HomeMy WebLinkAbout03.14.23 Planning Packet
Meeng Locaon:
Farmington C ity H all
430 T hird Street
Farmington, M N 55024
P L A NN I N G C O M M I S S I O N R E G U L A R M E E T I N G A G E N DA
M arch 14, 2023
7:00 PM
1.C A L L TO O R D E R
2.A P P R OVA L O F M I N U T E S
(a)A pprove P lanning C ommis s ion Minutes
3.P U B L I C H E A R I N G S
(a)A mendment to C ondi!onal Use Permit to allow for the Expansion of a Charter S chool
within the B-2 Zoning D is trict - G reat O aks A cademy - 115 Elm S treet
(b)Request for a C ondi!onal Use Permit to A llow the Construc!on of a U!lity H ut w ithin
the I -I ndus trial Zoning D istrict
(c)Variance Reques ts to Minimum L ot S iz e within the A -1 Zone - Patrick & D aw n D evney
4.A D J O U R N
TO :P lanning C ommis s ion
F R O M :Tony W ippler, P lanning M anager
S U B J EC T:A pprove P lanning Commission M inutes
DATE:March 14, 2023
I N T R O D U C TI O N
A ached, are the minutes from the February 14, 2023 regular mee$ng.
D I S C U S S I O N
N A
A C T I O N R EQ U E S T E D
A pprove the minutes from the February 14, 2023 regular mee$ng.
AT TA C H M E N TS :
Type D es crip$on
Backup M aterial February 14, 2023 Regular P lanning Commission
Minutes
TO :P lanning Commission
F R O M :Tony W ippler, P lanning Manager
S U B J EC T:A mendment to C ondional Use Permit to allow for the Expansion of a Charter
S chool within the B-2 Zoning D is trict - G reat O aks A cademy - 115 Elm S treet
DATE:M arch 14, 2023
I N T R O D U C TI O N
G reat O aks A cademy is s eeking an amendment to a condional use permit to allow further expansion of
their Charter S chool located at 115 Elm S treet. G reat O aks A cademy was granted a condional use
permit by the city's P lanning C ommis s ion on January 11, 2022 to establis h the C harter S chool w ithin the
former grocery store building located at 115 Elm S treet. The propos ed expansion includes renovang
and occupying the exisng strip center on the eas t s ide of the property for addional classrooms, adding
a gymnasium expans ion onto the northw est side of the exis ng s trip center, and renovang the interior of
the northern most poron of the grocery store building currently hous ing @ Bat into classrooms.
G reat Oaks A cademy Review
G reat O aks A cademy is a tuion-free, classical charter s chool built on the pillars of Rigor, L iterature,
Wonder, and V irtue. The school is deeply commi7ed to building a school with rigorous academics , high
expectaons , and a strong emphas is on developing character while encouraging each student's natural
s ense of w onder at the w orld.
The mis s ion of G reat O aks A cademy is to provide students w ith a clas s ical, liberal arts educaon that is
rigorous, literature-rich, wonderous, and virtuous. The vis ion is to graduate young adults w ho:
A re fully prepared for the rigors of college and career
Value truth, beauty, and goodness
Pos s ess a lifelong passion for learning
A re acve parcipants in their communies
Recogniz e the value of their contribuons
A ccording to the school's 2021-2022 A nnual Report, the enrollment of the school for the 2021-2022
s chool year w as 188 students in kindergarten through 5th grade. The report indicates up to 316 s tudents
enrolled in 2022-2023 in kindergarten through 6th grade. Enrollment projecons for the s chool s how s
an increas e in enrollment to 365 students (k-7th) in 2023-2024, 463 students (k-8th) in 2024-2025, and
515 s tudents (k-9th) in 2025-2026. The 2021-2022 A nnual Report also indicates that the school had a
s taff of 29 people.
D I S C U S S I O N
G reat O aks A cademy is requesng approval to amend a previous ly approved condional use permit to
allow the expans ion of a C harter S chool at the property located at 115 Elm S treet. The P roperty is
currently ow ned by Farmington 115, L L C (Wellington Management C ompany). The property is within the
B-2 (D ow ntow n Busines s ) Zoning D istrict and schools are lis ted as condional us es.
A s s how n on the a7ached s ite plan and floor plans the proposed expans ion cons is ts of 4 components ,
they are:
1. The interior renovaon of the northern mos t poron of the exis ng s chool building currently
occupied by @Bat. This includes converng the space into 3 addional classrooms and
res trooms .
2. The interior renovaon of the exisng strip center on the eas t s ide of the s ite. This renovaon
w ould largely consist of 8 middle school clas s rooms , cafeteria, office space, s cience room, art room
and restrooms.
3. Building addion to the northeas t s ide of the exisng strip center. The addion includes a lobby
area, restrooms, s torage areas and an approximately 5,200 square foot gymnas ium. A s previously
menoned, the property is z oned B-2 (D owntown Bus iness) and the propos ed addion meets all
s etback and lot coverage requirements in the B-2 z one.
4. Removal of porons of the exis ng parking lot to create a courtyard to the s outh of the propos ed
gymnas ium addion along with adding greenspace on the s outhern end of the exisng strip center
building adjacent to the right-of-way of Elm S treet.
