HomeMy WebLinkAbout06.13.23 Planning Packet
Meeting Location:
Farmington City Hall
430 Third Street
Farmington, MN 55024
PLANNING COMMISSION
Tuesday, June 13, 2023
7:00 PM
Page
1. CALL TO ORDER
2. APPROVAL OF MINUTES
2.1. Approve Planning Commission Minutes
Approve the minutes from the May 9, 2023 regular meeting.
Agenda Item: Approve Planning Commission Minutes - Pdf
3 - 6
3. PUBLIC HEARINGS
3.1. Amendment to Conditional Use Permit to allow for the Expansion of a
Charter School within the B-2 Zoning District - Great Oaks Academy -
115 Elm Street
Approve the amendment to the conditional use permit to allow the
expansion of a school at the property located at 115 Elm Street
contingent upon the following:
1. An encroachment agreement must be executed to allow the
construction of the fire lane within the City's drainage and utility
easement.
2. Additional safety precautions (i.e. bollards, fencing, etc.) must be
installed along the outside perimeter of the courtyard. An
updated plan must be submitted to staff for approval.
3. An access easement must be prepared and executed for the site
access to First Street.
4. Westbound right turn lanes must be constructed at the
intersections of Elm Street and First Street and Elm Street and
the schools private access within two years of the CUP approval.
The turn lanes must meet County approval.
5. The submission and approval of all building and fire permits as
deemed necessary for the expansion.
6. Sign permit shall be submitted and approved for any exterior
signage to be placed on the buildings or site.
7 - 68
Page 1 of 90
Agenda Item: Amendment to Conditional Use Permit to allow for the
Expansion of a Charter School within the B-2 Zoning District - Great
Oaks Academy - - Pdf
3.2. Amendment to a Planned Unit Development - Vita Attiva at South
Creek, 5140 216th Street W
Recommend the City Council approve the attached resolution amending
the PUD Agreement for Vita Attiva at South Creek to allow for an
increased sign area and height for a monument sign to be located at
5140 216th Street W.
Agenda Item: Amendment to a Planned Unit Development - Vita Attiva
at South Creek, 5140 216th Street W - Pdf
69 - 77
3.3. Conditional Use Permit for Grocery Store within the B-1 Zoning District -
705 8th Street - Sultan Haque
Continue the public hearing to the July 11th regular meeting.
Agenda Item: Conditional Use Permit for Grocery Store within the B-1
Zoning District - 705 8th Street - Sultan Haque - Pdf
78
3.4. Amendment to a Planned Unit Development - Trinity Care Center - 905
Elm Street
The Planning Commission should recommend approval of the attached
resolution approving the third amendment to the Planned Unit
Development site plan for Trinity Care Center and forward that
recommendation on to the City Council.
Agenda Item: Amendment to a Planned Unit Development - Trinity Care
Center - 905 Elm Street - Pdf
79 - 90
4. DISCUSSION
5. ADJOURN
Page 2 of 90
PLANNING COMMISSION AGENDA MEMO
To: Planning Commission
From: Tony Wippler, Planning Manager
Department: Planning Commission
Subject: Approve Planning Commission Minutes
Meeting: Planning Commission - Jun 13 2023
INTRODUCTION:
Attached, are the minutes form the May 9, 2023 regular meeting.
DISCUSSION:
Not applicable
BUDGET IMPACT:
Not applicable
ACTION REQUESTED:
Approve the minutes from the May 9, 2023 regular meeting.
ATTACHMENTS:
May 9th PC minutes
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Page 2 of 4 Page 4 of 90
Page 3 of 4 Page 5 of 90
Page 4 of 4 Page 6 of 90
PLANNING COMMISSION AGENDA MEMO
To: Planning Commission
From: Tony Wippler, Planning Manager
Department: Planning Commission
Subject: Amendment to Conditional Use Permit to allow for the Expansion of a Charter
School within the B-2 Zoning District - Great Oaks Academy - 115 Elm Street
Meeting: Planning Commission - Jun 13 2023
INTRODUCTION:
Great Oaks Academy is seeking an amendment to a conditional use permit to allow further expansion
of their Charter School located at 115 Elm Street. Great Oaks Academy was granted a conditional
use permit by the commission on January 11, 2022 to establish the Charter School within the former
grocery store space located at 115 Elm Street. The proposed expansion includes renovating and
occupying the existing strip center on the east side of the property for additional middle school
classrooms, adding a gymnasium expansion along with a two story "future" high school addition, and
renovating the interior of the northern most portion of the former grocery store building that was
previously occupied by @Bat into classrooms.
At the April 11, 2023 Planning Commission meeting, the Commission denied an application by Great
Oaks Academy for similar expansion plan. The Planning Commission denied the applicat ion based
on a number of findings most notably the lack of a full buildout plan and that the plan was generally
not harmonious with the surroundings.
DISCUSSION:
Great Oaks Academy Review
As a recap, Great Oaks Academy is a tuition-free, classical charter school built on the pillars of Rigor,
Literature, Wonder, and Virtue. The school is deeply committed to building a school with rigorous
academics, high expectations, and a strong emphasis on developing character while encouraging
each student's natural sense of wonder at the world.
The mission of Great Oaks Academy is to provide students with a classical, liberal arts education that
is rigorous, literature-rich, wonderous, and virtuous. The vision is to graduate young adults who:
• Are fully prepared for the rigors of college and career;
• Value truth, beauty, and goodness;
• Possess a lifelong passion for learning;
• Are active participants in their communities;
• Recognize the value of their contributions
Page 7 of 90
As outlined in the attached packet, the annual enrollment projections for the school are as follows:
School Year Grades Served Enrollment Total Staff
FY 23/24 K-7 402 40
FY 24/25 K-8 454 47
FY 25/26 K-9 519 54
FY 26/27 K-10 584 61
FY 27/28 K-11 662 66
FY 28/29 K-12 737 71
FY 29/30 K-12 776 75
FY 30/31 K-12 840 78
Conditional Use Permit Amendment
Great Oaks Academy is requesting approval to amend a previously approved conditional use permit
to allow the expansion of a Charter School at the property located at 115 Elm Street. The property
is currently owned by Farmington 115, LLC (Wellington Management Company). The property is
within the B-2 (Downtown Business) Zoning District and schools are listed as conditional uses.
As shown on the attached site plan and floor plans the proposed expansion consists of 5 components,
they are:
1. The interior renovation of the northern most portion of the existing school building that had
been previously occupied by @Bat. This includes converting the space into 3 additional
classrooms and restroom.
2. The interior renovation of the existing strip center on the east side of the site. This renovation
would largely consist of 8 middle school classrooms, cafeteria, office space, science room, art
room and restrooms.
3. Building addition to the north side of the existing strip center. The addition includes a lobby
area, restrooms, storage areas, an approximately 5,264 square foot gymnasium.
4. The attached plan calls for the future construction of a two story high school that would be
attached to the gymnasium addition. According to the attached plan the High School would
consist of 8 general classrooms, music room, maker space, special needs spaces, office and
larger vestibule/common space. The high school addition would be approximately 20,000
square feet in size. The proposed plan also provides a bituminous fire lane on the east side
of the proposed building expansion. This fire lane encroaches within a drainage and utility
easement that currently has 10" sanitary sewer line and a 8" water line. If approved, a
condition of approval should be that an encroachment agreement must be executed to allow
the fire lane within the drainage and utility easement.
5. Removal of portions of the existing parking lot to create a courtyard to the west of the proposed
gymnasium addition along with greenspace on the southern end of the existing strip center
building adjacent to the right-of-way of Elm Street. Fencing is proposed along the western
side and portions of the northern and southern sides of the proposed courtyard. If approved,
a condition of approval should be that additional safety precautions (i.e., bollards, fencing or
the like) must be installed along the outside perimeter of the courtyard. An updated plan must
be submitted to staff for approval.
Traffic Circulation and Parking
Page 8 of 90
As shown in the attachment, Middle School drop off and pick up will utilize the Elm Street access
while the elementary school will enter off of First Street and exit through the Elm Street access. The
applicant has also included information on bus/car drop off and pick up schedules. This information
has been attached to this memorandum. The applicant has indicated that the public and non -peak
Great Oaks traffic will still be able to come directly onto and through the site from Elm Street as there
is a access easement that was granted when the site was originally developed along the east side of
the former grocery store building that provides access to the commercial properties to the north. It
should be noted that the access to the site off of First Street does not have such an access easement
for the general public, even though it is routinely used by the general public. If approved, a condition
of approval should be that an access easement should be prepared and execut ed for the access off
of First Street.
As previously mentioned, this property is zoned B-2 (Downtown Business). Properties zoned B-2
are exempt from meeting the off-street parking requirements outlined in code. The property currently
has 229 off-street stalls within within its boundary. With the proposed building expansion and
additional greenspace approximately 68 stalls would be removed from the site. If the plan were to
be constructed as proposed approximately 161 off -street parking stalls would remain on site.
An updated traffic study was performed for the conditional use permit application and is included
within the attachment. The study indicates that right turn lanes will be warranted by the year
2028/2029 based on enrollment projections. If approved, a condition of approval should be that
westbound right turn lanes shall be constructed at the intersections of Elm Street and First Street and
Elm Street and the schools private access within two years of CUP approval.
Conditional Use Permit
As outlined in City Code, a conditional use shall be approved 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 person and shall comply with the
performance standards listed below.
3. The proposed use shall be constructed, designed, sited, or iented and landscaped to produce
harmonious relationship of buildings and grounds 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.
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.
