems
6. Accessory apartments
7. Public utility buildings
8. Public buildings
9. Day care facility serving
more than 16 persons
10. Public and parochial
schools
11. Churches
TO:
Mayor, Councilmembers,
City Administrator
FROM:
Lee Smick,
Planning Coordinator
SUBJECT:
Glenview Townhomes
Preliminary Plat
DATE:
March 2, 1998
INTRODUCTION
Glenview Townhomes is located to the south ofWausau Supply Company on the frontage road of Trunk
Highway 3 and contains 11.88 acres.
DISCUSSION
The proposed plat consists of an 89 unit townhome complex on 9.7 acres ofland along with a 2.17 acre
commercial area located on the west end of the site. The residential area is R-3 high Density - Residential
and proposes a density of9.17 units/acre which falls below the current requirement of 14 units/acre in an R-3
zone.
The Planning Commission reviewed the preliminary plat at the February 24th meeting and approved the plat
on the following contingencies:
1. The turn-around areas (hammerheads) at the south end of the site should be furthered studied to
allow for a 100p connection to improve vehicle circulation in this location.
2. Approval of MUS A on the site by either land swapping or a boundary reconfiguration of the
MUSA.
3. An agreement between the City's Engineering Division and MNDOT concerning access issues onto
the State owned Trunk Highway 3 frontage road.
4. Approval by the City's Engineering Division concerning review comments dated February 20,
1998.
5. Approval by the City's Planning Division concerning landscape and buffer issues on the site.
At the Planning Commission meeting, City staff recommended that the Glenview Townhomes Preliminary
Plat be continued to the March 10th Planning Commission meeting in order to resolve the above issues
before sending it to the City Council.
Two major issues which City staff recommends to be further researched concern the approval of MUSA by
the Metropolitan Council to the site and access issues on the frontage road which need to be resolved
between the Engineering Division and MNDOT.
MUSA Approval
.
City staff is working with the Metropolitan Council to secure MUSA to the site through either land swapping
of compatible land within the City or reconfiguring the MUSA boundary in this location. These processes
CitlJ. of FarminfJton 325 Oak Street · Farminl]tonl MN 55024 · (612) 463-7111 · Fax (612) 463-2591
.
.
.
can be approved at the Metropolitan Council staff level and do not have to be approved through by the full
Council. City staff recommended to the Planning Commission that the preliminary plat be delayed to allow
for further discussions with the Metropolitan Council's stafffor redesignation of the MUSA to the site.
Since no construction is allowed outside of the MUSA line, City staff concurred that a delay to the
preliminary plat process for this project would pose no hardships to the developer.
Consistency to this process has been expressed by the developer concerning the allowance of preliminary
platting for Charleswood without MUSA secured to this site. As the City Council is aware, this preliminary
plat is part of the MUSA Expansion application which was recently submitted to the Metropolitan Council
for approval and has received initial approval by the subcommittee at the February 17th meeting. Final
MUSA approval to this site will hopefully occur on February 26th at a meeting of the full Metropolitan
Council review. Since this project was designated for MUSA expansion in November of 1996, City staff
recommended approval of the Charleswood Preliminary Plat - 1st Phase. The Glenview Townhome site has
recently been petitioned for annexation into the City on September 15, 1997 and was not proposed to be
developed until 2010. Therefore, City staff concurs that MUSA should be secured to this site before the
preliminary plat is approved.
MNDOT Approval
The second issue concerns the question of access from the site onto the frontage road owned by the State.
MNDOT is currently reviewing three access options to the frontage road submitted by the City Engineer.
These options may all have adverse impacts to the site and must be reviewed thoroughly to determine which
access would be approved by both the City and MNDOT. Therefore, City staff continues to recommend that
the preliminary plat be delayed in order to resolve the access issues on the frontage road.
Additional issues, such as vehicular circulation, landscape and buffering recommendations and compliance
with Engineering comments need to be addressed as well. Because of the amount of work which still needs
to take place through the review process and by the developer's engineer, City staff is recommending to the
City Council that the preliminary plat be continued.
