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HomeMy WebLinkAbout11-09-21 CITY OF Meeting Location: FARMINGTONFarmington City Hall 430 Third Street ® Farmington, MN 55024 PLANNING COMMISSION REGULAR MEETING AGENDA November 9, 2021 7:00 PM 1. CALL TO ORDER 2. APPROVAL OF MINUTES (a) Approve Planning Commission Minutes 3. DISCUSSION (a) Sketch Plan Review- Pulte Homes (b) 2022 Meeting Calendar 4. ADJOURN CITY OF © 43o Third St., Farmington, MN 55024 FARMINGTON © 651-28o-6800 FarmingtonMN.gov TO: Planning Commission FROM: Tony Wippler, Planning Manager SUBJECT: Approve Planning Commission Minutes DATE: November 9, 2021 INTRODUCTION Attached, are the minutes from the September 14, 2021 regular meeting and the September 28, 2021 special meeting. DISCUSSION NA ACTION REQUESTED Approve the minutes from the September 14, 2021 regular meeting and the September 28, 2021 special meeting. ATTACHMENTS: Type Description D Backup Material September 14, 2021 Regular Planning Commission Minutes D Backup Material September 28, 2021 Special Planning Commission Minutes CITY OF FARMINGTON PLANNING COMMISSION MINUTES REGULAR MEETING September 14, 2021 1. CALL TO ORDER The meeting was called to order by Chair Rotty at 7:00 p.m. Members Present: Rotty,Lehto,Windschitl,Tesky Members Absent: Franceschelli Staff Present: Tony Wippler,Planning Manager 2. APPROVAL OFMINUTES a)Approve Planning Commission Minutes MOTION by Tesky,second by Windschitl to approve the minutes of August 10,2021.APIF, MOTION CARRIED. 3. PUBLIC HEARINGS Chair Rotty opened all public hearings. a) Conditional Use Permit to Operate a Commercial Child Daycare in the B-1 Zoning District-Continued Since the August regular meeting,the owner of the property has requested that the conditional use permit be withdrawn as the applicant is no longer pursuing the location. MOTION by Tesky,second by Lehto,to close the public hearing.APIF,MOTION CARRIED. MOTION by Windschitl,second by Lehto to accept the withdrawal for the conditional use permit request.APIF,MOTION CARRIED. b)Preliminary Plat and PUD-Dakota Meadows Dakota Meadows,LLC has submitted applications for Preliminary Plat and Planned Unit Development for the Dakota Meadows development.The subject property consists of three parcels totaling 41.08 acres and is generally located on the east side of Denmark Avenue south of St.Michael's Church.The existing use of the property consists of cultivated farmland and wetland.The developer is proposing 110 single-family lots with the preliminary plat.Planning Manager Wippler requests that the Planning Commission continue the public hearing to a special meeting scheduled for September 28,2021 since the developer is in process of refining the stormwater management plan for development. MOTION by Tesky,second by Windschitl,to continue the public hearing to the special Planning Commission meeting on September 28,2021.APIF,MOTION CARRIED. 4. DISCUSSION a)Amending the B-2 Zoning District to Allow Commercial Kennels Negotiations are occurring with the owner of the retail center at 115 Elm Street.The potential property owner has approached the city regarding the potential use of commercial dog kennels at the retail center.Commercial dog kennels currently are not allowed in the 13- 2 zoning district. Chair Rotty opened the room for comments for those in attendance.Residents in the audience had concerns about odors,noise and placing a kennel in condensed areas in the downtown.Commissioner Tesky has a hard time supporting expanding the use of commercial dog kennels into the B-2 zoning district with noise,odors and smaller condensed areas in the downtown.Commissioner Windschitl asked if the specific kennel interested in a spot zoned B-2 was an overnight kennel or not. Planning Manager Wippler stated that yes,it is. Resident Bob Richardson,35 Elm Street had questions about the 115 Elm Street property generally as well as rezoning and adding kennels in the B-2 zoning district.Chair Rotty clarified that the Planning Commission isn't looking to rezone any property.The Commission is simply having a discussion to see if there is interest in allowing a modification to the B-2 zoning district. Commissioner Lehto agreed that adding commercial kennels into the