Staff believes the application meets the above-reference criteria.
BUDGET IMPACT:
Not applicable
ACTION REQUESTED:
Approve the amendment to the conditional use permit to allow the expansion of a school at the
property located at 115 Elm Street contingent upon the following:
Page 9 of 90
1. An encroachment agreement must be executed to allow the construction of the fire lane within
the City's drainage and utility easement.
2. Additional safety precautions (i.e. bollards, fencing, etc.) must be installed along the outside
perimeter of the courtyard. An updated plan must be submitted to staff for approval.
3. An access easement must be prepared and executed for the site access to First Street.
4. Westbound right turn lanes must be constructed at the intersections of Elm Street and First
Street and Elm Street and the schools private access within two years of the CUP approval.
The turn lanes must meet County approval.
5. The submission and approval of all building and fire permits as deemed necessary for the
expansion.
6. Sign permit shall be submitted and approved for any exterior signage to be placed on the
buildings or site.
ATTACHMENTS:
Great Oaks Academy CUP Application May 11, 2023 Updated
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Page 11 of 90
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SITE PLAN
TRAFFIC CIRCULATION
ARCHITECTURAL FLOOR PLANS
RENDERING
Page 14 of 90
May 12, 2023SITE DIAGRAM
Great Oaks Academy
EXISTING SCHOOL
MIDDLE
SCHOOL
REMODEL
THREE NEW
CLASSROOMS
14 SPACES
34 SPACES
24 SPACES
28 SPACES
7
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P
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2
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D
A
8 SPACES
16 SPACES
9 SPACES
9
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2
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97’97’
EXISTING GREEN
SPACE PLAY AREA
PR
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COURTYARD
CROSSING WITH STOP
SIGNS, CROSSING
GUARDS & SPEED
BUMPS
EXISTING SIGN
EXISTING PLAYGOUND
97’
15
3
’
ELEMENTARY & HIGH
SCHOOL PARKING
MIDDLE SCHOOL
PARKING
FENCE
EASEMENT FOR
NORTHERN PROPERTIES
FIR
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SIGNAGE AVAILABLE FOR TENANTS OF
ADJACENT PROPERTIES TO THE NORTH
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May 12, 2023TRAFFIC CIRCULATION
Great Oaks Academy
EXISTING SCHOOL
MIDDLE
SCHOOL
REMODEL
97’97’
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EXISTING PLAYGOUND
COURTYARD
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NORTHERN PROPERTIES
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CROSSING WITH STOP
SIGNS, CROSSING
GUARDS & SPEED
BUMPS
This traffic circulation is for Great Oaks morning drop-off and
afternoon pick-up only. Public and non-peak Great Oaks traffic will
come directly onto and through the property from Elm St.
Pa
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1,035 SF
SCIENCE
151
1,162 SF
ART
152
215 SF
PREP/STORAGE
153
214 SF
STORAGE
154
834 SF
CLASSROOM
162
847 SF
CLASSROOM
163
814 SF
CLASSROOM
164
803 SF
CLASSROOM
165831 SF
CLASSROOM
166
615 SF
CLASSROOM
167
215 SF
NURSE
157
154 SF
PRINCIPAL
194
155 SF
CONFERENCE
195
306 SF
RECEPTION
196
57 SF
TOILET
197
620 SF
SPECIAL ED
198
765 SF
CLASSROOM
199
111 SF
SMALL GROUP
200
111 SF
SMALL GROUP
201
111 SF
SMALL GROUP
202
5,264 SF
GYM
177
160 SF
BOYS
192
41 SF
FAMILY TOILET
179
187 SF
GIRLS
193
206 SF
P.E. STORAGE
170
183 SF
BAND / MUSIC
ST0RAGE
169
LOBBY
203
43 SF
JANITOR
204
44' - 0"
NEW TWO STORY HIGH SCHOOL
8 GENERAL CLASSROOMS,
MUSIC ROOM, MAKER SPACE,
SPECIAL NEEDS SPACES,
OFFICE AND LARGER
VESTIBULE/COMMONS SPACE
+/- 20,000 SF
DRAWN BY:
CHECKED BY:
PROJ. NO:
DRAWING NO:
DRAWING TITLE:
PROJECT NAME:
N O T F O R C O N S T R U C T I O NPRELIMINARY
COPYRIGHT 2023 BY LHB, INC. ALL RIGHTS RESERVED.
21 W. Superior St., Ste 500 | Duluth, MN 55802 | 218.727.8446
THIS SQUARE APPEARS 1/2"x1/2"
ON FULL SIZE SHEETS
NO DATE ISSUED FOR
NO DATE REVISION
1 2 3 4
CLIENT:
A
B
C
D
5
E
F
1 05/12/2023 CUP SUBMITTAL
115 Elm Street,
Farmington, MN 55024
BIM 360://221247 Great Oaks Academy Campus Planning/221247 Great Oaks Academy Campus Planning.rvt
5/10/2023 3:17:57 PM
A101
APO
KCH
221247
MIDDLE SCHOOL,
STORM SHELTER AND
@BAT FLOOR PLAN
0 5 /1 2 /2 0 2 3
GREAT OAKS
ACADEMY CAMPUS
GREAT OAKS
ACADEMY
1/8" = 1'-0"1 Level 1 - Middle School
1/8" = 1'-0"2 Level 1 - Storm Shelter AdditionPa
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1
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796 SF
CLASSROOM
189
796 SF
CLASSROOM
188
795 SF
CLASSROOM
187
494 SF
CLASSROOM
185
777 SF
CLASSROOM
183
49 SF
TOILET
205
55 SF
STORAGE
206
DRAWN BY:
CHECKED BY:
PROJ. NO:
DRAWING NO:
DRAWING TITLE:
PROJECT NAME:
N O T F O R C O N S T R U C T I O NPRELIMINARY
COPYRIGHT 2023 BY LHB, INC. ALL RIGHTS RESERVED.
21 W. Superior St., Ste 500 | Duluth, MN 55802 | 218.727.8446
THIS SQUARE APPEARS 1/2"x1/2"
ON FULL SIZE SHEETS
NO DATE REVISION
1
CLIENT:
A
B
2
1 05/12/2023 CUP SUBMITTAL
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@BAT FLOOR PLAN
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GREAT OAKS
ACADEMY CAMPUS
GREAT OAKS ACADEMY
3/32" = 1'-0"1 @Bat
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June 1, 2023RENDERING
Great Oaks Academy
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ADJACENT PROPERTY INFO
Page 20 of 90
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ENROLLMENT PROJECTIONS
BUS/CAR DROP-OFF AND PICK-UP
SCHEDULES BY YEAR
Page 23 of 90
Note: The traffic study utilizes maximum possible enrollment projections.
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Page 30 of 90
TRAFFIC STUDY
(UPDATED FOR FULL FUTURE
ENROLLMENT)
Page 31 of 90
1 | P a g e Great Oaks Academy, Farmington, MN
May 26, 2023
To: Paul McGlynn, Director – Great Oaks Academy
Rick Nelson, Winthrop Commercial, Inc
From: Vernon Swing, PE
Re: Traffic Analysis Update – Great Oak Academy Middle and High School Addition,
Farmington, MN
The anticipated demand for K-12 opportunities at the Great Oaks Academy has been refined to reflect
recent history and future requests. Per the request of the City of Farmington Planning Commission, S 2
Traffic Solutions has reviewed the current expansion plans for the Great Oaks Academy in Farmington,
MN and renewed the analysis to reflect the enrollment numbers. This review includes the existing
elementary school traffic with an enrollment of 330 students, the anticipated reuse of the retail building
on the eastern side of the site as a middle school building by 2025, and the addition of high school
grades beginning in 2026 which would add high school students at the middle school building. By the
2027-2028 school year it is anticipated that a new structure will be added to the site to house high
school student for grades 9-11, and grade 12 will be added in 2028-2029. (See Figure 1 – Site Plan.) The
enrollment will grow steadily through these years topping out at 840 students on site in the 2030-2031
school year. Table 1 summarizes the anticipated enrollment between today and 2031.
Table 1 – Enrollment by year
School Year Grades included Maximum Enrollment
Existing* K-6 330
2023-2024 K-7 432
2024-2025* K-8 504
2025-2026* K-9 576
2026-2027 K-10 648
2027-2028 K-11 720
2028-2029* K-12 792
2029-2030 K-12 816
2030-2031* K-12 840
*Designates milestone years for analysis
This analysis focuses on the milestone years when substantial changes to the demographics are
anticipated, namely when the site has a full middle school (24-25) in the former retail building, when the
site starts to include high school students (25-26), when the site includes K-12 enrollment (28-29), and
when the school has maximum enrollment (30-31). The following sections will outline the change in on-
site conditions, trip generation and traffic operations for each of the milestone years, and a summary
Table of the traffic operations will be provided at the end of this report to allow the reader to compare
each condition head-to-head. Figures are provided at the end of the document illustrating the traffic
movements for each analysis year.
maximum
Page 32 of 90
2 | P a g e Great Oaks Academy, Farmington, MN
Existing Conditions
An initial traffic study was completed in 2021 for the redevelopment of the 36,000 square foot Family
Fresh grocery store as a K-5 Charter School. For the initial study traffic counts in the fall of 2021 were
completed at the intersections of Elm Street and 1st Street, Elm Street and Site Access, Elm Street and
3rd Street, 1st Street and South Access, 1st Street and North Access. These counts were adjusted to
reflect growth in background traffic at a rate of one percent per year to reflect the 2023 traffic
conditions and traffic associated with a 330 student K-5 Charter School was added to the 2023 traffic
conditions. This is the Existing Conditions for this analysis. To be consistent with the earlier analysis,
this study uses the methods described in the Highway Capacity for the analysis. The following is
repeated from the earlier study to describe the analysis methodology.