The Planning Commission voted 3-2 to approve the preliminary plat contingent on the previously stated
contingencies. It should be noted that staff recommended to continue the preliminary plat due to the
contingencies associated with MUSA and outside agency review by MNDOT. By continuing the
preliminary plat, if significant changes were requested by MNDOT, the preliminary plat could be revised
without starting the entire public hearing process all over again. Secondly, the City has reached no formal
agreement with the Metropolitan Council on MUSA, and consequently, this approval is also lacking at this
time.
ACTION REQUESTED
Recommend that this request for Preliminary Plat approval be continued to the April 6th City Council
meeting. This should allow adequate time for the above stated issues to be resolved.
Respectfully submitted,
~fi /,7 ~
(/7 /-Q -=-~~.
Lee Smick, AICP
Planning Coordinator
TO:
City Planning Commission
FROM:
Michael Schultz
City Planning Division
DATE:
February 24, 1998
RE:
Conditional Use Permit / Home
Occupation
Planning Division Review
Applicant:
Tad Francis
5080 183rd St. W.
Farmington, MN 55024
(612) 460-6511
Attachments:
1. Location Map
2. Floor Plan
3. Home Occupations Section: 10-6-11
4. Conditional Use Permit: 10-8-5
.
Proposed Home Occupation:
Home Salon
Size of Use Area:
11' x 19' (209 sq. ft.)
Existing Zoning:
R-4 Mixed Code - Single family
Adjacent Zoning:
R-l PUD
Lot Size:
6,009.6 sq. ft.
Most Recent Home Occupation
Presented to the Commission:
Approved Home Occupation for Home Salon to Keith
and Valerie Tutewohl on December 9, 1997; conditions
set for parking in driveway and 2 sq. ft. sign.
Additional Comments:
The Commission has approved home occupations concerning home salons in the past, the most
recent involving the Tutewohls in Riverside Estates. The conditions that were set involved no
off-street parking, all customers were to park within the driveway, and that only a 2 square foot
sign was permitted.
Requested Action:
.
Approve the Conditional Use Permit for Home Occupation on the basis that it meets all
requirements outlined in Section: 10-6-11 of the City Code.
CitlJ. of FarminfJton 325 Oak Street · FarmintJton} MN 55024 · (612) 463- 7111 · fax (612) 463-2591
.
.
.
10-6-11: HOME OCCUPATIONS: A home occupation is permitted as an
accessory use if it complies with the requirements of this Section following all
procedures outlined for approval of a conditional use.
(A) The home occupation shall be conducted solely and entirely by persons who
reside full time in the home.
(B) The home occupations shall be conducted wholly within the principal or
accessory structures.
(C) No structural alterations or enlargements shall be made for the sole purpose of
conducting a home occupation.
(D) Only one home occupation shall be permitted for each principal structure. (Ord.
086-177,3-17-1986)
(E) Exterior displays or signs; other than a two-sided, two (2) square foot,
nonilluminated sign; and exterior storage of materials and exterior indication of
the home occupation or variation from the residential character of the principal
structure shall not be permitted. (Ord. 089-217, 3-17-1986)
(F) The activity does not involve the manufacture, assembly or distribution of goods
and the activity does not deal with the general retail public. (Ord. 086-177, 3-17-
1986
1 0.8.5
i 0-8-5
.
2. The approvea site Clan and all attached conditions shall be filed
by the petitioner with tr:e Zoning Officer Within thirty (30) days of final
approval. Any develocment contrary to the approved plan shall
constitute a Violation of this Title.
(C)
A conditional ~se shall be aocroved if it is found to meet the
following criteria:
1. The proposed use conforms to the district permitted and
conditional use provisions and all general regulations of this Title.
2. The proposed use shall not involve any element or cause any
conditions that may be dangerous. injurious or noxious to any other
property or persons and shail comply with the performance
standards listed below.
3. The proposed use snail be sited. oriented and landscaoed to
produce harmoniOus "elationshlp of buildings and grounas to
adjacent buildings and properties.
4. The proposed use shall produce a total visual impression and
environment which is consistent with the environment of the
neighborhood.
A.:';t,"
.
5. The proposed use shall organize vehicular access and parking to
minimize traffic congestion in the neighborhood.
6. The proposed use shall preserve the objectives of this Title and
shall be consistent with the Comprehensive Plan.
7. Additional requirements with respect to conditional uses in the
Conservation District include the following:
(a) Filling a wetland shall not exceed the flood storage capacity
requirements for the wetland.