B-2 district is not an appropriate use nor is there a need for it to be added if it is allowed in other areas.Chair Rotty believes that at this time the use of commercial dog kennels is allowed in the appropriate zoning districts within the city.Adding commercial dog kennels in an additional zoning district has potential issues which would outweigh the possible benefits.Chair Rotty stated that based on the his and the Commission's statements tonight,the Commission would not consider a motion at this time to amend the B-2 zoning code. 5. ADJOURN MOTION by Windschitl,second by Lehto to adjourn at 7:15 p.m. APIF,MOTION CARRIED. Respectfully submitted, Kalley Swift Community Development Specialist Page 2 CITY OF FARMINGTON PLANNING COMMISSION MINUTES SPECIAL MEETING September 28, 2021 1. CALL TO ORDER The meeting was called to order by Chair Rotty at 7:00 p.m. Members Present: Rotty,Lehto,Tesky,Franceschelli Members Absent: Windschitl Staff Present: Tony Wippler,Planning Manager 2. APPROVAL OF MINUTES 3. PUBLIC HEARINGS a) Preliminary Plat and PUD-Dakota Meadows 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 W.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. The developer is proposing 106 single-family lots with a net density of 3.4 units per acre. The property is zoned R-2 which allows a density of 3.5-6.0 units per acre within the zoning district.The preliminary plat includes six outlots for stormwater,open space/park and wetlands.Minimum lot width is 45 feet and setbacks include 25 feet in the front yard,20 feet in the rear yard and 6 feet in the side yard.Lot sizes range from 5,850 to 13,945 square feet with an average of 7,508 square feet. Access into the development is proposed off of Denmark Avenue with secondary emergency access in the southern end near the wetland which would consist of an enhanced trail.This emergency access would be gated and unavailable for motorized access from the public.The preliminary plat has three road stubs and right-of-way is proposed to be 60 feet in width with the roadway being 31 feet wide from curb to curb.The Dakota County Plat Commission reviewed the preliminary plat on August 18,2021 and asked for an additional five feet of right-of-way to be dedicated for Denmark Avenue. Sidewalks must be provided on one side of the street and there are currently none provided within the development.An eight-foot-wide bituminous trail is provided along the northern boundary west to the plat boundary and along the southern end adjacent to the wetland and along the right-of-way of Denmark Avenue.The city's Comprehensive Plan identifies a neighborhood park in the southeast portion of the property.The preliminary plat provides two outlots for park purposes.These outlots are separated and are not a size and shape conducive to providing amenities the city's Parks and Recreation Department looks to implement.The city isn't looking to take these outlots as park dedication.Staff is recommending that lots 33 and 34 are combined into an outlot and the central outlot could be turned into buildable area.A net loss of one development would occur for the development and would need to be adjusted with the final plat. This development is proposed as a Planned Unit Development to allow flexibility in lot width,lot area and lot density form the R-2 zoning district minimum requirements. Chair Rotty welcomed the representatives of the developer.Commissioner Tesky said she agreed that the incorporation of lots 33 and 34 should occur and asked for clarification on maintenance of the emergency access enhanced trail especially in winter.Planning Manager Wippler said it will need to be plowed.Commissioner Tesky asked for clarification on sidewalks since they are not outlined within the current preliminary plat.Planning Manager Wippler stated that there will have to be accommodations for sidewalks.Commissioner Franceschelli inquired about lot size dimensions if the minimum lot width will be 45 feet. Planning Manager said most lots will be between 45-55 feet in width.Commissioner Franceschelli said he agrees with lots 33 and 34 being combined and allowing the center space to be buildable.He has no issues supporting this to the City Council.Commissioner Lehto wanted