The operating conditions of transportation facilities, such as roadways, traffic signals, roundabouts and
stop-controlled intersections, are evaluated based on the relationship of the theoretical capacity of a
facility to the actual traffic volume on that facility. Various factors affect capacity including travel speed,
roadway geometry, grade, number of travel lanes, and intersection control. The current standards for
evaluating capacity and operating conditions are contained in Highway Capacity Manual1. The
procedures describe operating conditions in terms of driver delay represented as a Level of Service
(LOS). Operations are given letter designations with "A" representing the best operating conditions and
"F" representing the worst. Generally, level of service “D” represents the threshold for acceptable
overall intersection operating conditions during a peak hour. The Chart below summarizes the level of
service and delay criteria for signalized and unsignalized intersections.
For side street stop-controlled intersections special emphasis is given to providing an estimate for the
level of service of the minor approaches. Traffic operations at an unsignalized intersection with side
1 Highway Capacity Manual (HCM), Transportation Research Board, 6th Edition
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3 | P a g e Great Oaks Academy, Farmington, MN
street stop-control can be described two ways. First, consideration is given to the overall intersection
level of service. This takes into account the total number of vehicles entering the intersection and the
capability of the intersection to support these volumes. Second, it is important to consider the delay on
the minor approaches, since the mainline does not have to stop. It is common for intersections with
higher mainline traffic volumes to experience increased levels of delay and poor level of service on the
side streets.
A final fundamental component of operational analyses is a study of vehicular queuing, or the line of
vehicles waiting to pass through an intersection. An intersection can operate with an acceptable Level
of Service, but if queues from the intersection extend back to block entrances to turn lanes or accesses
to adjacent land uses, unsafe operating conditions could result. In this report, the Industry Design
Standard 95th percentile queue length is used. The 95th Percentile Queue Length refers to that length of
vehicle queue that has only a five-percent probability of occurring during an analysis hour.
This study has utilized the industry current Synchro/SimTraffic software package (11 th Edition) to analyze
the conditions for both the AM and School PM peak hours. It is noted, the reported results are from the
aggregate of 10 SimTraffic simulations which use a random number generator to seed the network with
vehicles. These results reflect dynamic conditions and are more accurate than the results of the static
analysis reported by Synchro. Due to the random number generator results can sometimes show slightly
better operations on minor movements under higher traffic conditions when the intersections are
operating well.
2021 Study
The earlier study reviewed the impacts of a K-5 Charter School including 330 students by the 2022-23
school year on the traffic operations along Elm Street. The Trip Generation Table below (Table 2) is
based on Trip Generation, Edition 11, published by the Institute of Transportation Engineers, and
reflects the Existing K-5 generated traffic condition. Figure 2 illustrates the existing condition.
Table 2 – Existing Trip Generation
It is noted, the earlier study did not anticipate the elimination of retail uses on site thus the study
included existing retail traffic with the school traffic, and the results of the study indicated: The
proposed Great Oaks Academy on the site located north of Elm Street and east of 1st Street will
generate fewer trips than the previous grocery store use on this site. The operational analyses for the
Existing Conditions are summarized below:
Trips Generated:
Enter Exit Enter Exit
Charter School Institutional 1 537 330 Students R 194 172 R 112 116
194 172 112 116
228Totals 366
PM PeakLand Use Type
Block
No.Land Use Code Size AM peak
Page 34 of 90
4 | P a g e Great Oaks Academy, Farmington, MN
Table 3
The results in Table 3 indicate the study area intersections operate at acceptable overall LOS B or better
with all movements at acceptable LOS C or better during the 2023 AM and PM peak times with the K-5
Charter School.
2024-2025 Conditions
Presently, the subject property includes the K-5 School with approximately 330 students, as well as the
following businesses within the 14,000 square foot building:
Verizon
Hale Nutrition
Wengs Kitchen
USA Nails
Traffic counts have been conducted on site to record the current traffic associated with the uses listed
above, as well as the traffic associated with existing US Post Office and the smaller office/dance studio
building located on the north end of the property. These counts reveal the retail uses generate 12
inbound and 11 outbound trips in the AM Peak, and 33 inbound and 34 outbound trips during the
School PM Peak.
Similarly, the Post Office and small office generate 5 inbound (4 Post Office trips) and 6 outbound (4
Post Office trips) trips during the AM peak, and 34 inbound (32 Post Office trips) and 35 outbound (34
Post Office trips) trips during the School PM Peak. The Post Office and small office traffic currently
favors 1st Street versus traversing the school/retail parking area by approximately 72 percent.
Proposed Middle School
In the 2024-2025 school year the site will include K-8 opportunities with the Middle School use replacing
the current retail uses on the site. The trip generation for the proposed middle school and elementary
Overall LOS & Delay A 1.9 A 1.6
Worst Mvmt. LOS & Delay C 20.5 (NBL) C 16.7 (SBL)
95th Percentile Queue
Overall LOS & Delay A 3.6 A 3.3
Worst Mvmt. LOS & Delay B 14.0 (SBL) C 22.0 (SBL)
95th Percentile Queue
Overall LOS & Delay B 14.3 B 14.5
Worst Mvmt. LOS & Delay C 32.4 (EBL) C 25.7 (WBL)
95th Percentile Queue
Overall LOS & Delay A 0.4 A 0.4
Worst Mvmt. LOS & Delay A 3.4 (WBL) A 5.3 (WBL)
95th Percentile Queue
Overall LOS & Delay A 2.9 A 2.6
Worst Mvmt. LOS & Delay A 2.9 (NBR) A 2.7 (NBR)
95th Percentile Queue
1st Street & South Site Access
(Side Stop Control)WB - 22' WB - 18'
1st Street & Cul-Du-Sac Access
(Side Stop Control)NB - 58' NB - 66'
Intersection
AM Pk Hr PM Pk Hr
Existing
Measure of Effectiveness (Delay in Sec and Queue in Ft)
Criteria
3rd Street & Elm Street (Traffic
Signal)WB - 279' EBT - 280'
Site Access & Elm Street (Side
Stop Control SBR - 87' SBL - 112'
1st Street & Elm Street (Side
Stop Control)EBL - 55' EBL - 50'
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5 | P a g e Great Oaks Academy, Farmington, MN
school campus has again been estimated using the methods described by ITE under land use code 537
Charter School. For 2024-2025 the trip generation reflects the anticipated enrollment of 504 students.
Table 4 summarizes the findings. Figure 3 illustrates the 2024-2025 traffic conditions.
Table 4
The traffic operations for the 2024-2025 (including the growth in background traffic at one percent per
year and school traffic) have been analyzed resulting in an acceptable overall LOS B or better all
movements at acceptable LOS D or better during the 2025 AM and PM peak times with the K-8 Charter
School. Table 5 summarizes the results of the operational analysis.
Table 5
2025-2026 Conditions
In 2025-2026 school year, Great Oaks Academy will add high school grade 9 to the campus. It is
anticipated during this school year, the 9th graders will share space in the middle school building while
the High School building is being constructed to the north of the Middle School building. The trip
generation for the proposed 9th grade, middle school, and elementary school campus has again been
estimated using the methods described by ITE under land use code 538 Charter School with High School.
For 2025-2026 the trip generation reflects the anticipated enrollment of 576 students. Table 6
summarizes the findings. Figure 4 illustrates the 2025-2026 traffic conditions.
Trips Generated:
Enter Exit Enter Exit
Charter School Institutional 1 537 504 Students R 297 263 R 170 177
297 263 170 177
348Totals 559
PM PeakLand Use Type
Block
No.Land Use Code Size AM peak
Overall LOS & Delay A 2.7 A 2.0
Worst Mvmt. LOS & Delay C 19.3 (SBL) C 15.8 (SBL)
95th Percentile Queue
Overall LOS & Delay A 4.8 A 3.1
Worst Mvmt. LOS & Delay C 23.3 (SBL) C 22.9 (SBL)
95th Percentile Queue
Overall LOS & Delay B 16.4 B 12.5
Worst Mvmt. LOS & Delay D 38.6 (EBL) C 26.6 (WBL)
95th Percentile Queue
Overall LOS & Delay A 0.3 A 0.3
Worst Mvmt. LOS & Delay A 4.9 (WBL) A 4.4 (WBL)
95th Percentile Queue
Overall LOS & Delay A 1.7 A 2.6
Worst Mvmt. LOS & Delay A 3.0 (NBR) A 2.8 (NBR)
95th Percentile Queue
1st Street & South Site Access
(Side Stop Control)WB - 18' WB - 27'
1st Street & Cul-Du-Sac Access
(Side Stop Control)NB - 65' NB - 60'
3rd Street & Elm Street (Traffic
Signal)WB - 334' EBT - 240'
1st Street & Elm Street (Side
Stop Control)SB - 67' EBL - 58'
Intersection
Measure of Effectiveness (Delay in Sec and Queue in Ft)
Criteria 2025
AM Pk Hr PM Pk Hr
Site Access & Elm Street (Side
Stop Control SBR - 82' SBL - 91'
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6 | P a g e Great Oaks Academy, Farmington, MN
Table 6
It is noted that background traffic is expected to continue to increase at a rate of one percent per year.