(b) The proposed development shall not result in unusual
maintenance cost for road and parking areas or the breaking and
leaking of utility lines.
(c) Development shall be permitted in such a manner that the
maximum number of trees shall be preserved. The remaining trees
shail contain at least fifty percent (50%) of the canopy coverage.
294
.
C;ty 0; Farmmgton
TO:
City Planning Commission
FROM:
Lee Smick, Planning Coordinator
DATE:
February 24, 1998
RE:
Prairie Creek East Schematic PUD
Planning Department Review
Applicant:
Warren Israelson
Progress Land Company, Inc.
6001 Egan Drive, Suite 100
Savage, MN 55378
(612) 463-1860
Engineer:
Progress Engineering, Inc.
6001 Egan Drive, Suite 100
Savage, MN 55378
(612) 226-3201
Referral Comments
1. Lee Mann, City Engineer
2. Jay Riggs, Dakota Co. Soil & Water
3. Donald Blum, MET Council
Environmental Services
Attachments:
1. Prairie Creek East Schematic
2. Landscape Plan
3. Location Map
4. (Reference Zoning Map)
5. (Reference Comprehensive Plan)
Location of Property:
Property is located east of the existing
Prairie Creek development and abuts the
City and Empire Township Corporate lines.
Legal: the SE'i4 of Section 13, Township
114 N, Range 20 W, City of Farmington
Size of Property:
160 acres
Existing Zoning:
R-l (Low-density Residential)
C-l (Conservation)
F-3 (General Flood Plain)
.
CitlJ. of FarminfJton 325 Oak Street · Farminl]ton} MN 55024 · (612) 1,63-7111 · Fa/( (612) 463-2591
.
.
.
Comprehensive Plan:
Low Density Residential
Proposed Zoning Change:
R-l PUD
Surrounding Land Uses:
The site is bounded by single-family
development to the west and on the north,
east and south by undeveloped cropland,
wetland and woodland. The undeveloped
property on all sides is likely to develop
within the next several years.
Current Land Use:
Agriculture
Terrain:
Topography on the site is quite flat, with
elevations ranging from 920 in the northwest
part of the site, to about 904 in the ditch
bottom in the southeast part of the site. The
site drains southeast toward North Creek,
which in turn drains about one and a half
miles south to the Vermillion River.
Project Description:
The Prairie Creek East development is a
multi-phased single-family housing project
proposed for construction in northeastern
Farmington. The development includes
approximately 415 single-family residential
lots, 18.4 acres of wetland, 3.3 acres of
stormwater ponding, and 3.0 acres of
municipal parks and trails. Most of the site
is currently used for production of
agricultural rowcrops and vegetable crops.
An excavated drainage ditch flows southeast
through the site. The ditch flows from DNR
protected Lake Julia, located upstream of the
site, to North Creek, which is located about
1,000 feet east of the site. Drainage from
the site flows south and east about 2,300 feet
before reaching the confluence with North
Creek.
Additional Comments:
The schematic plan proposes 415 single family residential lots and which will be
constructed in seven phases. The street system shows two access points from the west
.
connecting with l87th Street and Eaglewood Trail in the Prairie Creek 4th Addition.
Two connections to the north are proposed along with one access to the south of the
property.
The plan proposes approximately seven ponding areas throughout the site along with a
drainage ditch running from the northeast corner of the property to the south-central
boundary of the property. A proposed recreational trail will run the length of the drainage
ditch.
The following information is required to be submitted to allow for a complete review of
the Schematic Plan:
1. Plan data must be shown stating number oflots, density, acreages, etc.
2. Road widths should be shown on the plan.
3. Additional information is required by the Engineering Department (see
comments ).
4. Phasing of the project needs to be reviewed to ensure that no long dead end streets
will be constructed due to inadequate phasing of the project.
5. Comments by reviewing agencies need to be recievied in order to generate a
thorough review.
.
In addition to the above comments, an Environmental Assessment Worksheet (EA W) was
required for this property to comply with the Environmental Quality Board's
requirements concerning the number of lots proposed in a development. The EQB
specifies that an EA W is required when more than 250 single-family lots are proposed in
a project. The Prairie Creek East project proposes 415 single family lots.
