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HomeMy WebLinkAbout09-28-21 CITY OF Meeting Location: FARMINGTONFarmington City Hall 430 Third Street Farmington, MN 55024 PLANNING COMMISSION SPECIAL MEETING AGENDA September 28, 2021 7:00 PM 1. CALL TO ORDER 2. PUBLIC HEARINGS (a) Preliminary Plat and PUD - Dakota Meadows 3. ADJOURN CITY OF O 43o Third St., Farmington, MN 55024 FARMINGTON © 651-28o-6800 e Farmington MN,gov TO: Planning Commission FROM: Tony Wippler, Planning Manager SUBJECT: Preliminary Plat and PUD - Dakota Meadows DATE: September 28, 2021 INTRODUCTION Dakota Meadows, LLC has submitted applications for Preliminary Plat and Planned Unit Development for the Dakota Meadows development. The subject property consists of approximately 41 acres located generally in the southeast intersection of Denmark Avenue and 220th Street. The project area is located south of Dakota Electric and west of the Dakota County Fairgrounds. The property is generally flat with a large wetland located on the south portion of the site. A rail line runs along the eastern boundary of the site. DISCUSSION As shown on the preliminary plat(attached),the developer is proposing 106 single-family lots spread over the 41 acres. The net density as proposed is 3.4 units per acre. The property is zoned R-2 (Low/Medium Density Residential) and is proposed as a Planned Unit Development. The R-2 zone allows for a density range between 3.5-6.0 units per acre. The preliminary plat also includes 6 outlots. The outlots consist of a combination of storwater facilities, open space/park, and wetlands. The proposed standards for the development are: Minimum lot width: 45 feet Minimum lot area: 5,850 square feet Front setback: 25 feet Rear yard setback: 20 feet Side yard setback: 6 feet The lot sizes range from 5,850 square feet up to 13,945 square feet in size. The average lot size within the development is proposed at 7,508 square feet. Access and Transportation Access to this development is proposed from Denmark Avenue. A secondary emergency access is shown towards the southern end of the development near the wetland area. The secondary access would consist of an enhanced trail section that would provide emergency access in and out of the site from Denmark Avenue to the internal cul-de-sac. The emergency access will have to be gated and closed to motorized vehicle of the general public. The Preliminary Plat does provide three road stubs, one to the property to the north owned by the Dakota County CDA, one to the property to the south owned by Bernard Murphy Farms, LP, and one near the northeast corner of the development to provide future access to the north. The road right-of-way within the development is proposed top be 60 feet in width with the roadway width being 31 feet face of curb to face of curb. The proposed development is adjacent to CSAH 31 (Denmark Avenue) and is therefore subject to the County's contiguous plat ordinance. The County's Plat Commission reviewed the Preliminary Plat on August 18, 2021. Based on the Plat Commission's review an additional 5 feet of right-of-way will be required to be dedicated for CSAH 31. This will be a condition of approval of the Preliminary Plat. Parks, Trails&Sidewalks Sidewalks must be provided on one side of the streets. Currently sidewalks are not provided within the development. Eight foot wide bituminous trails are provided along the northern boundary of the site extending from Denmark Avenue west to the plat boundary, along the southern end of the development adjacent to the wetland and along the right-of-way of Denmark Avenue. The city's comprehensive plan identifies a neighborhood park in the southeastern portion of this site. The Preliminary Plat provides two outlots, one in the center of the development at the intersection of Street C and Street D as well as in the very southeast corner of the development for park purposes. These two outlots are separated and are not a size and shape conducive to providing the types of amenities the Parks and Recreation Department look to achieve with neighborhood parks. The city is not looking to take these outlots as park dedication. Staff is recommending that Lots 33 and 34 be combined into a separate outlot with the southeast corner of the large wetlland outlot. The central outlot could then be turned