The traffic operations for the 2025-2026 school year have been analyzed resulting in an acceptable
overall LOS C or better all movements at acceptable LOS D or better during the 2025 AM and PM peak
times with the K-9 Charter School. Table 5 summarizes the results of the operational analysis.
Table 7
2028-2029 Conditions
For the 2028-2029 school year it is anticipated that the high school building will be complete and grades
K-12 will be available at the Great Oaks Academy. The trip generation for the proposed K-12 school
campus has again been estimated using the methods described by ITE under land use code 538 Charter
School K-12. For 2028-2029 the trip generation reflects the anticipated enrollment of 792 students.
Table 8 summarizes the findings. Figure 5 illustrates the 2028-2029 traffic conditions.
Trips Generated:
Enter Exit Enter Exit
Charter School (K-12) Institutional 1 538 576 Students R 287 254 R 210 210
287 254 210 210
420Totals 541
PM PeakLand Use Type
Block
No.Land Use Code Size AM peak
Overall LOS & Delay A 3.4 A 2.8
Worst Mvmt. LOS & Delay D 31.0 (SBL) C 18.5(SBL)
95th Percentile Queue
Overall LOS & Delay A 5.5 A 3.2
Worst Mvmt. LOS & Delay C 23.7 (SBL) C 24.1
95th Percentile Queue
Overall LOS & Delay C 20.6 B 13.8
Worst Mvmt. LOS & Delay D 46.8 (EBL) C 27.8 (WBL)
95th Percentile Queue
Overall LOS & Delay A 0.8 A 0.2
Worst Mvmt. LOS & Delay A 5.5 (WBL) A 3.7 (WBL)
95th Percentile Queue
Overall LOS & Delay A 1.7 A 2.6
Worst Mvmt. LOS & Delay A 2.8 (NBR) A 2.8 (NBR)
95th Percentile Queue
1st Street & Cul-Du-Sac Access
(Side Stop Control)NB - 64' NB - 56'
3rd Street & Elm Street (Traffic
Signal)WB - 362' EBT - 292'
1st Street & South Site Access
(Side Stop Control)WB - 21' WB - 15'
1st Street & Elm Street (Side
Stop Control)SB - 102' SB - 92'
Site Access & Elm Street (Side
Stop Control SBR - 97' SBL - 86'
Intersection
Measure of Effectiveness (Delay in Sec and Queue in Ft)
Criteria 2026
AM Pk Hr PM Pk Hr
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Table 8
The traffic operations at the study intersections reflecting the continued one percent annual growth rate
in background traffic plus the K-12 School indicate that the overall operations remain acceptable at LOS
B or better during the peak hours, but the individual movement operations at the site driveway to Elm
Street is nearing capacity at LOS E. Table 9 summarizes the results of the 2028-2029 traffic conditions
for the study area intersections.
Table 9
The information in Table 9 indicates the southbound left turn at the Elm Street and the site access is
operation at LOS E with 47.2 seconds of delay and 49.7 seconds of delay for the AM and School PM
peaks, respectively, and a 95th percentile traffic queue (only occurring for at most 3 minutes of the peak
hour) of 171 feet on site during the School PM Peak hour. To mitigate this condition two strategies were
considered, change traffic control to a traffic signal, or include a westbound right turn lane into the site.
It is noted, the earlier study reviewed right turn lane warrants at Elm Street and 1 st Street as well as the
driveway intersection and concluded that the 1st Street intersection did meet warrants. The additional
traffic associated with the 792 student campus will increase right turns at the site access intersection
satisfying right lane warrants at the site access intersection as well.
Analysis of these potential changes indicates the traffic signal option will be difficult as there is little
space on Elm Street for vehicles to queue without encroaching on the nearby railroad crossing. Even
Trips Generated:
Enter Exit Enter Exit
Charter School (K-12) Institutional 1 538 792 Students R 395 350 R 289 289
395 350 289 289
578Totals 744
PM PeakLand Use Type
Block
No.Land Use Code Size AM peak
Overall LOS & Delay A 4.0 A 3.3
Worst Mvmt. LOS & Delay D 28.1 (SBL) C 23.8 (SBL)
95th Percentile Queue
Overall LOS & Delay A 8.3 A 6.8
Worst Mvmt. LOS & Delay E 47.6 E 49.7
95th Percentile Queue
Overall LOS & Delay B 19.3 B 13.1
Worst Mvmt. LOS & Delay D 47.2 (EBL) C 20.8 (WBL)
95th Percentile Queue
Overall LOS & Delay A 0.3 A 0.4
Worst Mvmt. LOS & Delay A 3.1 (WBL) A 3.6 (WBL)
95th Percentile Queue
Overall LOS & Delay A 1.6 A 2.8
Worst Mvmt. LOS & Delay A 2.9 (NBR) A 3.0 (NBR)
95th Percentile Queue
1st Street & Cul-Du-Sac Access
(Side Stop Control)NB - 59' NB - 66'
3rd Street & Elm Street (Traffic
Signal)WB - 355' EBT - 251'
1st Street & South Site Access
(Side Stop Control)WB - 15' WB - 18'
1st Street & Elm Street (Side
Stop Control)SB - 95' SB - 91'
Site Access & Elm Street (Side
Stop Control SBR - 141' SBL - 171'
Intersection
Measure of Effectiveness (Delay in Sec and Queue in Ft)
Criteria 2029
AM Pk Hr PM Pk Hr
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when fully coordinated with the existing traffic signal at 3rd Avenue, vehicles will back to the railroad
tracks. Also, the traffic operations and queuing did not significantly improve.
Right turn lane warrants were tested to determine if traffic levels justify the installation of a right turn
lane using the same methods as described in the earlier study. The volume of traffic turning into the site
at the Elm Street Access has been reviewed to determine if right turn lane warrants are satisfied. New
right turn lane warrants have been adopted by MnDOT and Minnesota Counties, including Dakota
County, based on research conducted by the North Dakota State University. The NDSU study considered
the cost versus benefit of turn lanes and produced results based on the cost of building the turn lane,
the amount of traffic traveling through the intersection and the amount of traffic turning. In this case,
with an urban design, it is estimated that a 100 foot turn lane with 60-foot taper would cost
approximately $50,000 to construct (not including right of way or utility relocation). The Graph below
summarizes the right turn lane warrant.
The speed on Elm Street is “low speed” at 30 mph in the vicinity of the site, thus the blue line represents
conditions for consideration. During the 2029 analysis year the right turn traffic from Elm Street at the
driveway to the parking lot is forecast 117 (RT DHV) vehicles during the morning peak time. The through
traffic passing the site during this time is forecast at 721 (DDHV) vehicles. Inspection of the graph show
the intersection of these two lines is above the Blue Line curve indicating that a right turn lane is
warranted at this location.
The installation of a 100 foot right turn lane does reduce on-site delay to acceptable levels and does
reduce the 95th percentile queue to a more manageable 120 feet in the AM Peak and 140 feet during the
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PM Peak. Also, with this option the traffic approaching this intersection from the east does not conflict
with the railroad track.
2030-2031 Conditions
The Great Oaks Academy is forecast to be at full enrollment by 2030-2031 with 840 students. The trip
generation for the school has been added to the background traffic which for this analysis includes a one
percent annual growth rate. The trip generation for the proposed K-12 school campus has again been
estimated using the methods described by ITE under land use code 538 Charter School K-12. For 2030-
2031 the trip generation reflects the anticipated enrollment of 840 students. Table 8 summarizes the
findings. Figure 6 illustrates the 2030-2031 traffic conditions.
Table 10
The traffic operations at the study intersections reflecting the continued one percent annual growth rate
in background traffic plus the K-12 School indicate that the overall operations remain acceptable at LOS
C or better during the peak hours, but the individual movement operations at the site driveway to Elm
Street is nearing capacity at LOS E. Table 11 summarizes the results of the 2030-2031 traffic conditions
for the study area intersections.
Table 11
The information in Table 11 indicates the southbound left turn at the Elm Street and the site access is
operation at LOS E with 49.2 seconds of delay, and a 95 th percentile traffic queue (only occurring for at
most 3 minutes of the peak hour) of 146 feet on site during the AM Peak hour.
Trips Generated:
Enter Exit Enter Exit
Charter School (K-12) Institutional 1 538 840 Students R 418 371 R 307 307
418 371 307 307
613Totals 790
PM PeakLand Use Type
Block
No.Land Use Code Size AM peak
Overall LOS & Delay A 4.5 A 3.8
Worst Mvmt. LOS & Delay D 32.4 (SBL) C 23.8 (SBL)
95th Percentile Queue
Overall LOS & Delay A 8.1 A 4.7
Worst Mvmt. LOS & Delay E 49.2 D 31.1
95th Percentile Queue
Overall LOS & Delay C 20.8 B 15.8
Worst Mvmt. LOS & Delay D 48.6 (EBL) C 22.9 (EBL)
95th Percentile Queue
Overall LOS & Delay A 0.8 A 0.7
Worst Mvmt. LOS & Delay A 6.6 (WBL) A 3.6 (WBL)
95th Percentile Queue
Overall LOS & Delay A 1.7 A 2.8
Worst Mvmt. LOS & Delay A 3.1 (NBR) A 3.0 (NBR)
95th Percentile Queue
1st Street & Cul-Du-Sac Access
(Side Stop Control)NB - 72' NB - 67'
3rd Street & Elm Street (Traffic
Signal)EBT - 405' EBT - 349'
1st Street & South Site Access
(Side Stop Control)WB - 18' WB - 22'
1st Street & Elm Street (Side
Stop Control)SB - 124' SB - 98'
Site Access & Elm Street (Side
Stop Control SBR - 146' SBL - 106'
Intersection
Measure of Effectiveness (Delay in Sec and Queue in Ft)
Criteria 2031
AM Pk Hr PM Pk Hr
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Again, the installation of a 100-foot right turn lane did reduce on-site delay to acceptable levels and did
reduce the 95th percentile queue to a more manageable 120 feet.