In the EA W review process, the City of Farmington is the Responsible Governmental
Unit (RGU) for the project and is legally responsible for the accuracy and completeness
of the information contained in the EA W. The RGU has 30 days from the time the
proposer submits the EA W to determine if the EA W is accurate and complete. During
this time, the RGU may request additional information be provided, or that the proposer
make changes to the EA W. The RGU must establish that it has independently verified
information in the EA W to be accurate and complete. While the proposer provides
information for the EA W, the EA W is ultimately the RGU's document.
Once the 30 day period is completed, the RGU must respond to all comments and make a
decision of no significant impact or EIS need decision.
.
Bonestroo, Rosene, Anderlik & Associates is assisting the City in determining if all
information in the EA W is accurate and complete. The City received the EA W on
February 9, 1998. At this time, the City is eleven days into the review process for
insuring accuracy and completeness of the EA W. Therefore, City staff is recommending
that the schematic plan not be held up concerning the review of the EA W, but a thorough
review of the EA W must be completed before any preliminary plat is submitted to the
.
.
.
City.
Requested Action:
City staff is recommending that the Prairie Creek East Schematic Plan be continued to the
March 10th Planning Commission meeting in order to receive additional information
required by the City in the schematic plan review process.
TO: Lee Smick, Planning Coordinator
FROM: Lee M. Mann, P.E.,
Director of Public Works/City Engineer
SUBJECT: Prairie Creek East Schematic Plan
Review.
DATE: February 20, 1998
Engineering staff has reviewed the Schematic Plan submitted for Prairie Creek East and forward the
following comments:
Schematic Plan
I. If approved, the approval of the Schematic Plan will need to be contingent on the results of the
EAW.
2. The flood plain needs to be established per Erik Peters memo dated 9/16/97 which includes
review and approval by the appropriate agencies. The creek that runs through the site needs to
be re-graded and includes work that needs to be done in Empire Township. This issue should be
brought forward and addressed as quickly as possible.
3. All City streets need to meet 30 mph horizontal and vertical design standards.
4. Show adjacent streets, lot lines and property boundaries.
5. The 16" trunk Water main will need to be continued northerly through the site.
6. The Fire Marshall and Police Chief will need to review and approve the phasing. The second
phase will create a long dead end until the third phase is built.
7. Any comments from other agencies will need to be addressed.
8. Street connection points to adjacent properties my need to be moved based on further study of
adjacent properties.
Utility Plans
The plans submitted are preliminary. Refer to the City of Farmington Submittal Checklist for
Subdivisions when submitting for the preliminary plat. Review cannot commence without a
complete submittal. The following comments are based on the preliminary plans and other issues
Citl}. of FarminfJton 325 Oak Street. Farminl]ton, MN 55024 · (612) 463-7111 · Fax (612) 463-2591
.
.
.
may be raised during subsequent reviews. Approval of the schematic plan does not constitute
approval of the utility layout and design. The following are general comments based on the plans
submitted.
1. All requirements set forth in the Surface Water Management Plan (September 1997) for
developments and design will need to be met.
2. Catch basin spacing shall not exceed 400-feet on any road or swale and water shall be picked up
before it enters an intersection. Catch basins need to be added at the end of all stub streets to
control erosion and protect the road from washouts where applicable.
3. The number of Storm Sewer lines that run down property lines through yards needs to be
minimized. Route the lines in the street where possible. Flared sections are not allowed in
backyards, use catch basins.
4. Pond location and sizing will be reviewed when calculations are submitted.
Respectfully submitted,
~~~
Lee M. Mann, P.E.
Director of Public Works/City Engineer
cc: file
.
.
DAKOTA COUNTY SOILAND WATER
CONSERVATION DISTRICT
Dakota County Extension and Conservation Center
4100 220th Street West, Suite 102
Farmington, MN 55024
Phone: (612) 891-7777 FAX: (612) 891-7775
February 19, 1998
Mr. Michael Schultz
City Planning Division
325 Oak Street
Farmington, MN 55024
Ref.: 96-FRM-OS6
RE: PRELIMINARY PLAT ..\."ID SCHE:\lATIC Pll) REVIEW FOR THE PROPOSED
PR.\IRIE CREEK EAST DE\ cLOP:\lENT LOC:\. TED IN SECTION 13, Tl14N, R22W
Dear Mike:
The Dakota County Soil and \Vater Conservation District (District) has reviewed the above-mentioned
plans. We are unable to complete a thorough review of the preliminary plat and assume a grading and
erosion control plan will be forwarded to our office as soon as it is available. Further, we are in the
process of reviewing the project's EA Wand will submit additional comments prior to the closing of the
30-day public comment period.