clarification on ensuring that no encroachment would occur on the wetlands and that the development would stay out of flood zones.Planning Manager clarified that the wetland has been delineated so the boundary has been identified.Chair Rotty asked about the secondary emergency access and easements over it.The trail would be located within an outlot. The developer spoke about three product types which will be available within the development.There will be two story slab on grade,walk out split entry and villa products. Some products will be three car garages on wider lots and two car garages will be on smaller lots.The developer wishes to start grading on October 11 and the process will take three weeks.It may be spring before utilities are extended.Commissioner Franceschelli asked about price points for these lots.The developer stated that the builder will try and get the houses within the$400,0004500,000 range. MOTION by Franceschelli,second by Tesky,to close the public hearing.APIF,MOTION CARRIED.MOTION by Franceschelli,second by Lehto to recommend approval of Dakota Meadows Preliminary Plat and Planned Unit Development to the City Council with two contingencies of satisfying comments related to plat and construction drawings outlined in the staff comment letter provided to the developer on August 31, 2021 and 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 change the central outlot into a buildable lot.APIF,MOTION CARRIED. 4. DISCUSSION 5. ADJOURN MOTION by Tesky,second by Lehto to adjourn at 7:19 p.m. APIF,MOTION CARRIED. Respectfully submitted, Kalley Swift Community Development Specialist Page 2 CITY OF O 43o Third St., Farmington, MN 55024 FARMINGTON © 651-28o-6800 FarmingtonMN.gov TO: Planning Commission FROM: Tony Wippler, Planning Manager SUBJECT: Sketch Plan Review- Pulte Homes DATE: November 9, 2021 INTRODUCTION Pulte Homes of Minnesota, LLC has submitted the attached sketch plan for the Denmark Pederson properties located to the south of the Farmington High School and west of the Whispering Fields development. Section 11-2-1 of City Code allows for review of a sketch plan by the Planning Commission. The sketch plan process allows the developer to receive feedback on the development prior to the expense of preparing a detailed plan that may require substantial revisions before for approval is given. DISCUSSION The subject property consists of four parcels that are owned by Kimberly Denmark and Darlene Pederson and totals 80.6 acres. Pulte Homes is proposing to develop 179 homes of which 125 are shown to be standard single-family lots with minimum lot sizes of 6,000 square feet and lot width of 60 feet. The remaining 54 lots (shown as darker green on the attached sketch plan)would be villa lots with minimum lot sizes of 5,900 square feet and lot widths of 46 feet. Please note that 12 of the single-family lots in the southwest corner of the sketch plan fall within the shoreland overlay zone of the South Creek. These lots will have a minimum lot width of 75 feet which is in accordance with Section 10-6-18 of the City Code. 2040 Comprehensive Plan Guidance and Zoning The northern 40 acres of the site has a comprehensive landuse plan guidance of Medium Density Residential, while the remaining southern portion is guided for Low/Medium Density Residential. The developer is proposing to amend the guidance for the northern 40 acres to Low/Medium Density Residential to match the guidance of the southern acreage. Additionally, M USA will have to be granted for these parcels as the anticipated M USA staging for the City has these parcels obtaining MUSA in the 2030-2040 timeframe. Likewise the anticipated development staging will also have to be amended for the northern 40 acres as that is not scheduled for development until the 2030-2040 timeframe. The southern acreage is scheduled for development in the 2020-2030 timeframe. The existing zoning for these parcels is A-1 (Agriculture). The developer is proposing to develop this site as a Planned Unit Development and to have an underlying zoning of R-2. A rezoning of the property will have to occur. The minimum setbacks that would be proposed with this development are as follows: • Front yard setback: 25 feet(code requires