Table 12 on the following page combines the results of the analysis for easier comparison of operating
conditions.
Conclusion
Traffic operations have been reviewed for the Great Oaks Academy site in Farmington, MN. The traffic
engineering review include additional data collection to determine the change in traffic pattern
associated with the change in use of the existing retail building to Middle School classrooms. Also, the
review included the addition of a Charter High School building on site.
Five separate analyses were undertaken to reflect milestones in the development process including the
addition of the Middle School, the addition of 9th Graders, the full build out of the High School for all K-
12 grades, and the full maximum enrollment of the K-12 classes.
The results of the study indicate that all intersections during all review years will operate at Level of
Service C (LOS C) or better. The results also indicate that the exiting movement at the direct access
intersection with Elm Street will operate at LOS E during the AM and School PM Peak times when the
High School serves all 9-12 grades.
Review of mitigation strategies suggests the addition of a right turn lane on Elm Street at the site access
is warranted for the 2028-2029 school year and will reduce on-site delay and queuing to acceptable
levels.
Attachment: Figures 1-6
Original Traffic Study 2/4/2022 (Available upon request)
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Table 12
Overall LOS & Delay A 1.9 A 1.6 A 2.7 A 2.0 A 3.4 A 2.8 A 4.0 A 3.3 A 4.5 A 3.8
Worst Mvmt. LOS & Delay C 20.5 (NBL) C 16.7 (SBL) C 19.3 (SBL) C 15.8 (SBL) D 31.0 (SBL) C 18.5(SBL) D 28.1 (SBL) C 23.8 (SBL) D 32.4 (SBL) C 23.8 (SBL)
95th Percentile Queue
Overall LOS & Delay A 3.6 A 3.3 A 4.8 A 3.1 A 5.5 A 3.2 A 8.3 A 6.8 A 8.1 A 4.7
Worst Mvmt. LOS & Delay B 14.0 (SBL) C 22.0 (SBL) C 23.3 (SBL) C 22.9 (SBL) C 23.7 (SBL) C 24.1 E 47.6 E 49.7 E 49.2 D 31.1
95th Percentile Queue
Overall LOS & Delay B 14.3 B 14.5 B 16.4 B 12.5 C 20.6 B 13.8 B 19.3 B 13.1 C 20.8 B 15.8
Worst Mvmt. LOS & Delay C 32.4 (EBL) C 25.7 (WBL) D 38.6 (EBL) C 26.6 (WBL)D 46.8 (EBL) C 27.8 (WBL)D 47.2 (EBL) C 20.8 (WBL)D 48.6 (EBL) C 22.9 (EBL)
95th Percentile Queue
Overall LOS & Delay A 0.4 A 0.4 A 0.3 A 0.3 A 0.8 A 0.2 A 0.3 A 0.4 A 0.8 A 0.7
Worst Mvmt. LOS & Delay A 3.4 (WBL) A 5.3 (WBL) A 4.9 (WBL) A 4.4 (WBL) A 5.5 (WBL) A 3.7 (WBL) A 3.1 (WBL) A 3.6 (WBL) A 6.6 (WBL) A 3.6 (WBL)
95th Percentile Queue
Overall LOS & Delay A 2.9 A 2.6 A 1.7 A 2.6 A 1.7 A 2.6 A 1.6 A 2.8 A 1.7 A 2.8
Worst Mvmt. LOS & Delay A 2.9 (NBR) A 2.7 (NBR) A 3.0 (NBR) A 2.8 (NBR) A 2.8 (NBR) A 2.8 (NBR) A 2.9 (NBR) A 3.0 (NBR) A 3.1 (NBR) A 3.0 (NBR)
95th Percentile Queue NB - 72' NB - 67'
Measure of Effectiveness (Delay in Sec and Queue in Ft)
SBR - 146' SBL - 106'
EBT - 405' EBT - 349'
WB - 18' WB - 22'
2031
AM Pk Hr PM Pk Hr
SB - 124' SB - 98'
NB - 64' NB - 56'
2029
AM Pk Hr PM Pk Hr
SB - 95' SB - 91'
SBR - 141' SBL - 171'
WB - 355' EBT - 251'
WB - 15' WB - 18'
NB - 59' NB - 66'
SBR - 97' SBL - 86'
WB - 362' EBT - 292'
WB - 21' WB - 15'
2026
AM Pk Hr PM Pk Hr
SB - 102' SB - 92'
1st Street & Cul-Du-Sac Access
(Side Stop Control)NB - 58' NB - 66'
2025
AM Pk Hr PM Pk Hr
SB - 67' EBL - 58'
SBR - 82' SBL - 91'
WB - 334' EBT - 240'
WB - 18' WB - 27'
NB - 65' NB - 60'
3rd Street & Elm Street (Traffic
Signal)WB - 279' EBT - 280'
1st Street & South Site Access
(Side Stop Control)WB - 22' WB - 18'
1st Street & Elm Street (Side
Stop Control)EBL - 55' EBL - 50'
Site Access & Elm Street (Side
Stop Control SBR - 87' SBL - 112'
Intersection Criteria Existing
AM Pk Hr PM Pk Hr
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Figure 1 – Site Plan (By Others)
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MN
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ORIGINAL 2022 TRAFFIC STUDY
(FOR REFERENCE)
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2022
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PLANNING COMMISSION AGENDA MEMO
To: Planning Commission
From: Jared Johnson, Planning Coordinator
Department: Community Development
Subject: Amendment to a Planned Unit Development - Vita Attiva at South Creek, 5140
216th Street W
Meeting: Planning Commission - Jun 13 2023
INTRODUCTION:
Paul Whiteman, the applicant, has applied for an amendment to the Planned Unit Development
(PUD) Agreement for Vita Attiva at South Creek to allow for a 165 square-foot, 5.5-foot-tall
monument sign located near the Vita Attiva amenities building at 5140 216th Street W.
DISCUSSION:
Background
The City first entered into a PUD Agreement for the Vita Attiva at South Creek development in
August of 2021. The PUD Agreement outlined approved deviations from zoning requirements in
City Code such as reduced setbacks and lot sizes. The PUD Agreement was then amended in July
of 2022 to add a deviation to increase the allowed building coverage.
A second amendment to the PUD Agreement is being requested to add an additional deviation to
allow for a monument sign that exceeds size and height requirements in City Code.
Monument Sign
The applicant is proposing a 165 square-foot, 5.5-foot-tall monument sign to be located directly east
of the Vita Attiva amenities building facing Eaton Avenue. The sign will span 30 feet, centered with
the amenities building in the background. The sign spells out "Vita Attiva" using 2.5 -foot-tall letters
that will be up-lit from the ground. The base of the letters will be attached to a 3 -foot-tall stone base
consisting of light brown tones.
PUD Amendment
Per City Code Section 10-6-3(B)-2b, Single-Family Subdivisions and Multi-Family Complexes are
allowed one monument sign per street frontage and cannot exceed 50 square feet in area and 5
feet in height. As mentioned earlier, the proposed sign would be 165 square feet in area and 5.5
feet in height.
PUD's allow for flexibility in zoning standards, including sign requirements. The proposed
amendment to the PUD Agreement would allow the proposed sign to deviate from the above -
mentioned sign requirement.
Page 69 of 90
BUDGET IMPACT:
Not applicable
ACTION REQUESTED:
Recommend the City Council approve the attached resolution amending the PUD Agreement for
Vita Attiva at South Creek to allow for an increased sign area and height for a monument sign to be
located at 5140 216th Street W.
ATTACHMENTS:
Application and Letter 5-24-2023
Plans-Combined
Vita Attiva Sign PUD Resolution
Page 2 of 9 Page 70 of 90
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430 Third st,Fannlngton,MN 55024
FARMINGTON
FarmInglonMN gov
PLANNED UNIT DEVELOPMENT APPLICATION
Applicant:Vidz‘Telephone:'’DL{D*€‘ax:-’—“
Address:52%3 Z ‘?+h 7%‘rm}b3?’/'9-932 (‘I
Street City State Zip Code
Owner:P(7'VV\\i/‘31"‘\“'_C’M"fiTelephone:g/?/"'60/"5ZL‘(Fax:
Maili?g Address:g (zcl?x CT Lu iC6“\M”‘”"/I/T!
Street City State Zip Code
Premises Involved:,._
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Addressl Legal Description (lot,block,plat name,section,township,range)C [M,i,‘awe,-¢_.
Fee:$03>Paid Current Zoning District D
Names &Addresses of All Owners:
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SUBMITTAL RE UIREMENTS —SEE ATTACHED FORM }A
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Signature?fApplicant Date
Schematic Plan For office use only
1.Planning CommissionAction Recommended Approval _RecommendedDenial
2.City Council Action Approved Denied
Preliminary PUD Plan
1.Public Hearing Set for:Advenised in Local Newspaper
2.Planning Commission Action RecommendedApproval Recommended Denial
3.City Council Action Approved ’Denied
Final PUD Plan
1.City Council Action Approved Denied
Comments:
ConditionsSet:
Planning division:
Page 3 of 9 Page 71 of 90
VITA
ATTIVA
AT SOUTH CREEK
Vita Attiva Developers
3720 120th ct w.Faribault,MN 55021
Written Statement -Form A
Ownership of the land where the Vita Attiva monument sign is owned and operated by Vita
Attiva Developers,LLC.The amenity center will eventually be transferred to the HOA and
residents once the amenity building and exterior amenities are completed.