The District submits the following preliminary comments regarding the Schematic PUD and preliminary
plat (Prairie Creek East 1 sl Addition, referred to as Prairie Creek 5th Addition):
1. The EA W review and EIS determination should be completed prior to preliminary plat approval.
2. The floodplain location/elevation issue should be resolved prior to preliminary plat approvals.
3. The downstream water quantity impacts associated with the entire development and ditch
modifications should be researched in more detail.
4. If one has not been sent already, a copy ofthe EA W should be sent to Empire Township.
5. The City and project proposer should coordinate closely with the Vermillion River Watershed
Management Organization to ensure compliance with the watershed's stonnwater management plan.
6. The preliminary plat does not provide any infonnation about the wetland/ditch crossing and as such
we cannot comment on the wetland impacts and proposed mitigation. More information is required
before we can comment in more detail.
7. It is not evident that wetland avoidance and impact minimization has been pursued to the extent
required under the Minnesota Wetland Conservation Act; full sequencing is required.
8. It is not clear how the developer will deal with the high groundwater tables in the area.
Thank you for the opportunity to review the plat and schematic PUD. We look forward to working
closely with the City and developer to resolve all of these issues. Call me if you have any questions or
comments.
Sincerely,
. Zti,
Urban Conservationist
AN EQUAL OPPORTUNITY EMPLOYER
~ Metropolitan Council
~ Working for the Region, Planning for the Future
.
.
.
Environmental Services
February 18, 1998
Mr. Michael Schultz
City Planning Division
City of Farmington
325 Oak Street
Farmington,~ 55024
Re: Prairie Creek East, Fifth Addition
Review Comments on Preliminary Plat Approval
Dear Mr. Schultz:
The Metropolitan Council has received, and reviewed the plan that was attached with your letter
dated February 10, 1998 related to the above referenced PUD schematic. Your letter requested
any comments that we may have on the proposed schematic plan.
Located within the South-East corner of the proposed plat is an existing Metropolitan Council
Environmental Services (MCES) sanitary sewer metering vault. This vault structure was
installed as part of the Prairie Creek 4th Addition improvements and its design and installation
was coordinated between the City of Farmington, Progress Land Company and the MCES. It is
our understanding that at the time that the vault was constructed a preliminary lot layout for the
area adjacent to the vault had been developed. The vault was designed based on this layout. I
have enclosed a copy of a portion of this layout in the area of the vault for your information. The
vault was to be located in a green area behind a residential lot that would have access provided to
it by a paved trail adequate to accommodate a maintenance vehicle. Coordination and provisions
for this trail were to be provided for by the City of Farmington (see letter to City dated
September 20, 1996).
From review of the new schematic layout as attached to your February 10 letter, it appears that
the vault will now be located within a street. The original vault design assumed that it would be
located within a green space with no traffic loading. Hence the access hatch for the structure was
not designed to accommodate vehicular traffic loading. The access hatch is also sized
accordingly to facilitate the installation of a parshall flume in the future. If the access hatch is
replaced with one that can accommodate traffic loading, and the street improvements are
completed in the area of the vault prior to the installation of the flume, it may be necessary to tear
up the street to gain access to the vault so that a parshall flume can be added.
Other issues related to the placement of the vault within a street would include the final grade of
the street. The elevation of the access to the vault is currently three feet above the surrounding
grades. This elevation was established based on proposed grades in what was once to be a back
230 East Fifth Street S1. Paul. Minnesota 55101-1633 (612) 222-8423
Fax 229-2183 TDD/TIT 229-3760
An Equal Opportunity Employer
.
Mr. Michael Schultz
February 18, 1998
Page 2 of3
yard area. If the now proposed street grade is to be different than what was originally proposed
in this area it may be necessary to adjust the structure access. The other issue we have relates to
where the vault will be located and the routine frequency of MCES site visits to the facility.
MCES Operations personnel visit metropolitan metering facilities at a minimum of once a week.