City Code requires one parking stall be provided for each clas s room plus one parking stall per every 30
s tudents. The use as propos ed (school) would require 34 off-s treet parking stalls . The property currently
has 229 off-s treet stalls w ithin its boundary. W ith the proposed building expansion and addion of
greens pace menoned above this would remove 33 off-street parking s paces from this s ite. I f the plan
w ere to be cons tructed as propos ed a total of 196 off-s treet parking stalls w ould be remaining on s ite. I t
is ancipated that with the proposed expans ion the total s chool enrollment w ill increase to over 500
s tudents. O ff-street parking on s ite is sufficient to accommodate the propos ed use.
W ith that being said, please note, that being the s ite is zoned B-2 (D ow ntow n Busines s ) it is exempt from
the aforemenoned parking s tandards per code.
A n updated traffic study w as performed for this condional use permit applicaon (s ee a7ached). The
s tudy indicated that the addion of M iddle S chool traffic w ill increase the school related site traffic from
179 entering trips and 165 exing trips to 226 entering trips and 218 exing trips during the more intense
A M peak.
C ondional Use Permit
A s outlined in C ity C ode, a condional use s hall be approved if it is found to meet the follow ing criteria:
1. The propos ed use conforms to the district permi7ed and condional use provis ions and all general
regulaons of this tle. The use is listed as a C ondional U se w ithin the B-2 (D owntown Business)
z oning district.
2. The propos ed use s hall not involve any element or caus e any condions that may be dangerous,
injurious or noxious to any other property or pers on and shall comply w ith the performance
s tandards listed below. The proposed use will not create any condion listed above.
3. The propos ed use s hall be cons tructed, des igned, sited, oriented and lands caped to produce
harmonious relaonship of buildings and grounds to adjacent buildings and properes . M ost of
the expansion will take place within exisng buildings with the excepon of the gymnasium
expansion w hich w ill be located tow ards the center of the property.
4. The propos ed use s hall produce a total vis ual impres s ion and environment w hich is cons is tent with
the environment of the neighborhood. M ost of the expansion w ill take place w ithin exisng
buildings with the excepon of the gymnasium expansion. The expansion into the exisng strip
center will displace four exisng businesses.
5. The propos ed use s hall organiz e vehicular access and parking to minimiz e traffic conges on in the
neighborhood. Thus use will uliz e exisng site accesses along with exisng parking areas.
6. The propos ed use s hall preserve the objecves of this tle and s hall be cons is tent with the
comprehens ive plan. The use is listed as a condional use w ithin the B-2 z oning district and is
consistent with the comprehensive plan.
A C T I O N R EQ U E S T E D
A pprove the amendment to the condional us e permit to allow the expans ion of a school at the property
located at 115 Elm S treet conngent upon the following:
1. The submis s ion and approval of all building and fire permits as deemed neces s ary for the expansion.
2. S ign permit s hall be s ubmi7ed and approved for any exterior s ignage to be placed on the buildings or
s ite.
AT TA C H M E N TS :
Type D es cripon
Backup M aterial S ite P lan
Backup M aterial F loor P lans
Backup M aterial Building Elevaon 1
Backup M aterial Building Elevaon 2
Backup M aterial Traffic S tudy
Backup M aterial A lta S urvey
Backup M aterial Le7ers of S upport
TO :P lanning Commission
F R O M :J ared J ohns on, P lanning Coordinator
S U B J EC T:Request for a C ondional Use Permit to A llow the Construcon of a Ulity H ut
within the I -I ndus trial Zoning D istrict
DATE:M arch 14, 2023
I N T R O D U C TI O N
A rvig, a telecommunicaons company, is requesng approval of a condional us e permit (C U P ) to
cons truct a 336 s quare-foot ulity hut at the subject property addres s ed as 5000 208th S treet W.
D I S C U S S I O N
A rvig is looking to expand their fiber opc s ervices in the city and are proposing to build a 336 square-
foot ulity hut on the property located at 5000 208th S treet W. This property is ow ned by X cel Energy
and contains a power substaon. X cel Energy has agreed to let A rvig build the ulity hut on their
property. Per City Code, ulity buildings require a C U P in the I (I ndustrial D is trict). The propos ed ulity
hut w ould allow A rvig to connect into exis ng ulies and expand their s ervices .
Zoning
The property is located in the Farmington I ndus trial Park and is z oned I -I ndustrial. The C omprehens ive
P lan guides the property for I ndustrial.
P ublic ulity buildings are listed as a condional us e in the I -I ndus trial D istrict. The exisng use on the
property is a power substaon and the propos ed ulity hut will not alter the use. The ulity hut meets all
lot dimens ional requirements in the I -I ndus trial D istrict.
S ite P lan
The property is 11.63 acres and contains a pow er s ubs taon and open s pace. The pow er s ubs taon is
located in the southwes t corner of the s ite and is enclosed by a chain link fence. The proposed ulity hut
w ould be located near the northw est end of the site w here there is an exis ng gravel access drivew ay
onto 208th S treet W. The ulity hut would include 989 s quare-feet of gravel parking area.