minimum of 20 feet) • Side yard setback : 6 feet • Rear yard setback: 6 feet Floodplain The site in encumbered with floodplain from the South Creek, limiting the development potential of the southwest corner of the property. The floodplain is shown on the sketch plan with a dashed red line. This flooplain information is based on 1970's FEMA quad maps. A floodplain study/analysis of this area should be completed to determine the exact extents of the floodplain as it could likely impact the overall layout of the proposed development. Transportation/Access Access to the development is shown with the westerly extension of 211th Street W on the southside of Regetta Fields and the extension of both 209th Street W and 208th Street W into the Whispering Fields development to the east. The internal roadway network as shown in the sketch plan provides for 3 cul- de-sacs with connecting roadways. Staff would prefer that the cul-de-sacs be minimized further or eliminated if at all practical. Cul-de-sacs should only be considered if site constraints (i.e.,topography, etc.)would require them. A traffic analysis will have to be completed with the preliminary plat if this development proceeds further. The developer should assume that additional turn lanes will have to be constructed on Flagstaff Avenue as part of this development. Parkland The sketch plan shows approximately 2 acres of parkland near the southeast corner of the site. This location is consistent with where the city would require dedicated parkland for this development as it is adjacent to existing parkland within the Regetta Fields and Whispering Fields developments. The location of ponding in that southeast corner will likely have to be revised as it cuts off the park area from the existing parkland in the adjacent developments. Additional discussion will have to be had with the Parks and Recreation staff and commission as to the amount of land that will be required to be dedicated with this development. ACTION REQUESTED Review the attached sketch plan and provide any comments to the developer that the commission deems appropriate. ATTACHMENTS: Type Description D Backup Material Sketch Plan D Backup Material Application SITE DATA: GROSS AREA: *60.6 ACRES O 1 _ FLOODPLAIN (FEMA MAP-NO FLOOD STUDY/ELEVATION): 313.5 ACRES(POTENTIAL FLOODWAY) LL FUTURE MIXED USE/COMMERCIAL; 314 ACRES NET AREA P±1.AACRES UPLAND ONLY): 32 ACRES 9 L - O Ii)Gt JNGT EXISTING ZONING: A-1 � `=' r'nkcr✓ PROPOSED ZONING: R-2 PUD, PARTIAL SHORELAND OVERLAY(TRIBUTARY) 2040 LAND USE MAP DESIGNATIONS: MIXED USE-COMMERCIAL/RESIDENRAL LOW-MEDIUM DENSITY RESIDENTIAL 3.5-6 UNITS/ACRE MEDIUM DENSITY RESIDENTIAL: 6-12 UNITS/ACRE THIS PORTION OF THE SITE TO BE AMENDED TO LOW-MEDIUM DENSITY RESIDENTIAL ` L \ R-2 STANDARDS FOR SINGLE FAMILY LOTS: !� � -�- � -LOT WIDTH: so' AREA: 6,000 SF FRONT SETBACK: 20'(25'USED) i \ \ REAR SETBACK: SIDE SETBACK: 6' PROPOSED PUD STANDARDS FOR VALLA LOTS: LOT WIDTH: 46' AREA: 5,900 SF FRONT SETBACK: 20'(25' USED) REAR SETBACK: 6' SIDE SETBACK: 6' SHORELAND OVERLAY STANDARDS: ___......'LOT WIDTH: 75' PROPOSED LOTS: 179 60'SINGLE FAMILY: 125(INCLUDES 12 75' WIDE SHORELAND LOTS) 46'VILLA: 54 NET DENSITY: 3.5 UNITS/ACRE Ok/ -,_ PROPOSED ROW: 6,500 LF RESIDENTIAL 1,100 LF COMMERCIAL SITE PLAN BASED ON AVAILABLE DATA. • \ NO ENGINEERING .Q �.._..�—� °• "ti—. NO SURVEYING c1'ct •'•� .\e e ''�`�� _ WETLANDS HAVE NOT BEEN DELINEATED �. ' \ J � A �•� FLOODPLAIN • � ` �^� �--, �N. SHORELAND OVERLAY(300') PROPOSED TRAIL n (1/1UR!MOUj RESIOENTIA:/COMM:RC�AL t !! 11 I ,l 6RAPIIN:9[ALF.:N lE81' PI9NEERe1gi11ee.,i11g .,M.,unrK.nrrv.nm •'— CONCEPT PL.4N2PULTE HOMES FLAGSTAFF PROPERTY un N- .,...�.,,2c...6... M•r ta..ataw.,..