Because it appears that the vault access will be located in the centerline of the proposed street,
we would request that provisions be made for some type of off-street side access. This may
include the installation of an underground cattle-pass type facility that would connect the vault to
another structure located next to the street. This would enable MCES staff to park .their
maintenance vehicle next to the curb and gain access to the vault. Otherwise it may be necessary
to park the maintenance vehicle in the center of the street making it nearly impossible for traffic
to get around it.
To address the above issues regarding the changes in the design and access to the meter vault the
MCES will program and make the required improvements to the facility so that it can function in
its new surroundings. This will necessitate the coordination of the site development activities
with the meter vault/station improvement activities.
.
MCES metering facilities also have associated with them an instrumentation panel which is
located adjacent to the metering vault. These panels stand approximately 6 feet above ground
level and consist of a 3 foot by 4 foot metal cabinet. They are usually painted green in color and
are not the easiest item to conceal in the surrounding landscape. With the original vault located
in the rear yard area their significance wasn't that great. However, now with the new location
within the street, it may be necessary to locate this cabinet within a front yard or possibly a side-
yard area. The vault is actually located just outside of the proposed platted lot area of the
development. So the location of the panel will become more of an issue when the area East of
the current development becomes platted.
We will also require some type of easement in the area of the instrumentation panel and side
access structure. This easement may have to cover an area outside the street right-of-way since
the panel and side access structure will need to be far enough from the street curb so that snow
plowing operations don't block passage or access to either facility.
We recommend that as soon as a construction schedule has been established for this
development, we be contacted so that coordination efforts can begin on our end to initiate our
facility improvement program for the reconstruction of the metering facility. We suggest that if
the development is approved as it is represented in the current schematic layout, the City and
MCES meet to discuss the issues we have in the meter vault location as outlined above.
.
.
.
.
Mr. Michael Schultz
February 18, 1998
Page 3 of3
Since the original design of the vault was coordinated with the City and the Developer, and the
new plan represents a change in the design conditions for the vault, it would be our position that
any additional costs associated with revising the vault's design and subsequent reconstruction of
the vault to address the issues outlined above would be borne by the City.
If you have any questions regarding our review of the subject schematic PUD review or issues
related to costs associated with the change in the vaults design, or if you wish to schedule a
meeting, please don't hesitate to call me at 602-1116.
Sincerely,
Donald S. Bluhm, PE
Municipal Services Manager
Enclosures
V:\ALL\COL VINKL\TYPING\PRACKSH.DOC
DSB:KLC:car
cc: William Moeller, Assistant General Manager, Wastewater Services
Carl Schenk, Metropolitan Council Regional Area Planning
Tim Keegan, MCES Operations Interceptor Division
Lee Manns, Fannington City Engineer
Warren Israelson, Progress Land Company
,
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TO:
City Planning Commission
FROM:
Lee Smick, Planning Coordinator
DATE:
February 24, 1998
RE:
Glenview Preliminary Plat
Planning Department Review
Applicant:
Tim Giles
TC Construction
8343 210th St. W.
Lakeville, MN 55044
(612) 808-1317
Engineer:
Bruce Bullert
Community Partners Designs
405 Division Street
Northfield, MN 55057
(507) 645-6044
Referral Comments:
I. Lee Mann, City Engineer
2. Jay Riggs, Dakota Co. Soil & Water
Attachments:
I. Glenview Preliminary Plat
2. Glenview Grading Plan
3. Location Map
4. (Reference Zoning Map)
5. (Reference Comprehensive Plan)
Location of Property:
East of Trunk Hwy. 3 and north of Co. Rd.
72 and south of the Wausau Property (SY2 of
the Nl/4 of the NWl/4 of Section 32,
Township 114 N, Range 19 W)
Size of Property:
11.88 acres
Number of Units / Density:
89/9.17 UA (units per acre)
Existing Zoning:
B-1 (Limited Business)
R-3 (High-Density Residential)
CitlJ of FarminfJton 325 Oak Street · Farminl]ton} MN 55024 · (612) 1163-7111 · Fax (612) 1163-2591
Comprehensive Plan:
B-1 (Limited Business)
R-3 (High-Density Residential)
Surrounding Land Uses:
The site is bounded by single-family
development to the south (facing away from
proposed development), commercial
warehousing to the north, undeveloped open
space to the east (currently proposed
rezoning to R-3). Across Trunk Hwy. 3 are
single-family residents.