A ccess
The site is acces s ed off of 208th S treet W in the northwes t corner by a gravel acces s driveway. The
Farmington Economic D evelopment A uthority (E DA ) owns a very narrow strip of land (16.5 feet w ide) in
between 208th S treet W and the w estern property line of the site. X cel Energy obtained a license
agreement in 2005 from the E DA in order to access the s ite and cons truct the pow er s ubs taon. A s a
condion of approval, an addional license agreement will need to be executed with the E DA for A rvig to
acces s and place fiber opc through the E DA owned land.
Ulies
The ulity hut is strategically placed near the access onto 208th S treet W. There are exisng ulity lines
along the street that A rvig can connect into. A fiber opc line would run from the ulity hut, acros s the
E DA land, and connect into an exis ng line at the end of 208th S treet W.
Condional U s e Permit Review
A s outlined in C ity C ode, a condional use permit shall be approved if it ’s found to meet the follow ing
criteria:
1. The proposed us e conforms to the dis trict permi@ed and condional us e provisions and all general
regulaons of this tle.
The use is listed as a condional use w ithin the I -I ndustrial D istrict. C riterion met.
2. The proposed us e shall not involve any element or cause any condions that may be dangerous ,
injurious or noxious to any other property or pers ons and shall comply w ith the performance standards
lis ted below.
The proposed use w ill not create any condion listed above. C riterion met.
3. The proposed us e shall be constructed, designed, s ited, oriented and landscaped to produce
harmonious relaonship of buildings and grounds to adjacent buildings and properes .
The proposed use w ill be constructed, designed, sited, oriented and landscaped to produce harmonious
relaonship of buildings and grounds to adjacent buildings and properes. C riterion met.
4. The proposed us e shall produce a total visual impression and environment which is consistent w ith
the environment of the neighborhood.
The proposed use w ill produce a total visual impression and environment consistent with the
neighborhood. C riterion met.
5. The proposed us e shall organize vehicular acces s and parking to minimize traffic congeson in the
neighborhood.
The proposed use organizes vehicular access and parking to minimiz e traffic in the neighborhood.
Criterion met.
6. The proposed us e shall pres erve the objecves of this tle and shall be consistent w ith the
comprehens ive plan.
T he proposed use is listed as a condional use within the I -I ndustrial District and is consistent with the
comprehensive plan. C riterion met.
A C T I O N R EQ U E S T E D
A pprove the condional us e permit to allow the cons trucon of a ulity hut within the I -I ndus trial D istrict
on the property addres s ed as 5000 208th S treet W conngent upon the following:
1. A license agreement to allow the access and placement of ulies through E DA owned land shall be
executed and recorded prior to cons trucon.
2. S as facon of all Engineering comments.
AT TA C H M E N TS :
Type D es cripon
Backup M aterial S ite P lans
Backup M aterial Locaon M ap
Backup M aterial E DA A erial
T-1
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FARMINGTON
5000 208TH ST W
FARMINGTON, MN 55024
KSS
SC
01/30/23
128-032
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VICINITY MAP N.T.S.
SITE
LOCATION
SITE
LOCATION
SITE NAME FARMINGTON
REVISIONSHEETDRAWING INDEX
N.T.S.
ATTACHMENTS
22" x 34" IS FULL SCALE.
11" x 17" IS HALF SCALE.
TERRA CONSULTING GROUP, LTD.
600 BUSSE HIGHWAY
PARK RIDGE, IL 60068
(847) 698-6400
PROJECT
CONSULTANT:
CONSTRUCTION
COMPANY
CONTACT:
CONSULTANT TEAM
5000 WEST 208TH STREET
FARMINGTON, MN 55024
EQUIPMENT HUT INSTALLATION
ARVIG
LATITUDE:
LONGITUDE:
SITE ADDRESS:5000 WEST 208TH STREET
FARMINGTON, MN 55024
(651)675-5000
DAKOTA COUNTYCOUNTY:
PROJECT INFORMATION
T-1 TITLE SHEET -
C-1 ENGINEERING SITE PLAN -
C-2 EROSION CONTROL PLAN -
C-3 SITE GRADING PLAN -
C-4 SHELTER ELEVATIONS 1
S-1 SITE DETAILS -
N-1 GENERAL NOTES -
1.IN THE EVENT THAT SPECIAL INSPECTIONS ARE NOT PERFORMED IN COMPLIANCE WITH THE
CONTRACT TERMS, BID SPECIFICATIONS AND/ OR SPECIFIED FORM, THE GENERAL CONTRACTOR
WILL BE LIABLE FOR ALL DAMAGES, CONSTRUCTION PERFORMANCE, FAILURES, AND CORRECTIVE
ACTIONS RELATED TO THE SAME.
2.THE FOLLOWING GENERAL NOTES SHALL APPLY TO DRAWINGS AND GOVERN UNLESS OTHERWISE
NOTED OR SPECIFIED.
3.THE WORK DELINEATED IN THESE DRAWINGS AND DESCRIBED IN THE SPECIFICATIONS SHALL
CONFORM TO CODES, STANDARDS AND REFUTATIONS THAT HAVE JURISDICTION IN THE STATE OF
MINNESOTA, AND THE CITY OF FARMINGTON.