�.re wv ,r . x+ FARIQMION.MINNFdOTA I a CITY OF FARMINGTON Q 430 Tlutd St Farndngton,MN%024 est.:ea-re- O Fam'M9tonMNgov j I 1 SPMPLAN REVIEW APPLICATION S Applicant:Pulte Homes Paul Heuer/Dean Lotter Telephone:952-219-9082 Fax: a Address: 7500 Flying Cloud Drive Suite 670 Eden Prairie MN 55344 Street City State Zip Code Owner:Kimberly Denmark Telephone: Fax: Address: 21020 Cambodia Avenue Farmington MN 55024 Street City State Zip Code 14-02700-95-020, 14-03400-16-050 Premises Involved: Address/Legal Description(lot,block,plat name,section,township,range) Current Zoning District AG Current Land Use AG i Description of Project: Pulte Homes mans to build single family residential neighborhood. i i pd'vt'Lo&U 10/13/2021 Signature of Owner Date Signature of ApplicantDate j Request submitted to Planning staff on For office use only Public hearing set for: Advertised in local newspaper Planning commission Action: Approved Denied Comments: Conditions set: i I Planning division: Date: 10/19 DRAFTED BY: city arFamdni- 430 Thad 51od Farauagtoo.A4gS3024 TM Pulte' HOMES DENMARK/PEDERSON PROPERTIES 1 APPLICATION FOR: j SITE PLAN REVIEW& COMP PLAN AMENDMENT FARMINGTON, MINNESOTA October 18, 2021 Introduction Pulte Homes of Minnesota, LLC ("Pulte") is pleased to be submitting this application. Our company mission statement is `Building Incredible Places Where People Can Live Their Dreams." We currently operate under three distinct brands of homebuilding throughout the country: Pulte Homes, Centex Homes, and Del Webb. The office for Pulte's Minnesota Division is in Eden Prairie. We will sell and build approximately 600 to 700 homes in the Twin Cities in 2021 under the Pulte Homes and Del Webb brands. Pulte will act as both developer of the property and builder of the homes. The primary contact for Pulte is Dean Lotter, Manager of Land Planning & Entitlement. Dean's contact information has been provided to City staff. The owners of the properties are: Kimberly Denmark 21020 Cambodia Avenue Farmington, MN 55024-9313 Darlene Pederson 21020 Cambodia Avenue Farmington, MN 55024-9313 The landscape architect, planner, surveyor, and civil engineer are: Pioneer Engineering 2422 Enterprise Drive Mendota Heights, MN 55120 Contact: Jenni Thompson (651) 251-0627 jthomgsonCaq,pioneereng.com 1 "Quildincl Incredible Places Where People Can Live Their Dreams." I i i i The Property Legal Descriptions: 1. 27 114 20 W 889.80 ft of SW'/4 SE '/ (site plan review and Comp Plan Amendment) 2. 27 114 20 SW Y4 of SE %ex W 889.80 ft thereof(site plan review and Comp Plan i Amendment) 3. 34 114 20 pt of NW%beg NW cor S on W line 1062.04 ft S 83D15M00 S E 895.96 ft N 1181.34 fit to N line of NW'/ (site plan review) 4. 34 114 20 pt of NW of NE lying N of STH#50 ex beg NW car S on W line 1062.04 ft S 83D15M00 S E 895.96 ft N 1181.34 ft to N (site plan review) i Property Identification Numbers: 14-02700-95-020 (site plan review and Comp Plan Amendment) 14-02700-95-030 (site plan review and Comp Plan Amendment) 14-03400-16-050 (site plan review) 14-03400-16-041 (site plan review) i Addresses: NA Key Facts Development Data • Existing zoning A-1 • Proposed zoning PUD • Proposed Comp Plan Guidance Low/Medium Density Residential • Number of SF units 125 • Number of Villa units 54 • Total Number of Homes 179 • Area calculations: o Gross area 80.6 acres o Floodplain 13.5 acres o Mixed use/commercial 14 acres o Net area 53.1 acres a Net density 3.5 units/acre • Dimensions/Setbacks o Side setbacks 6 feet o Front setbacks 20 feet o Rear setbacks 6 feet i 2 Properties Included in Comp Plan Amendment 16 � d wllll1b Properties Included in Site Plan Review s � O r• Allll� SII r /11/1111 � x!111 1111 l 1111 Comp Plan Guidance The north 40 acres is guided as Medium Density Residential at 6 to 12 units/acre. The southern area is guided Low/Medium Density Residential at 3.5 to 6 units/acre. To reach the Medium Density Residential minimum density of 6 units/acre, an attached townhome is required. Based 3 on the market research described below, we are applying for a change in guidance for the north 40 acres from Medium Density Residential to Low/Medium Density Residential. Market Research We routinely complete market research to determine what type of housing can succeed in specific locations. This market research also reveals potential sales prices and the anticipated pace of sales. This information is utilized by our lender (the Pulte corporate office) to determine to underwrite the creation of a new neighborhood. General Housing Market Conditions In recent years, the local housing market has become increasingly unbalanced. This appears to be a new normal for at least the near to midterm future. The cost of new housing has been increasing quickly for a wide variety of