The general character of Vita Attiva at South Creek is an active adult 55+development that
includes villas and townhomes,with luxury amenities that include a 5,000 sq.ft.amenity building
with a swimming pool,pickleball courts and tennis courts planned for phase 2 of the
development.The amenity building is scheduled to be done by June 2023.
The expected time schedule of the 3 total phases is dependent on sales and market conditions,
however,we plan to be 100%occupied through 3 phases by the end of 2025.
The ultimate ownership and maintenance of the development is currently with the building and
land owner,VAD,however,ownership transfer will be shifted to the HOA Management group
once the project is completed and accepted fully by the city and county.
The total number of dwellings is currently 189 total over the course of 3 phases.We are
currently in phase 1 of 3 phases.
Page 4 of 9 Page 72 of 90
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CITY OF FARMINGTON
DAKOTA COUNTY, MINNESOTA
RESOLUTION NO.
A RESOLUTION FOR A SECOND AMEDMENT TO THE VITA ATTIVA AT SOUTH
CREEK PUD AGREEMENT AS IT PERTAINS TO A MONUMENT SIGN
WHEREAS, the City entered into a Planned Unit Development [PUD] Agreement with
the Developer of the Vita Attiva at South Creek on August 16, 2021 after review of the Agreement
by the Planning Commission and City Council.
WHEREAS, the PUD Agreement was first amended on July 18, 2022 after review of the
amendment by the Planning Commission and City Council.
WHEREAS, within the PUD Agreement are the approved deviations from City Code
including reduced setbacks and lot sizes, and increased building coverage.
WHEREAS, the Planning Commission held a public hearing on the 13th day of June 2023
after notice of the same was published in the official newspaper of the City and notice sent to
surrounding property owners.
NOW, THEREFORE, BE IT RESOLVED, that Farmington Mayor and City Council
hereby amends #4 of the Vita Attiva at South Creek PUD Agreement for a second time as follows,
all additions are underlined:
4. Zoning. Except as otherwise modified by this Agreement, the land use, design and
other requirements and standards of the R-2 and R-3 zoning districts shall apply to the Subject
Property with the following exceptions:
• Reduce the front yard setback for interior lots within the R-3 zone from 25 feet to 10 feet.
• Reduce the minimum lot size within the R-2 zone from 6,000 square feet to 4,300 square
feet.
• Reduce the minimum lot width within the R-2 zone from 60 feet to 34 feet.
• Reduce the size yard setback within the R-2 zone from 6 feet to 5 feet.
• Increase the side yard setback on corner lot (second front yard) within the R-2 zone from
20 feet to 25 feet.
• Increase the allowed building coverage from 35% to 51% within the R-2 zone.
• Increase the maximum allowed square footage and height of a single monument sign from
50 square feet to 165 square feet and from a height of 5 feet to 5.5 feet.
Adopted by the City Council of the City of Farmington, Minnesota, this 20th day of June 2023.
Page 8 of 9 Page 76 of 90
ATTEST:
____________________________ ______________________________
Joshua Hoyt, Mayor Shirley R Buecksler, City Clerk
Page 9 of 9 Page 77 of 90
PLANNING COMMISSION AGENDA MEMO
To: Planning Commission
From: Tony Wippler, Planning Manager
Department: Planning Commission
Subject: Conditional Use Permit for Grocery Store within the B-1 Zoning District - 705 8th
Street - Sultan Haque
Meeting: Planning Commission - Jun 13 2023
INTRODUCTION:
A public hearing for June 13, 2023 had been set for the application by Mr. Sultan Haque for a
conditional use permit to establish a grocery store at the property located at 705 8th Street.
DISCUSSION:
The applicant is in process of preparing updated information for the application. At this time staff will
be requesting that the public hearing be continued to the July 11th regular meeting.
BUDGET IMPACT:
Not applicable
ACTION REQUESTED:
Continue the public hearing to the July 11th regular meeting.
Page 78 of 90
PLANNING COMMISSION AGENDA MEMO
To: Planning Commission
From: Tony Wippler, Planning Manager
Department: Planning Commission
Subject: Amendment to a Planned Unit Development - Trinity Care Center - 905 Elm Street
Meeting: Planning Commission - Jun 13 2023
INTRODUCTION:
Attached, for the Commission's review and recommendation is a resolution for a third amendment to
a Planned Unit Development (PUD) for the Trinity Care Center campus located at 905 Elm Street.
DISCUSSION:
Farmington Health Services dba Trinity Care Center is requesting a third amendment to the Planned
Unit Development site plan for the property located at 905 Elm Street. There have been two previous
amendments approved to the PUD site plan, one in 2016 and the second in 2019.
The original PUD site plan was approved by City Council on November 19, 2012 and contained the
following proposed site changes:
• Construction of an additional (10) bed group home for memory care residents, identical to the
one that previously opened in 2012.
• The demolition of the remaining hospital building and construction of a utilities addition to the
existing skilled nursing center.
• The construction of two (2) senior living apartment buildings on the west side of the property.
The 2016 PUD site plan amendment made several modifications to the original plan, including:
• Removing the two (2) senior living apartment buildings from the plan.
• Adds a twenty-nine (29) unit nursing home addition near the north end of the site.
• Provides for a reduced front yard setback for the nursing home addition. The setback is
reduced from twenty-five (25) feet to eighteen and one-half (18 1/2') feet.
• Adds 5,997 square foot addition onto the north side of the existing nursing home for office,
storage and delivery space.
• Shows a north/south access road that connects from 213th Street W south to the entry drive
off of Elm Street. This also shows cross access to the Pellicci hardware site both at the north
and south end of the Pellicci site.
The second amendment to the PUD site plan approved in 2019 included the following revisions:
Page 79 of 90
• The removal of the north/south access road as it was determined that t his access is not needed
for fire protection services.
• Cross access to the Pellicci site (3560 213th Street W) was maintained with the second
amendment as a proposed access drive was shown that extends from the southern boundary
of the Pellicci site southeast to the Trinity entry drive. Additionally, cross access was provided
on the north end of the Trinity site off of 213th Street to the parking lot on the north end of the
Pellicci site. Necessary easements were required to be provided for cross access at the two
locations to ensure those areas are available for construction of those accesses by the
adjacent property owner.
The third amendment, which is currently being proposed, consists of the following site improvements:
• The removal/demolition of approximately 7,700 square feet of the existing nursing home
portion of the facility.
• The construction of a 21,127 square foot addition onto the east side of the nursing home
facility. This addition will largely consist of additional storage area and an additional twenty
(20) nursing home units. This addition will also connect into the existing apartment building
located in the northeast portion of the site as well as the group home memory care unit on the
southeast portion of the site.
Current building coverage is approximately 20.3%. With the proposed site work the building coverage
will increase to approximately 22.7%. The city's multi-family zone (R-4) allows for a maximum
building coverage of 30 percent.
Setbacks are not an issue with the proposed expansion. The addition is situated towards the center
of the parcel. The required setbacks are as follows: Front: 25 feet, Side and Rear: 10 feet. The
proposed addition well exceeds these requirements.
A total of 183 off street parking stalls are provided on site. This well exceeds the requirements under
city code for a senior care facility.
BUDGET IMPACT:
Not applicable
ACTION REQUESTED:
The Planning Commission should recommend approval of the attached resolution approving the third
amendment to the Planned Unit Development site plan for Trinity Care Center and forward that
recommendation on to the City Council.
ATTACHMENTS:
Trinity Care Center PUD Application 4-2023
TCC SITE PLAN
City of Farmington PUD Application and Supporting Docs. for Trinity Care Center 4 -26-2023
Trinity PUD Resolution
Page 80 of 90
PLANNED UNIT DEVELOPMENT APPLICATION
SUBMITTAL REQUIREMENTS – SEE ATTACHED FORM “A”
Signature of Applicant
4-20-2023
Date
Applicant: Ben Ryan on behalf of Farmington Health Services Telephone: 320-212-7215 Fax: NA
Address: _905 Elm Street
Farmington
MN
55024
Street City State Zip Code
Owner:
St. Francis Health Services of Morris, MN Telephone: 320-212-7215 Fax: NA
Mailing Address: 801 Nevada Ave. Morris MN 56267
Street City State Zip Code
Premises Involved:
Parcel ID:14-77200-01-010, Plat: TRINITY HEALTH CARE 1ST ADD, Lot: _1, Block:1, Township: 114, Range: 19, County: Dakota
Address/ Legal Description (lot, block, plat name, section, township, range)
Fee: $ 300 Mailed 4-26-2023 Paid Current Zoning District
R-4 (High Density Residential)
Names & Addresses of All Owners:
St. Francis Health Services - dba Farmington Health Services/Trinity Care Center
Carol Raw (SFHS CEO), 801 Nevada Avenue, Morris, MN 56267
Schematic Plan
1. Planning Commission Action
2. City Council Action
Recommended Approval
Approved
For office use only
Recommended Denial
Denied
Preliminary PUD Plan
1. Public Hearing Set for:
2. Planning Commission Action
3. City Council Action
Advertised in Local Newspaper
Recommended Approval
Approved
Recommended Denial
Denied
Final PUD Plan
1. City Council Action Approved Denied
Comments:
Conditions Set:
Planning division: Date:
9/19
Page 81 of 90
ARCHITECTURAL SITE PLAN
FARGO, ND 58104
PH # 701-235-0199
417 MAIN AVE #210
FARGO, ND 58103
PH # 701-365-0418
5306 51ST AVE S SUITE A
XXX
OPEN
SPACE
OPEN
SPACE
EXISTING
HARDWARE
STORE
LABYRINTH
EXISTING
PARKING
EXISTING
APARTMENTS
DAKOTA COUNTY ROAD #72 - 213TH STREET WESTELM STREETOPEN
SPACE
OPEN
SPACE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPOSED
NEW
21,127 SF
1"=30'-0"
NSITE PLAN
DISCLAIMER:
THIS PLAN IS FOR REFERENCE ONLY. SEE CIVIL
PLANS FOR ALL WORK ON THIS SITE.