Current Land Use:
Undeveloped Open Space
Terrain:
Topography on the site is quite flat with
little or no elevation change
Project Description:
Glenview Townhomes is a proposed 89-unit
private townhome development located on
the east side of the City. The developer is
not proposing to phase the development at
this time. The commercial area on the west
will be either sold and/or developed by Mr.
Giles.
~
ia,..
...;
Additional Comments:
Glenview Townhomes is proposing an 89-unit private development along with a
proposed commercial area on 11.88 acres. The proposed commercial area consists of
2.18 acres and is zoned B-1 and the proposed residential area consists of9.7 acres and is
zoned R-3 with a density of9.7 units/acre which falls below the current requirement of 14
units/acre in an R-3.
The proposed commercial area is located at the west end of the property along the
frontage road of Trunk Highway 3. Review of the plan by MNDOT is currently
underway and no response has been received by the City concerning the frontage road.
The review time for MNDOT is typically between 45 and 60 days and the plan was
submitted to MNDOT during the week of February 9th. Further research and information
gathering needs to be addressed by both the City and MNDOT in order to adequately
review the proposed site plan.
Townhomes are proposed to be located on the remaining acreage of the property and will
consist of multi-level, split entry walkouts and slab on grade. A large portion of the
multi-level units will be located along the southern border of the property. The split entry
units will be located in the north-central portion of the site and along the east side of the
..
.
.
.
.
proposed commercial area and the slab on grade units will be located at the northeast
corner of the site. There will be a total of 55 multi-level units, 22 split entry units and 12
slab on grade units.
Private streets are proposed for the development and are measured at 24 feet in width and
are required to be constructed with curb and gutter. The primary access to the property is
located at the west end and will access the frontage road of Trunk Highway 3. Street
connections to the east have been determined with the adjacent developer ofWexford
Square and will allow for additional accesses to the Glenview property. The offsite street
accesses will connect with Twelfth Street in the Wexford Square development and
Twelfth Street will connect with 213th Street to the south of both developments. Turn-
around areas (hammerheads) are shown in two locations on the property to allow for turn-
around movements for emergency vehicles. The private streets will be maintained by a
homeowners association.
Parking for the townhomes consist of a one stall garage and a space in front of the garage.
This meets the parking requirements in the City Code for two parking space per
townhome. Twenty-seven additional spaces have been shown throughout the site to meet
the needs of visitors. The planning staff recommends that the spaces parallel to the street
be configured at a 90 degree angle because circulation problems could occur due to the
width of the private street.
. Two ponding areas are shown on the plan and will be addressed in the Engineering
review comments. However, the ponds may provide an excellent opportunity for a
passive recreational space by utilizing landscape plantings. Two tot lots have been shown
on the site and will be maintained by a homeowners association.
Landscaping on the site needs to be more detailed as to the variety and size of the species
proposed. It is recommended that earth berms along with additional plantings be utilized
along the northern and southern property boundaries to provide adequate screening of
adjacent properties.
The property is not designated in the MUSA area at this time, however, staff is working
with the Metropolitan Council to use land swapping as a means to secure the MUSA to
the site. Since the MUSA is not approved for this property, City staff is recommending
that the preliminary plat be delayed to allow for redesignation of the MUSA at this
location before the plat is approved and resolve MNDOT transportation issues.
Additional information is required on the preliminary plat in order to comply with
submission polices and they include the following:
.
1.
2.
Plat showing metes and bounds of the property and individual lots.
A detailed landscape plan showing variety and size of plantings along with a
detailed plan for recommended earth berms.
Resolution of the frontage road issue with MNDOT.
3.
4.
Resolution of the MUSA issue.
.
Requested Action:
City staff recommends that the Glenview Townhome Preliminary Plat be continued to the
March 10, 1998 Planning Commission meeting in order to resolve the aforementioned
Issues.
J.;.:'
1:.
.
."";
iiIc
.
TO: Lee Smick, Planning Coordinator
FROM: Lee M. Mann, P.E.,
Director of Public Works/City Engineer
SUBJECT: Review of Preliminary Plat for Glenview
Townhomes
DATE: February 20, 1998
Engineering Staff has reviewed the preliminary plat submittal for Glenview Townhomes and
forwards the following comments:
Preliminary Plat
1. Currently, this area is not sho\\TI to be in the MUSA expansion. It is understood that MUSA is
being pursued for this site, however it is recommended that this issue be resolved before the
preliminary plat is approved.