4.REQUIREMENTS AND REGULATIONS PERTAINING TO R.F. SAFETY CODES AND PRACTICES MUST BE
INCORPORATED IN THE WORK EVEN THOUGH THEY MAY HAVE NOT BE LISTED INDIVIDUALLY AND
SEPARATELY IN WITHER THE DRAWINGS OR THE SPECIFICATIONS.
5.COMPARE FIELD CONDITIONS WITH ARCHITECTURAL AND ENGINEERING DRAWINGS. ANY
DISCREPANCIES SHALL BE DIRECTED TO THE ARCHITECT FOR CLARIFICATION PRIOR TO
FABRICATION AND/ OR CONSTRUCTION. SUBMIT NECESSARY SHOP DRAWINGS PRIOR TO
FABRICATION FOR APPROVAL BY THE ARCHITECT. NO INFORMATION OR DETAILS ON THESE SHEET
MAY BE USED WITHOUT PERMISSION OF THE OWNER, OR THE ARCHITECT.
6.DO NOT SCALE DRAWINGS! 11"x17" DRAWINGS TO SCALE 24"x36" DRAWINGS SCALE MULTIPLY BY 2
7.UNLESS OTHERWISE SHOWN OR NOTED, TYPICAL DETAILS SHALL BE USED WHERE APPLICABLE.
8.DETAILS SHALL BE CONSIDERED TYPICAL AT SIMILAR CONDITIONS.
9.SAFETY MEASURES:THE CONTRACTOR SHALL BE SOLELY AND COMPLETELY RESPONSIBLE FOR
THE CONDITIONS OF THE JOB SITE, INCLUDING SAFETY OF THE PERSONS AND PROPERTY AND FOR
INDEPENDENT ENGINEERING REVIEWS OF THESE CONDITIONS. THE ARCHITECT'S OR ENGINEERS'
JOB SITE REVIEW IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF THE
CONTRACTOR'S SAFETY MEASURES.
10.WITHIN THESE PLANS AND SPECIFICATIONS, "OWNER IMPLIES ARVIG COMMUNICATIONS.
11.THE WORK IS THE RESPONSIBILITY OF THE GENERAL CONTRACTOR UNLESS NOTED OTHERWISE.
12.THE TERMS "CONTRACTOR" AND "G.C." REFER TO THE OWNER'S GENERAL CONTRACTOR AND THE
GENERAL CONTRACTOR'S SUB-CONTRACTORS. IT IS THE GENERAL CONTRACTOR'S
RESPONSIBILITY TO DETERMINE THE DIVISION OF WORK AMONG SUB-CONTRACTORS.
13.THE GENERAL CONTRACTOR IS RESPONSIBLE IN OBTAINING NECESSARY PUBLIC AND PRIVATE
UNDERGROUND UTILITY LOCATE SERVICES PRIOR TO START OF EXCAVATING / CONSTRUCTION.
14.PRIOR TO START OF CONSTRUCTION THE CONTRACTOR SHALL VERIFY ALL SIZES OF EXISTING
AND/ OR PROPOSED CONDUITS, PENETRATIONS, AND HAND HOLES THAT WILL BE UTILIZED FOR
THE FIBER INSTALLATION ALONG WITH ALL OTHER MATERIALS NEEDED FOR INSTALLATION.
15.ON SITE CONDITIONS SHALL BE CONFIRMED PRIOR TO THE START OF CONSTRUCTION.
16.CONTRACTOR SHALL FOLLOW ALL LOCAL MUNICIPAL CODES FOR CONDUIT SPECIFICATIONS AND
INSTALLATION.
NORTHERN STATES POWER CO.
5000 208TH STREET WEST
SITE OWNER:
SITE AQ.:VINCO INC,
18995 FOREST BLVD. N.
FOREST LAKE, MN 55025
(651) 982-4642
GENERAL NOTES
44° 38' 46.50" N (GOOGLE EARTH)
93° 9' 59.83" W (GOOGLE EARTH)
PROJECT DESCRIPTION
1.PROPOSED INSTALLATION OF EQUIPMENT HUT
REGIONAL MAP
VINCO INC,
18995 FOREST BLVD. N.
FOREST LAKE, MN 55025
(651) 982-4642
PHONE: (651) 982-4642 FAX: (651) 982-4261
FOREST LAKE, MN 55025
18995 FOREST BLVD. N.,
BOUNDARY SURVEY
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FARMINGTON
5000 208TH ST W
FARMINGTON, MN 55024
KSS
SC
01/30/23
128-032
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22" x 34" PRINT IS THE FULL SCALE
FORMAT. ANY SIZE OTHER THAN
THAT IS AT REDUCED SCALE.
10'20'40'
1"
=
2
0
'
±
CENTERLINE
OF EASEMENT
EXISTING
CHAIN-LINK FENCE
EXISTING PROPERTY
LINE (TYP.)