reasons. Adding complexity to the housing market, the gap between new and existing housing has also been increasing. The result is that the historical trends and limitations to what can be built and sold in any location has become more pronounced. Attached Townhomes in Farmington Area Public Schools In the Farmington Area Public Schools, housing market data indicates that new townhomes will not be successful. Our market research revealed the reasons. Due to a wide variety of factors, to develop, build, and sell a new townhome, the sales price in this area will be approximately $375,000. The below table shows recent sales of existing townhomes (built since 2000). The sales prices are significantly below the sales price of a new townhome. Home buyers would not choose to pay this high of a premium to live in a new townhome vs an existing townhome. rarmington ..l r Built 2000+) RangeResole Resale Mo Price .• • Io Pac- Supply o.less than$200 1 20 1,281 19 187,510 $146 2002 1,7 0.6 b.$200-$249 4 134 1,505 15 $225,341 $150 2003 11.2 0.4 c.$250-$299 1 24 1,632 13 $260,583 $160 2004 2.0 0.5 d.$300-$349 0 0 - - - - - - - e.$350-$399 0 0 f.$400-$449 0 0 9.$450-$499 1 0 h.$500-$549 0 0 L$550-$599 0 0 j.$600-$649 0 0 k.$650-$699 0 0 L$700-$749 0 0 m.$750-$799 0 0 n.$800-$849 0 0 o.$850-$899 0 0 - - - - - -P.$900 4 0 0 Totall 7 178 1,473 16 $224,478 $152 2003 14.8 0.5 Additionally, the plentiful availability of solid new single-family homes for approximately $375,000 creates another barrier to selling townhomes in this market. See the below table. 4 When home buyers have the choice of buying single-family vs townhomes, the common choice is to buy a single-family home. Farmington .. Built 2000+) Reole Resole Mo • Closed •• a.less than$200f 0 0 b.$200-$249 0 0 c.$250-$299 0 8 1,593 15 $280,576 $176 2001 0.7 0.0 d.$300-$349 0 21 1,889 20 $324,921 $172 2007 1.6 0.0 e.$350-$399 5 38 2,363 10 $377,053 $160 2005 3.2 1.6 f.$400 -$449 1 46 2,654 11 1 $427,008 $161 2007 3.8 0.3 g.$450-$499 3 40 3,004 11 $469,290 $156 2007 3.3 1 0.9 h.$500-$549 2 18 3,330 14 $517,911 $156 2009 1.5 1.3 I.$550-$599 0 7 3,516 5 $565,357 $161 2006 0.6 0.0 j.$600-$649 1 2 4,606 15 $624,950 $136 2011 0.2 6.0 k.$650-$699 0 1 4,000 52 $655,000 $164 2004 0.1 0.0 I.$700-$749 0 0 - - - - - - - m.$750-$799 0 1 5,915 11 $788,888 $133 2014 0.1 0.0 n.$800-$849 0 0 - - - - - o.$850-$899 0 0 -P.$900 4 0 0 - - - - - Total 12 1 182 3,287 16 $503,095 $157 2007 r 15.2 1 1.0 The market research completed for this area strongly indicates that new townhomes cannot succeed in this submarket. It is for this reason that we are submitting this application for a Comp Plan Amendment to change the guidance for the northern 40 acres from Medium Density Residential to Low/Medium Density Residential. Neighborhood Design We have carefully studied the market, the property, and the surrounding uses and have worked diligently to create a neighborhood layout that is ideally suited to this property. Below is a description of the various criteria utilized in designing the neighborhood. We recognize that a goal of most public agencies is to limit access to more heavily traveled roads such as 50/2121h Street and Flagstaff Avenue. Therefore, our access has been designed to be entirely from three streets currently stubbed from the east. We also recognize that park and open space has been previously dedicated just to the east. We incorporated the dedication of additional adjacent park land to complete this park area. We have also planned the extension of an existing trail through the new neighborhood which provides access to the high school. Floodplain and Shoreland Overlay Floodplain (signified by blue in the above graphics) in the SW corner of the property limits development potential in this area. This area also falls within the shoreland overlay. Therefore, while other single family lots in the neighborhood will be a minimum of 60 feet wide, lots within the shoreland overlay will be a minimum of 75 feet wide. 5 The Homes Our market research indicates that single family homes and homes targeted to age 55+ are in need in this area. Our site plan shows approximately 70% of the homes being single family homes targeted at families. These homes are logically