FACILITY SIGN
LP
LP
TRINITY CARE
FARMINGTON, MN
CENTER
- ADDITION / REMODEL -
1 9 0 2 0 5
K A C
PROJECT NO.
DRAWN BY
DATE
COMPUTER NO.
SUPERVISION, AND THAT I AM A DULY LICENSED
ARCHITECT UNDER THE LAWS OF THE STATE OF -
REPORT WAS PREPARED BY ME OR UNDER MY DIRECT
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR
KIM R. STOKES
DATE REG. NO.
601 SHEYENNE ST., HORACE, ND 58047 / 701-282-2850
PRAIRIE DESIGN
STUDIO
05 - 16 - 23
REVISIONS
A -0 .1
190205 SP
GENERAL NOTES:
1"=30'-0"
ARCHITECT:
PRAIRIE DESIGN STUDIO
601 SHEYENNE ST
HORACE, ND 58047
PH # 701-282-2850
CIVIL ENGINEER:
STRUCTURAL ENGINEER:
ANDERSON ENGINEERING
Pa
g
e
8
2
o
f
9
0
EXISTING
HARDWARE
STORE
OPEN
SPACE
DAKOTA COUNTY ROAD #72 - 213TH STREET WEST
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
EXISTING SITE PLAN
1"=120'-0"
N
N
0
°
3
'
5
5
"
W
7
6
4
.
1
9
0
N
0
°
0
'
2
6
"
W
1
8
0
.
0
0
0
N
0
°
0
'
2
6
"
W
3
5
8
.
2
9
8
N 89°58'51" E 295.825
N 89°59'34" E 1012.940
N 89°59'34" E 85.000
RETENTION
POND
N 89°55'59.403" E 1351.061
N 1°40'12" W 226.322
N 89°59'34" E 1012.940
N 89°59'34" E 85.000
DETENTION
POND
TE
N
T
H
S
T
.
EL
E
V
E
N
T
H
S
T
.
OAK STREET
EXISTING
APARTMENTS
EXISTING
APARTMENTS
EXISTING
APARTMENTS
N 89°58'51" E 988.185
Pa
g
e
8
3
o
f
9
0
C
B.S.
O
M
12 UNITS
29 UNITS
P
P
P
P
P
P
P
P
P
SD
SD
SD
SD
SD
SD
SD
SD
P
P
P
P
P
P
SU
B
CL
BP BPP P P P P
JC
DNP P PP P
P P P PP P
RR
O
CONF
O
C
O
O
O
O
F
PANTRY
DO
EBR
O
PPPPPSD
SD
SD
SD
SD
SD
SD SD
P P P P P P
P
P
P
P
P
P
P
P (B)
PP
TRAINING
KITCHEN
DINING
JC
JC
V
V
GCW
C
O
DATA
STOR
OTPT
DL
CL
O2ESS
TR STOR TR O
ELR
RR
RR JC
NS
C
1 9 0 2 0 5
K A C
PROJECT NO.
DRAWN BY
DATE
COMPUTER NO.
SUPERVISION, AND THAT I AM A DULY LICENSED
ARCHITECT UNDER THE LAWS OF THE STATE OF -
REPORT WAS PREPARED BY ME OR UNDER MY DIRECT
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR
KIM R. STOKES
DATE REG. NO.
601 SHEYENNE ST., HORACE, ND 58047 / 701-282-2850
PRAIRIE DESIGN
STUDIO
04 - 20 - 23
REVISIONS:
A-2.1
190205 P1
OVERALL PLAN
TRINITY CARE
FARMINGTON, MN
CENTER
- ADDITION / REMODEL -
DISCLAIMER:
ARCHITECT:
PRAIRIE DESIGN STUDIO
601 SHEYENNE ST
HORACE, ND 58047
PH # 701-282-2850
CIVIL ENGINEER:
XXX
XXX
XXX
PH # XXX
STRUCTURAL ENGINEER:
XXX
XXX
XXX
PH # XXX
MECHANICAL ENGINEER:
XXX
XXX
XXX
PH # XXX
ELECTRICAL ENGINEER:
XXX
XXX
XXX
PH # XXX
ALL DIVISIONS MUST REVIEW THEIR DETAILS;
ANY INCOMPLETE DETAILS MUST BE BROUGHT
TO THE ATTENTION OF THE OWNER-ARCHITECT
PRIOR TO OWNER-CONTRACTOR AGREEMENT
SIGNING. FAILURE TO DO SO REQUIRES THE
CONTRACTOR AND SUB-CONTRACTORS TO
MAKE ADJUSTMENTS TO THE DETAILS AT NO
COST TO THE OWNER-ARCHITECT. THE PRODUCTS
THAT ARE NOT LISTED ARE TO BE CONFIRMED
WITH THE ARCHITECT AND NOT ASSUMED.
LIKEWISE, IN ANY DIMENSIONS ARE MISSING,
DO NOT SCALE THE PRINTS AND CALL THE
ARCHITECT FOR DIRECTION. FAILURE TO DO
SO WILL REQUIRE CORRECTIONS BY THE
CONTRACTOR RESPONSIBLE AT NO EXTRA
COST TO THE OWNER-ARCHITECT.
X
FIRE PROTECTION:
XXX
XXX
XXX
PH # XXX
PRELIMINARY PLAN
NOT FOR CONSTRUCTION 1"=20'-0"
EXISTING
APARTMENTS
DINING
GARDEN
19,100 SF ADDITION
O
BS
CL
NM
NS
CHAPEL
PPPP PP P
O
O
ACT
M
SRR
PRR
P(B)
P
P
P
P
O
PPPP PPPP
STORAGE
SU
O STOR O JCSTOR
1:12 1:12
1:12
1:12
105' 7 1/4"
7'
1
1
"
30
'
0
"
7' 7"45' 0"122' 8"40' 5"
59
'
9
1
/
2
"
35
'
0
"
79
'
9
"
24
'
1
0
"
18' 0"85' 5"
9'
4
3
/
4
"
35' 3"14' 0"
36' 4 1/2"
5'
0
"
10
'
0
"
25
'
2
7
/
8
"
Pa
g
e
8
4
o
f
9
0
EL. 100'-0"
FINISH FLOOR
EL. 110'-1 1/8"
TRUSS BRG.
412
1 9 0 2 0 5
K A C
PROJECT NO.
DRAWN BY
DATE
COMPUTER NO.
SUPERVISION, AND THAT I AM A DULY LICENSED
ARCHITECT UNDER THE LAWS OF THE STATE OF -
REPORT WAS PREPARED BY ME OR UNDER MY DIRECT
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR
KIM R. STOKES
DATE REG. NO.
601 SHEYENNE ST., HORACE, ND 58047 / 701-282-2850
PRAIRIE DESIGN
STUDIO
07 - 18 - 22
REVISIONS
A -1 .1
190205 S1
TRINITY CARE
FARMINGTON, MN
CENTER
- ADDITION / REMODEL -
GENERAL NOTES:
ARCHITECT:
PRAIRIE DESIGN STUDIO
601 SHEYENNE ST
HORACE, ND 58047
PH # 701-282-2850
CIVIL ENGINEER:
XXX
XXX
XXX
PH # XXX
STRUCTURAL ENGINEER:
XXX
XXX
XXX
PH # XXX
MECHANICAL ENGINEER:
XXX
XXX
XXX
PH # XXX
ELECTRICAL ENGINEER:
XXX
XXX
XXX
PH # XXX
1/8"=1'-0"
1 NORTH ELEVATION
1/8"=1'-0"
2 EAST ELEVATION
1/8"=1'-0"
3 SOUTH ELEVATION
1/8"=1'-0"
LINK LINK
STORAGE
EXTERIOR ELEVATIONSPa
g
e
8
5
o
f
9
0
EL. 100'-0"
FINISH FLOOR
EL. 110'-1 1/8"
TRUSS BRG.
412
1 9 0 2 0 5
K A C
PROJECT NO.
DRAWN BY
DATE
COMPUTER NO.
SUPERVISION, AND THAT I AM A DULY LICENSED
ARCHITECT UNDER THE LAWS OF THE STATE OF -
REPORT WAS PREPARED BY ME OR UNDER MY DIRECT
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR
KIM R. STOKES
DATE REG. NO.