PROPOSED 12'x28' BULDING
ON CONCRETE SLAB WITH
2' APRON ON ALL SIDES
EXISTING TEMPORARY
ACCESS EASEMENT
PER DOC. NO. 2401502
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208TH ST W
EXISTING 100' WIDE GAS PIPELINE
EASEMENT PER BOOK, 225, DEES, PAGE 358,
AS AMENDED BY BOOK 68, MISC., PAGE 241
96
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7
'
36' SETBACK 35.7'
10
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PROPOSED GRAVEL
PARKING AREA 989
SQUARE FEET
SITE PLAN
C-1
50
'
50
'
EXISTING SYMBOLS & UTILITIES LEGEND
LIGHT POLE
UTILITY POLE
WATER VALVE
UNDERGROUND ELECTRIC
ANCHOR
HANDHOLE
x x FENCE LINE
ELECTRIC
UGE
UNDERGROUND FIBERUGF
UNDERGROUND GAS LINEGAS
OHE
OHF
OHT
OVERHEAD ELECTRIC
OVERHEAD FIBER
OVERHEAD TELCO
UTILITY LINE
PROPOSED SYMBOLS & UTILITIES LEGEND
STEEL POLEWOOD POLE
STORM SEWER LINE
SANITARY SEWER LINE
TRANSFORMER
WATERMAIN LINE
SIGN
CATCH BASIN
DECIDUOUS TREE
MONUMENT FOUND
MANHOLE
FIRE HYDRANT
TRAFFIC LIGHT
CURB STOP VALVE
PEDESTAL
UNDERGROUND FIBERUGFUGF
UNDERGROUND POWERUGEUGE
EXISTING GAS LINE
PROPOSED 4"
CONDUIT ROUTE
PROPOSED 24" x
36" HAND HOLE
(SEE DETAIL 2/S-1)
PROPOSED 4"
CONDUIT ROUTE
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FARMINGTON
5000 208TH ST W
FARMINGTON, MN 55024
KSS
SC
01/30/23
128-032
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1.SOIL DISTURBANCE SHALL BE CONDUCTED IN SUCH A MANNER TO
MINIMIZE EROSION. AREAS OF THE DEVELOPMENT SITE THAT ARE NOT
GRADED SHALL BE PROTECTED FROM CONSTRUCTION TRAFFIC OR OTHER
DISTURBANCE UNTIL FINAL SEEDING IS PERFORMED.
2.PROPERTIES AND CHANNELS ADJOINING THE DEVELOPMENT SHALL BE
PROTECTED FROM EROSION AND SEDIMENTATION.
3.SOIL EROSION AND SEDIMENT CONTROL FEATURES SHALL BE
CONSTRUCTED PRIOR TO THE COMMENCEMENT OF HYDROLOGIC
DISTURBANCE OF UPLAND AREAS.
4.DISTURBED AREAS SHALL BE STABILIZED WITH TEMPORARY OR
PERMANENT MEASURES WITHIN FOURTEEN (14) CALENDAR DAYS
FOLLOWING THE END OF ACTIVE HYDROLOGIC DISTURBANCE.
5.IF DEWATERING SERVICES ARE USED, ADJOINING PROPERTIES AND
DISCHARGE SHALL BE PROTECTED FROM EROSION. DISCHARGES SHALL BE
ROUTED THROUGH AN EFFECTIVE SEDIMENT CONTROL MEASURE. (E.G.,
SEDIMENT TRAP, SEDIMENT BASIN, OR OTHER APPROPRIATE MEASURES).
6.ALL TEMPORARY SOIL EROSION AND SEDIMENT CONTROL MEASURES
SHALL BE REMOVED WITHIN THIRTY (30) DAYS AFTER FINAL SITE
STABILIZATION IS ACHIEVED OR AFTER THE TEMPORARY MEASURES ARE
NO LONGER NEEDED. TRAPPED SEDIMENT AND OTHER DISTURBED SOIL
AREAS SHALL BE PERMANENTLY STABILIZED.
7.SOIL STOCKPILES SHALL NOT BE LOCATED IN A FLOOD-PRONE AREA OR
DESIGNATED BUFFER PROTECTING WATERS OF THE UNITES STATES OR
ISOLATED WATERS OF THE COUNTY. CONTRACTOR TO USE SOILS
EXCAVATED FROM THE LEASE SITE AND USE TO BUILD UP THE
DEPRESSIONAL STORAGE BASIN.
8.THE CONTRACTOR SHALL PROVIDE ADEQUATE RECEPTACLES FOR THE
DEPOSITION OF ALL CONSTRUCTION MATERIAL DEBRIS GENERATED
DURING THE DEVELOPMENT PROCESS. THE CONTRACTOR SHALL NOT
CAUSE OR PERMIT THE DUMPING, DEPOSITING, DROPPING, THROWING,
DISCARDING OR LEAVING OF CONSTRUCTION MATERIAL DEBRIS UPON OR
ONTO ANY DEVELOPMENT SITE, CHANNEL, WATERS OF THE U.S. OR
ISOLATED WATERS OF THE COUNTY. THE CONTRACTOR SHALL MAINTAIN
THE DEVELOPMENT SITE FREE OF CONSTRUCTION MATERIAL DEBRIS.
9.ALL TEMPORARY AND PERMANENT EROSION AND SEDIMENT CONTROL
MEASURES SHALL BE MAINTAINED IN AN EFFECTIVE WORKING CONDITION.