positioned adjacent to existing and planned single family homes. Approximately 30% of the homes will be single level villa homes targeted at 55+ buyers. These homes will have homeowners association-maintained lawn care and snow removal. This & Future Applications With this application we are requesting a Comp Plan Amendment to change the guidance for the northern 40 acres from Medium Density Residential to Low/Medium Density Residential. Justification for this request is that Medium Density Residential cannot be successful in this location. i We are also requesting a site plan review of the attached site plan. j If this application is received well, then we will later apply for a PUD. It should be noted that the i single-family portion of the neighborhood will comply with R-2 zoning standards. Our later application will be for a PUD due to the villa lots. The 55+ home buyer typically has a smaller home because the children have grown and left the home. As a result, the homes are typically narrower than a single-family home. The villa homes planned for this neighborhood will be 34 feet wide. With standard 6-foot side setbacks, that leads to 46-foot-wide lots. This is narrower than the standard R-2 lot widths. It should also be noted that the 55+ home buyer is seeking to minimize maintenance of their home and yard. The homeowners association will maintain the I yard and snow removal. Therefore, narrowing the lots to match the widths of the homes eliminates the need to maintain extra yard space. Phasing & Schedule t The following preliminary schedule for development is envisioned based on current projections. i 2022 early summer Site development—grading, utilities, streets 2022 fall Develop Phase 1 and build model home 2023 early Begin sales 2023 Develop Phase 2 2024 Develop Phase 3 Late 2026/early 2027 Complete home build out This submittal includes: • Site Plan Review application • Comp Plan Amendment application • Application fee of$950 • This narrative • Site plan 6 I CITY of O 43o Third St., Farmington, MN 55024 FARMINGTON o 651-28o-6800 Farmington MN.gov �y TO: Planning Commission FROM: Tony Wippler, Planning Manager SUBJECT: 2022 Meeting Calendar DATE: November 9, 2021 INTRODUCTION Attached,for the Commissions information is the 2022 calendar for meeting dates. Please note the change in the meeting date for the months of August and November. The regular meeting in August will be Wednesday,August 10th and the regular meeting in November will be Wednesday, November 9th. These meetings have been moved to accommodate the 2022 elections. DISCUSSION NA ACTION REQUESTED None,this is provided for information only. ATTACHMENTS: Type Description D Backup Material 2022 Meetings Calendar City of Farmington 2022 Meetings, Holidays, Pay Days, Election Days January 2022 July 2022 S M T W T F S S M T W T F S 1 M 2 FARMINGTON 2 4 5 6 7 8 3 4 . 6 7 8 9 9 13 &4 15 10 11 12 13 14016 16 17 19 20 21 22 17 19 20 21 22 23 23 25 26 27 28 29 24 26 27 28 . 30 City Holidays 30 31 31 .City Council Work Session &Meeting February 2022 August 2022 S M T W T F S S M T W T F S EDA 1 2 3 4 5 M2 3 4 5 6 City Council Meeting 6 M8= 10. 12 7 8 ' 9 . 1101 13 (Separate meetings,same night) 13 14 15 16 17 18 19 14 16 17 18 19 20 20 21 23 24. 26 21 ® 23 24 25 . 27 M Parks and Rec Commission 27 28 29 30 31 Planning Commission March 2022 September 2022 S M T W T F 5 S M T W T F S Planning Commission 1 2 3 4 5 1 2 3 Parks and Rec Commission 6 10. 12 4 5M 7 801 10 (Separate meetings,same night) 13 14 15 16 17 18 19 11 12 13 14 15 16 17 20 ® 22 23 24. 26 18l 20 21 22024 RRC Advisory Board 27 29 30 31 25 27 28 29 30 ®Water Board April 2022 October 2022 S M T W T F S S M T W T F S Pay Days 1 2 1 3 M 5 6 7 . 9 20 4 5 6 M 8 Election Days 10 11 14 15 16 9 10 11 12 13 14 15 1719 20 21 . 23 16 . 18 19 20022 24 26 27 28 29 30 23 24 25 26 27 28 29 30 31 May 2022 November 2022 S M T W T F S S M T W T F S 13 4 5 . 7 1 2 3 `'4 5 8 12 13 14 6 7 8 ® 10 411 12 15 17 18 19 . 21 13 14 15 16 17 z i 19 22 24 25 26 27 28 20 22 23 24 25 26 29 30 31 27 ® 29 30 June 2022 December 2022 S M T W T F S S M T W T F S 1 2 - 4 1 i; a 3 57 9 10 11 4 M 6 7 8 9 10 12rl15 16. 18 11 12 13' 14 1517 19 21 22 23 24 25 18 20 21 2224 26 ® 28 29 30 25 26 28 291131