2. There are significant access issues in relation to Trunk Highway 3 and the frontage road. It is
recommended that these issues be resolved with MnDOT before preliminary plat approval is
granted. Two of the options that MnDot is reviewing could significantly affect the plat.
3. Include the City project number, approval signature block and dimensioning of boundary, street,
right-of-way, building and setbacks on the preliminary plat drawing.
4. Trunk watermain will need to be installed along the easterly boundary of the site. This issue will
need to be coordinated with the adjacent property owner to the east. The location of the water
main could affect the most easterly units on this plat.
5. The limits of the sanitary sewer easement on the east side of the property needs to be shown.
6. The Fire Marshall will need to approve the hammerheads on the plat.
7. Any comments from other agencies will need to be addressed.
Preliminary Grading, Drainage and Utility Plans
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
Citl}. of FarminfJton 325 Oak Street. Farminl]ton} MN 55024 · (612) 463-7111 · Fax (612) 463-2591
final plat approval. The following comments are based on the preliminary plans and other issues .
may be raised during construction plan review.
1. Include City project number, approval signature block, benchmark, lot lines for adjacent
properties, and existing contours 200-feet beyond property lines on the plan.
2. Show all proposed contours. The current drawing only shows contours in the areas of the
proposed ponds. Proposed contours for the entire site are required.
3. All requirements set forth in the Surface Water Management Plan for developments and design
will need to be met.
4. The plan shows the ponding for the site being accomplished on-site. The opportunity exists to
expand the existing Wausau pond and provide more open space and possibly more parking on
this project.
5. Ponding and pipe sizing calculations will be reviewed when the full submittal is received with
the construction plans.
6. Catch basin spacing shall not exceed 400-feet on any road or swale and water shall be picked up
before it enters an intersection. Catch basins need to be added at the end of all stub streets to
control erosion and protect the road from washouts where applicable.
7. A swale running to the existing pond will not be allowed.
.
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8. Provide information about future streets and grading on the property to the east.
9. An erosion control plan will be required with the next submittal.
10. 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,
11. More information on the sanitary sewer connection to the interceptor needs to be submitted. The
connection as shown does not appear to be ideal.
fl1 0 tuJ
17iZV1 f' /rY1 . .
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~Yh~
Lee M. Mann, P.E.
Director of Public Works/City Engineer
cc:
file
.
.
DAKOTA COUNTY SOIL AND WATER
CONSERVATION DISTRICT
Dakota County Extension and Conservation Center
4100 220th Street West, Suite 102
Farmington, MN 55024
Phone: (612) 891-7777 FAX: (612) 891 -7775
February 19, 1998
Mr. Michael Schultz
City Planning Division
325 Oak Street
Farmington, MN 55024
Ref.: 98-FRM-015
RE: REVIEW OF THE PRELIMINARY PLAT FOR THE GLENVIEW RESIDENTIAL AND COMMERCIAL
DEVELOPMENT LOCATED IN SECTION 32, TOWNSHIP 114N, RANGE 19W.
Dear Mike:
The Dakota County Soil and Water Conservation District (District) has reviewed the Preliminary Grading and
Erosion Control Plan for the above-mentioned site. This project entails 89 multi-family units (16 buildings)
and a proposed commercial lot on 11.88 acres. The following report summarizes the proposed erosion
controls and submits additional erosion and sediment control recommendations.
We observed the following erosion and sediment controls on the plans:
. 1. Two stormwater ponds.
We have the following comments and recommendations regarding erosion and sedimentation control:
1. Limit construction access to one point and install a rock construction entrance at this location.
2. Minimize disturbance to adjacent properties by installing a perimeter silt fence.
3. Install inlet sediment filters at all catch basins.
4. Use the stormwater ponds as temporary sediment basins to hold site runoff during construction.
5. Show type of energy dissipation devices at all storm sewer outlets, including the swale that flows off-site.
6. 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.
7. Include temporary and permanent seeding, mulching, and fertilization specifications on the plan.
8. Include details for all erosion controls on the plan.
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. Call me if you have questions.
cc: Mr. Lee Mann, City of Farmington
AN EQUAL OPPORTUNI1Y EMPLOYER
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