10.STREET SWEEPING SHALL OCCUR DAILY DURING CONSTRUCTION ACTIVITY
OR AS REQUESTED BY CITY ENGINEER.
11.DUST CONTROL AND WATERING TO OCCUR AS NEEDED OR REQUESTED BY
CITY ENGINEER.
12. HOURS OF CONSTRUCTION OPERATION FROM 7AM TO 7PM MONDAY
THROUGH SATURDAY PER CITY CODE.
EROSION CONTROL NOTES:
NATURAL SOIL
FLOW
WIRE MESH
REINFORCEMENT
(OPTIONAL)
METAL OR WOOD
POST OR STAKE
SUPPORT POST
ANCHORAGE FROM
IN-SITU SOIL TO
CEMENT MORTAR
GEOTEXTILE FABRIC
FABRIC ANCHORAGE TRENCH
BACKFILL W/TAMPED NATURAL SOIL
NOTE:
DEPENDING UPON CONFIGURATION, ATTACH
FABRIC TO WIRE MESH W/HOG RINGS, STEEL
POSTS W/ TIE WIRES, WOOD POSTS W/ NAILS.
DIRECTION OF
RUNOFF
6" MIN.6"
N.T.S.
LEGEND
EROSION CONTROL BLANKET &
SEEDING (NATIVE GRASSES)
EXISTING GROUND DIRECTION
EROSION CONTROL SILT FENCE
B.R.BIOROLL DITCH CHECK
(SEE DETAIL)
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GEO-SYNTHETICS,
INC. 428 N. PEWAUKEE
ROAD WAUKESHA, WI.
53188 (414) 524-7979
800-444-5525 NOTE:
DIMENSIONS VARY,
AS NEEDED TO FIT
STRUCTURES
SHOWN
OR EQUIVALENT
36"
33"
30"
6"
(TYP.)
6"
GSI
(TYP.)
(TYPAR 3201 FABRIC)
N.T.S.
EROSION CONTROL FILTER BASKET
F.B.
EROSION CONTROL FILTER BASKET
(SEE DETAIL)
EROSION CONTROL SILT FENCE DETAIL
6" OF TOPSOIL &
SEEDING (NATIVE GRASSES)
NATIVE GRASS/FORB PLANTING &
SEEDING (NATIVE GRASSES)
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS PREPARED BY
ME OR UNDER MY DIRECT SUPERVISION AND
THAT I AM A DULY LICENSED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE STATE OF
MINNESOTA.
NAME:
___________________
DATE:___________ LICENSE #:___________XX-XX-XX
EROSION
CONTROL PLAN
C-2
0
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22" x 34" PRINT IS THE FULL SCALE
FORMAT. ANY SIZE OTHER THAN
THAT IS AT REDUCED SCALE.
5'10'20'
1"
=
1
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±
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FARMINGTON
5000 208TH ST W
FARMINGTON, MN 55024
KSS
SC
01/30/23
128-032
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1 SCALE: 1" = 10'
SITE GRADING PLAN
SITE GRADING PLAN
(SHEET 1 OF 1)
C-3
0.00%
000
PROPOSED ELEVATION
DRAINAGE DIRECTION ARROW
PROPOSED CONTOUR
EXISTING CONTOUR
PROPOSED CULVERT & END SECTIONS
PROPOSED GROUND RIDGE LINE
EXISTING GROUND DRAINAGE FLOW DIRECTION
GROUND SLOPE% WITH DIRECTION
SUMMIT DRAINAGE DIRECTIONS
PROPOSED GROUND DRAINAGE
FLOW DIRECTION ARROWS
0000.00
000
PROPOSED SPOT GRADES
PROPOSED LINES
LEGEND
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22" x 34" PRINT IS THE FULL SCALE
FORMAT. ANY SIZE OTHER THAN
THAT IS AT REDUCED SCALE.
5'10'20'
1"
=
1
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±
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FARMINGTON
5000 208TH ST W
FARMINGTON, MN 55024
KSS
SC
01/30/23
128-032
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SHELTER
ELEVATIONS
C-4
1 SCALE: 1" = 2'
ELEVATION A 2 SCALE: 1" = 2'
ELEVATION B
3 SCALE: 1" = 2'
ELEVATION C 4 SCALE: 1" = 2'
ELEVATION D
6"
9'
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0
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7"
10
'
-
1
"
14'-2"
28'-4"
1'
-
4
1 2"
6"
9'
-
0
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6"
10
'
-
0
"
11'-9"
5'-81
2"
1'
-
1
1
1 2"
1'-4"1'-4"
3'
-
1
"
4"
10
"
10
"
2'-31
4"
6"
9'
-
0
"
7"
10
'
-
1
"
4'-11"
28'-4"
1'
-
4
1 2"
2'-2"
2'-5"
11'-9"
2'-5"
5'-81
2"
1'
-
1
1
1 2"
6"
9'
-
0
"
6"
10
'
-
0
"
JUNCTION BOX
ELECTRIC METER
JUNCTION BOX
2" RISE CONDUIT
1.25" GROUND
CONDUIT
2" RISE CONDUIT
1.25" GROUND
CONDUIT
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FARMINGTON
5000 208TH ST W
FARMINGTON, MN 55024
KSS
SC
01/30/23
128-032
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CONDUIT SIZE, TYPE, QUANTITY AND
SEPARATION DIMENSION TO BE VERIFIED
WITH LOCAL UTILITY COMPANY
REQUIREMENTS
CONDUITS FOR
ELECTRICAL &
ANTENNA SHARING
WHERE
APPLICABLE
UNDISTURBED
SOIL
RETURN ORIGINAL MATERIAL TO
TRENCH, COMPACT TO MAXIMUM
DENSITY IN ACCORDANCE WITH
ASTM D1557
COMPACTED SAND (SEE NOTE 1)
COMPACTED SAND
BED (SEE NOTE 1)
PROVIDE PANDUIT UNDERGROUND
HAZARD TAPE (FOIL TYPE)
'CAUTION-ELECTRICAL LINE BURIED
BELOW' AT 1'-0" ABOVE SAND FOR THE
ENTIRE LENGTH OF THE CONDUIT RUN
LC
CA-17 COARSE AGGREGATE
COMPACTED TO 90% STANDARD
PROCTOR
12" (MIN)
SEPARATION
4"
4"
42
"
TRENCH
3.