into a buildable lot. This would mean a net loss of one lot for the development, and this would have to be adjusted with the final plat. Planned Unit Development This development is being proposed as a Planned Unit Development to allow flexibility with the bulk standards within the R-2 zoning district, specifically the lot are and width requirements. The R-2 zones requires a minimum lot width of 60 feet and lot area of 6,000 square feet. The flexibility request with this PU D is to reduce the lot width requirement to 45 feet and lot are to 5,850 square feet in size. Additionally,the site density of 3.4 unit per are falls below the minimum 3.5 of the R-2 zone. ACTION REQUESTED Recommend approval of the Dakota Meadows Preliminary Plat and forward that recommendation on to the City Council contingent upon the following: 1. Satisfaction of comments related to the plat and construction drawings outlined in the staff comment letter provided to the developer on August 31, 2021. 2. The modification of the Preliminary Plat to incorporate Lots 33 and 34 along with the southeast portion of the large wetland outlot into a separate outlot to be dedicated to the city for park purposes and changing the central outlot into a buildable lot. ATTACHMENTS: Type Description D Backup Material Preliminary Plat DAKOTA MEADOWS PRELIMINARY PLAT __ ; � �'��•��-�. �` -,fir._,. FARMINGTON, MINNESOTA r Rah L 9L,I r It. : � _ 11 I ---• - rf'f�t I EXISTING ZONING: R-3 (6-12 UNITS/ACRE) SITE1 may. 2040 COMP PLAN: MEDIUM DENSITY RESIDENTIAL(6-12 UNITS/ACRE) I PROPOSED ZONING: R-2 (3.5-6 UNITS/ACRE) PUD PROPOSED LAND USE: LOW MEDIUM DENSITY RESIDENTIAL(3.5-6 UNITS/ACRE) PROPOSED PUD MINIMUM LOT STANDARDS: LOCATION MAP WIDTH: 45' 55 AREA: 5,650 SF, 7,150 SF FRONT SETBACK: 25' REAR SETBACK: 20' SIDE SETBACK: 6' PROPOSED LOTS: 106 NET DENSITY: 3.4 UNITS/ACRE --- / / I PROPOSED ROW: 4,300 LF / / ~ LOWEST FLOOR: HWL+ 2FT _________ D 0 � LOWEST OPENING: EOF+ 1FT `———— + —M `C t _ / GRAPHIC SCALE M FEET ASSUMED SEASONAL HIGH GWT: 908 --' / I SHEETINDEX 1.00 COVER SHEET 1.01 LEGEND 2.00-2.01 EXISTING CONDITIONS 2.10-2.11 PRELIMINARY PLAT 2.20-2.22 PRELIMINARY SITE PLAN /� 3.00-3.03 PRELIMINARY GRADING PLAN 2422 ENTHRPR15EDRIVE j, , �- ,;.� t - I 3.10 PRELIMINARY EROSION CONTROL PLAN E MNDOTA HEIGHTS,MN 55120 _ 3.20 PRELIMINARY SEEDING PLAN BRIAN N.MOLINARO " REcrs ER ED PROFESSIONAL CIVIL ENGINEER �" N I 4.0]-4.04 PRELIMINARY GRADING DETAILS 425oa ,� i I .1 1 5.00-5.03 PRELIMINARY SANITARY&WATER PLAN REG.NO. ��1 1 I j I l I 5.10-5.13 PRELIMINARY STORM SEWER PLAN REGISTERED PROFESSIONAL LAND SURVEYOR : -- --1 422W 1 Wl. PRELIMINARY WETLAND EXHIBIT REG.NO. DEVELOPER KORTMANLEY uu woosi.ev�i.AW14Se EVeLovME"T'I-I-c Ll. PRELIMINARY LANDSCAPE PLAN wAYAUTA.MN SStv2 Tl. PRELIMINARY TREE PRESERVATION PLAN BENCH MARK TDP NUT OF HYDRANT AT S.E. WAD OF DENMARK AVE k 220tH ST.' PIONEERenoneering 00'S OF S.E.QUAD) ELEV=915.52 "' issu�x1-1r�< DAKOTA MEADOWS DEV.,LLC. -• i.....uv�u.o.���, DAKOTA MEADOWS F;R�° a COVERS 1.00o f 28 _ rnxMlnaTon.mn \ 1 I II Ir vgll m'a rl _=1rIr I� Ir 11 \ 1 -Ji,sL__J \ \ 'i JL__ 11 rl II��IINS rI Ii sr JLyy_�L_ L-, JI 1 L'�-- � ml rnx 'r I m'o 1 1 I qui me r 0c).i irnr W 3 kj �. Vv U-m Fv a ear -1 ( ( G \ va I /00 osa $•';"s: G€. 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T SITE DATA: GROSS AREA: ±41 ACRES j\ WETLAND AREA: ±6 ACRES (NOT DELINEATED) NET DEVELOPABLE AREA: ±35 ACRES DEDICATED PARK: ±2.1 ACRES DEDICATED TRAIL CORRIDOR: t2.1 ACRES NET AREA: ±30.8 ACRES EXISTING ZONING: R-3 (6-12 UNITS/ACRE) 2040 COMP PLAN: MEDIUM DENSITY RESIDENTIAL (6-12 UNITS/ACRE) PROPOSED ZONING: R-2 (3.5-6 UNITS/ACRE) PUD PROPOSED LAND USE: LOW MEDIUM DENSITY RESIDENTIAL(3.5-6 UNITS/ACRE) PROPOSED PUD MINIMUM LOT STANDARDS: \�\� N- \ \ �•\ \ WIDTH: 45' 55' AREA: 5,850 SF, 7,150 SF 1 FRONT_SETBACK_25' _1 —————— REAR SETBACK: 20' — 1 \ ———————_— SIDE SETBACK: 6' t PROPOSED LOTS: 106 NET DENSITY: 3.4 UNITS/ACRE PROPOSED ROW: 4,300 LF LOWEST FLOOR: HWL+ 2FT FT d I © ��/ k \\ I --- ASSUMED OPENING:ST i MED SEASONAL HIGH GWT: 908 l > t i I \ I -v ..�...�✓'�-��_ ,. _� ,; �1 :A'`V A'� —_o- -su� Ioo zao G�RIA{P�RIpRSI(CALE IN FEET' TOPTOP NMRANT AT SE. i. WAD OF DENMARK AVE k 22— PIONEEReng4neering (100'S OF S.E.QUAD) ELEv-915.52 DAKOTA MEADOWSDEV.,LLC. 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