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HomeMy WebLinkAbout03.26.96 Special Planning Packet ~ AGENDA REPORT PLANNING COMMISSION SPECIAL MARCH 26, 1996 . 1. CALL TO ORDER - 7:00 P.M. 2. PUBLIC HEARING - 7:00 P.M. - Preliminary Plat prairie Creek Fourth Addition This proposed 21 acre subdivision is the last of the undeveloped land within Prairie Creek PUD. It was recently allowed by the Metropolitan Council to be added to the Farmington MUSA and contains 65 lots. The street layout was approved as a part of the PUD plan. The trail that is included on 178th Avenue in the First Addition will be deflected into the parkland adjoining Lake Julia and, therefore, will not need any additional right of way. Two street openings have been planned for access into undeveloped property to the east. This property will not develop until additional MUSA has been approved. The problems of the plat involve substantial engineering issues as follows: a) Sanitary sewers planned to serve the plat are too shallow. At 3 1/2 feet, there will be excessive threat of freezing, even with the insulation that has been proposed. b) On site ponding areas need to be on lots dedicated to the City, the same as developed in the Second Addition. Each ponding outlot must have access from a public street for maintenance. As proposed, the lots in the plat will not meet minimum lot size requirements because of on site ponding. The grading plan indicates that one of the ponding areas extends into lots in the Third Addition. . c) Sewer pipes are larger than required in order to justify low gradients. These are not acceptable as they are likely to present future maintenance problems. It is also possible that they will not be acceptable to the Minnesota Pollution Control Agency. d) Basements are too low at elevation 911. Based upon high-water levels designed at Lake Julia, the lowest acceptable elevation will be 913. e) The plans need to identify 100 year flood elevations as it appears that there will be a considerable amount of on site ponding during periods of flooding. One of the ponding areas either has not been provided with an outlet or a planned outlet is not shown. f) It is possible that Lot 4/ Block 2 may be unbuildable because of Mid America Pipeline. House depth will be limited to 50 feet. g) There needs to be verification that NURP standards are being.met for drainage directed to Lake Julia. h) A wetlands inventory will be required because of on site hydric soils. i) A hydraulic study has been recommended by the City Engineer, who is also recommending that the Developer proceed with excavation of the remaining portion of the Lake Julia outlet east of the property in Empire Township. . .. ~ j) Two alternatives have been suggested as possible solutions to a substantial number of problems that have been raised. The first is to excavate a duplicate of Lake Julia on . the property owned by the Developer directly to the east in order to provide 3 to 4 feet of additional cover on site, both for streets and housing. The second would be to create a connection to the Lakeville/Apple Valley interceptor that would substantially increase the depth of on site sewer pipe. The City Engineer estimates the cost for each will be in the range of $200,000. Recommendation Based upon the scope of engineering problems, the Planning Commission should either ask the Developer to withdraw the plat or recommend against approval. 3. Invalidation of Conditional Use Permits As discussed at the regular meeting, the Conditional Use granted to David Finnegan, contract owner of Lots I, 2, and 3, Block 25, Town of Farmington, to both move and convert a large metal clad building into a 10 unit apartment structure were granted on June 14, 1994. Substantial progress has not been made to implement these requests. The Commission, therefore, needs to declare the conditional uses null and void. 4. Workshop with City Council Staff was unable to schedule a meeting with the Metropolitan Council staff until March 28, .996. Without the information that will be gained from a MUSA discussion with the Met ouncil staff, the workshop is not likely to be as productive as it could be. The tentative time for a rescheduled workshop is at 7:30 P.M. on April 9, 1996 following limited discussion that will be on the regular agenda. Charles Tooker City Planner .