1 SCALE: N.T.S.
UTILITY TRENCH DETAIL
RESTORE SURFACE COARSE
MATERIAL AND BASE COARSE TO
ORIGINAL CONDITION AFTER
INSTALLATION OF UTILITIES. GRADE
SURFACE TO LEVEL.
LEAN CONCRETE, RED-COLORED TOP, MAY
BE USED IN PLACE OF COMPACTED SAND.
BURY CONDUITS 42" BELOW GRADE OR 6"
BELOW FROST LINE, WHICHEVER IS
GREATER
1.
2.
NOTES:
SITE DETAILS
S-1
SCALE: N.T.S.
VAULT PULL BOX DETAIL
3/8 - 7 LAG THREAD
SELF ALIGNING
REPLACEABLES S.S.
EZ-NUT (TYP. OF 2)
36"24
"
3/8 - 7 LAG THREAD X 2 [51]
S.S. HEX HEAD CAPTIVE BOLT
(TYP. OF 2)
3/8 [10] S.S. FLAT WASHER
(TYP. OF 2)
1/2"Ø THRU HOLE
WITH 1"Ø X 3/8" DEEP
COUNTERBORE
SKID RESISTANT
SURFACE MS-86
TELEPHONE
MARKER
1" X 4" PULL SLOT WITH
1/4"Ø CENTER PIN
NOTE:
ALL STUB-UP CONDUITS
INSIDE PULL BOXES WILL BE 6"
FROM TOP OF BOX AND HAVE
PULL STRINGS AND CAPS
24
"
2
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FARMINGTON
5000 208TH ST W
FARMINGTON, MN 55024
KSS
SC
01/30/23
128-032
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N-1
GENERAL NOTES
Subject Property – 5000 208th Street W
TO :P lanning C ommis s ion
F R O M :Tony W ippler, P lanning M anager
S U B J EC T:Variance Requests to M inimum Lot S ize w ithin the A -1 Zone - Patrick & D awn
D evney
DATE:March 14, 2023
I N T R O D U C TI O N
The applicants, Patrick and D aw n D evney, are s eeking variances from the minimum lot size requirement
in the A gricultural Zoning D is trict (A -1) to subdivide/s plit tw o exis2ng parcels . The minimum lot size
w ithin the A -1 zoning dis trict is 40 acres .
The subject parcels to be split are legally described as follow s :
(1) Tract B, Registered L and Survey N o. 66 (P I D 14-63190-00-022) 63.97 acres. T he applicant is proposing to
split off 18.033 acres.
(2) Tract G , Registered Land S urvey No. 66 (P I D 14-63190-00-070) 153.1 acres. The applicant is
proposing to s plit off 1.967 acres.
The split of the parcels is being necessitated by the dissolving of D evenshire Farms G eneral Partners hip
(ow ners of the proper2es ). D ue to this ac2on, the splits as proposed (in total 20 acres ) is part of the
payment to the applicants.
P lanning D ivision Review
A pplicant:
Patrick and D aw n D evney
19192 C oAage Road
Farmington, M N 55024
Property O wner:
J M A D evney Family, L L P
5788 212th S treet W
Farmington, M N 55024
Property L oca on:
Generally located at the southwest intersec2on of Pilot Knob Road and C S A H 50 (see aAached aerial).
Exis ng Lot S ize:
-Tract B, Regis tered L and S urvey No. 66 - 63.97 acres
-Tract G , Registered Land S urvey No. 66 - 153.1 acres
Proposed Lots a&er
S ubdivision:
Tract B s plit - 45.937 acres and 18.033
Tract G split - 151.133 and 1.967
(s ee aAached cer2ficate of s urvey)
Exis ng Z oning:
A -1 (A griculture)
2040 Comprehensive P lan:
A griculture
Exis ng Land Use:
Cul2vated farmland
S urrounding Land Uses:
Cul2vated farmland to the north, s outh, and w est. V ita AFva res iden2al subdivis ion to the east.
D I S C U S S I O N
A s previously men2oned, the applicants are seeking to split off a total of 20 acres (18.033 acres and
1.967 acres ) between two exis 2ng parcels. Both of the new parcels to be created by the split are less than
the required minimum parcel size w ithin the A -1 zone - 40 acres thus requiring approval of variances .
The exis 2ng parcels aGer the split will s2ll be over the minimum 40 acre requirement (45.937 acres and
151.133 acres ). The minimum lot size requirement for proper2es w ithin the A -1 zoning dis trict was
amended in May of 2002. The previous minimum lot area requirement was one (1) acre and was
changed to 40 acres .
The P lanning Commission has granted s everal variances from the minimum lot s iz e requirement in the A -
1 z oning district s ince the code was amended in 2002. The follow ing is a lis t of thos e proper2es :
Mals z ycki 8-11-09 (tw o 1 acre parcels ) A pproved
Pat D onnelly 10-10-06 (5 acre) A pproved
I S D #192 10-10-06 (18.4 acre) A pproved
Terry D onnelly 6-10-03 (5 acre) A pproved
K indseth 2-11-03 (1.42 and 1.69 acres ) A pproved
Ben Ward 1-14-03 (4.71 acres) A pproved
Bob D onnelly 12-10-02 (30 acres) A pproved
S taff is s ugges2ng if the variances are approved by the P lanning C ommis s ion that a lot combina2on be
done through D akota County for the 1.967 acre parcel and the 18.033 acre parcel. The lot combina2on
w ould have to be done aGer the waiver of plat is adminis tra2vely approved by city s taff.
The Board of A djustment shall not approve any variance reques t unless they find that "prac2cal
difficul2es" exis t us ing the follow ing criteria:
1. Because the par2cular physical s urroundings, or the s hape, configura2on, topography, or other
condi2ons of the s pecified parcel of land involved, s trict adherence to the regula2ons of this 2tle
w ould cause prac2cal difficul2es. Economic cons idera2on alone does not cons2tute prac2cal
difficul2es. The city code was amended in M ay of 2002 to increase the minimum lot area required
for proper es in the A-1 zoning district from one (1) acre to 40 acres. I f the code amendment had
not occurred, the applicants could proceed with a plat and be in compliance w ith the zoning code.
The amendment to the code, therefore, may have caused prac cal difficul es to the applicants.
P revious variances similar in nature have been approved.
2. That the variance would be cons is tent with the comprehens ive plan. S taff believes the variances
w ould be consistent w ith the C omprehensive P lan.
3. That the variance would be in harmony w ith the general purposes and intent of this 2tle. S taff
believes the variances to be in harmony w ith the general purposes and intent of this tle.
4. The condi2ons upon w hich a variance is based are unique to the parcel of land for w hich the
variance is sought and are not applicable, generally, to other proper2es within the s ame zoning
classifica2on. W hen the city code w as amended to increase the minimum lot size in the A-1 z oning
district, several proper es became nonconforming. The majority of proper es in the A-1 z oning
district how ever do comply with the minimum lot siz e thus crea ng a similar situa on to the
applicants for only a minority of property ow ners in the A-1 zoning district.
5. The alleged difficulty or hards hip is caused by this 2tle and has not been created by any pers ons
having an interest in the parcel of land. The hardship or difficulty, if determined by the P lanning
C ommission to exist, w as not created by the applicants or any other person having an interest in
the property.
6. The gran2ng of the variance w ill not alter the essen2al character of the locality or be injurious to
other property in the vicinity in which the parcel of land is located or substan2ally diminis h
property values. G ran ng the variances would not alter the character of the area or have a
nega ve impact on other property in the vicinity.
7. The propos ed variance w ill not s ubs tan2ally increase the conges2on of the public streets , or
increase the danger of fire, or be detrimental to the public w elfare or public safety. The proposed
variances would not result in any of the above men oned adverse effects.
8. The reques ted variance is the minimum ac2on required to eliminate the prac2cal difficul2es . The
P lanning C ommission must determine whether gran ng the variances to create two substandard
parcels is the minimum variance that w ould eliminate the poten al difficulty.
9. Variances may not be approved for any us e that is not allowed under this 2tle for property in the
z one where the affected person's land is located except that the temporary us e of a one-family
dw elling as a tw o-family dwelling may be authorized by variance. The use of the property will
con nue to be cul vated farmland which is permi2ed in the A-1 z oning district.
A C T I O N R EQ U E S T E D
A pprove the variances allow ing the crea2on of a 1.967 acre parcel and a 18.033 acre parcel within the A -1
z oning district s ubject to the following con2ngencies :
1. S ubmission and approval of a Waiver of P lat applica2on.
2. A lot combina2on through D akota County must be completed combining the 1.967 acre parcel with
the 18.033 acre parcel.
AT TA C H M E N TS :
Type D es crip2on
Backup M aterial S ite A erial
Backup M aterial Cer2ficate of S urvey
Dakota County, MN
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed.
This is not a legal document and should not be substituted for a title search,appraisal, survey, or
for zoning verification.
Map Scale
1 inch = 1200 feet
3/8/2023