601 SHEYENNE ST., HORACE, ND 58047 / 701-282-2850
PRAIRIE DESIGN
STUDIO
07 - 20 - 22
REVISIONS
A-1.1
190205 S1
TRINITY CARE
FARMINGTON, MN
CENTER
- ADDITION / REMODEL -
GENERAL NOTES:
ARCHITECT:
PRAIRIE DESIGN STUDIO
601 SHEYENNE ST
HORACE, ND 58047
PH # 701-282-2850
CIVIL ENGINEER:
XXX
XXX
XXX
PH # XXX
STRUCTURAL ENGINEER:
XXX
XXX
XXX
PH # XXX
MECHANICAL ENGINEER:
XXX
XXX
XXX
PH # XXX
ELECTRICAL ENGINEER:
XXX
XXX
XXX
PH # XXX
1/8"=1'-0"
1 NORTH ELEVATION
1/8"=1'-0"
2 EAST ELEVATION
1/8"=1'-0"
3 SOUTH ELEVATION
1/8"=1'-0"
LINK LINK
STORAGE
LINK
2-HOUR FIRE WALL
ACROSS LINK
TYPE 2B CONSTRUCTION THIS
SIDE OF THE FIRE WALL (NON-
COMBUSTIBLE)
TYPE 5B CONSTRUCTION THIS
SIDE OF THE FIRE WALL (ANY
MATERIAL) TO MATCH EXISTING
MEMORY CARE BUILDING
FFE - 97'-0" (36" LOWER THAN NH FFE)
UTILITY BRICK
MATCH EXISTING
EIFS MATCH
EXISTING
EXISTING
NURSING HOME
EXISTING
NURSING HOME
SIDEWALK
TYPE 2B CONSTRUCTION THIS
SIDE OF THE FIRE WALL (NON-
COMBUSTIBLE)
TYPE 5B CONSTRUCTION THIS
SIDE OF THE FIRE WALL (ANY
MATERIAL) TO MATCH EXISTING
MEMORY CARE BUILDING
2-HOUR FIRE WALL
ACROSS LINK
LINK
EXISTING
NURSING HOME
FFE - 105'-0" (60" HIGHER THAN NH FFE)
EXTERIOR ELEVATIONSPa
g
e
8
6
o
f
9
0
1 9 0 2 0 5
K A C
PROJECT NO.
DRAWN BY
DATE
COMPUTER NO.
SUPERVISION, AND THAT I AM A DULY LICENSED
ARCHITECT UNDER THE LAWS OF THE STATE OF -
REPORT WAS PREPARED BY ME OR UNDER MY DIRECT
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR
KIM R. STOKES
DATE REG. NO.
601 SHEYENNE ST., HORACE, ND 58047 / 701-282-2850
PRAIRIE DESIGN
STUDIO
06 - 29 - 22
REVISIONS:
A -2 .2
190205 P1
OVERALL ROOF PLAN
TRINITY CARE
FARMINGTON, MN
CENTER
- ADDITION / REMODEL -
DISCLAIMER:
ARCHITECT:
PRAIRIE DESIGN STUDIO
601 SHEYENNE ST
HORACE, ND 58047
PH # 701-282-2850
CIVIL ENGINEER:
XXX
XXX
XXX
PH # XXX
STRUCTURAL ENGINEER:
XXX
XXX
XXX
PH # XXX
MECHANICAL ENGINEER:
XXX
XXX
XXX
PH # XXX
ELECTRICAL ENGINEER:
XXX
XXX
XXX
PH # XXX
ALL DIVISIONS MUST REVIEW THEIR DETAILS;
ANY INCOMPLETE DETAILS MUST BE BROUGHT
TO THE ATTENTION OF THE OWNER-ARCHITECT
PRIOR TO OWNER-CONTRACTOR AGREEMENT
SIGNING. FAILURE TO DO SO REQUIRES THE
CONTRACTOR AND SUB-CONTRACTORS TO
MAKE ADJUSTMENTS TO THE DETAILS AT NO
COST TO THE OWNER-ARCHITECT. THE PRODUCTS
THAT ARE NOT LISTED ARE TO BE CONFIRMED
WITH THE ARCHITECT AND NOT ASSUMED.
LIKEWISE, IN ANY DIMENSIONS ARE MISSING,
DO NOT SCALE THE PRINTS AND CALL THE
ARCHITECT FOR DIRECTION. FAILURE TO DO
SO WILL REQUIRE CORRECTIONS BY THE
CONTRACTOR RESPONSIBLE AT NO EXTRA
COST TO THE OWNER-ARCHITECT.
X
FIRE PROTECTION:
XXX
XXX
XXX
PH # XXX
1"=20'-0"
PRELIMINARY PLAN
NOT FOR CONSTRUCTION
PENTHOUSE
COURTYARD
Pa
g
e
8
7
o
f
9
0
NOTE:
SEE STRUCTURAL DRAWINGS FOR INFO. ON CONCRETE,
DECKING, JOISTS AND REINFORCING.
CONTRACTOR TO MAKE SURE ALL PENETRATIONS IN THE BUILDING
ENVELOPE (INTERIOR & EXTERIOR) ARE ALL SEALED AIR TIGHT. ALL
POTENTIAL OPENINGS SHOULD TAPPED, CAULKED, WEATHERSTRIPPED
ETC.
1.
2.
LOW/HIGH ROOF WALL SECTION
1/2"=1'-0"
3
EL. 108'-0"
10 MIL. POLY
UNDER INSUL.
MANSARD ROOF
T.O. PARAPET
EXT. WALL SECTION
1/2"=1'-0"
1
F .F .
CONT. THRU WALL FLASHING
TO EXTEND A MIN. OF 6"
ABOVE MORTAR NET
WEEPS @ 32" OC W/
MORTAR NET 12"H
UTILITY BRICK
APPROVED VAPOR
BARRIER BY ROOF
MANUFACTURER
EL. 100'-0"
EL. 115'-7"
1/2" BOND BREAKER
GROUT BOTTOM 2
COURSES SOLID
THRU WALL FLASHING
BACK FLASHING
EL. 112'-8 3/8"
JST. BRG.
EL. 112'-0"
B.O. SOFFIT
FLOOR AND CEILING RUNNERS - (NOT SHOWN) - CHANNEL SHAPED, FABRICATED
FROM MIN 0.0329 IN., BARE METAL THICKNESS (NO. 20 MSG) CORROSION-PROTECTED
STEEL, THAT PROVIDE A SOUND STRUCTURAL CONNECTION BETWEEN STEEL STUDS
AND ADJACENT ASSEMBLIES SUCH AS FLOORS, CEILINGS AND/OR OTHER WALLS.
ATTACHED TO FLOOR AND CEILING ASSEMBLIES WITH STEEL FASTENERS SPACED
NOT GREATER THAN 24 IN. OC.
STEEL STUDS - MIN 0.0329 IN., BARE METAL THICKNESS (NO. 20 MSG) CORROSION
PROTECTED STEEL STUDS, MIN 3-1/2 IN. WIDE, COLD FORMED, DESIGNED IN ACCORDANCE
WITH THE CURRENT EDITION OF THE SPECIFICATION FOR THE DESIGN OF COLD-FORMED
STEEL STRUCTURAL MEMBERS BY THE AMERICAN IRON AND STEEL INSTITUTE (AISI).
ALL DESIGN DETAILS ENHANCING THE STRUCTURAL INTEGRITY OF THE WALL ASSEMBLY,
INCLUDING THE AXIAL DESIGN LOAD OF THE STUDS, SHALL BE AS SPECIFIED BY THE STEEL
STUD DESIGNER AND/OR PRODUCER, AND SHALL MEET THE REQUIREMENTS OF ALL
APPLICABLE LOCAL CODE AGENCIES. THE MAX STUD SPACING SHALL NOT EXCEED 24 IN. OC.
STUDS ATTACHED TO FLOOR AND CEILING RUNNERS WITH 1/2 IN. LONG TYPE S-12 STEEL
SCREWS ON BOTH SIDES OF THE STUDS OR BY WELDED OR BOLTED CONNECTIONS DESIGNED
IN ACCORDANCE WITH THE AISI SPECIFICATIONS.
LATERAL SUPPORT MEMBERS - (NOT SHOWN) - WHERE REQUIRED FOR LATERAL SUPPORT
OF STUDS, SUPPORT SHALL BE PROVIDED BY MEANS OF STEEL STRAPS, CHANNELS OR
OTHER SIMILAR MEANS AS SPECIFIED IN THE DESIGN OF A PARTICULAR STEEL STUD WALL
SYSTEM.
GYPSUM BOARD - NOM 5/8 IN. THICK GYPSUM PANELS WITH SQUARE EDGES, APPLIED
HORIZONTALLY OR VERTICALLY. FOR THE 1 HOUR SINGLE LAYER SYSTEM -WHEN THE
GYPSUM BOARD PANELS ARE INSTALLED HORIZONTALLY THE JOINTS ARE TO BE
STAGGERED BY A MINIMUM OF 12 IN. ON OPPOSITE SIDES OF ASSEMBLY, THEY ARE
TO BE SECURED ON EACH SIDE OF THE STUDS WITH 1-1/4 IN. LONG TYPE S-12 BUGLE
HEAD STEEL SCREWS SPACED 8 IN. OC TO THE TOP AND BOTTOM TRACKS AND IN THE
FIELD WITH SCREWS 1 IN. AND 4 IN. FROM THE HORIZONTAL JOINTS. WHEN THE GYPSUM
BOARD PANELS ARE INSTALLED VERTICALLY ALL VERTICAL JOINTS MUST BE CENTERED
OVER STUDS AND STAGGERED MIN 1 STUD CAVITY ON OPPOSITE SIDES OF STUDS.
GYPSUM BOARD SECURED TO STUDS WITH 1-1/4 IN. LONG TYPE S-12 STEEL SCREWS
SPACED 8 IN. OC TO THE TOP AND BOTTOM TRACKS AND IN THE FIELD WITH SCREWS
1 IN AND 4 IN. FROM THE PERIMETER.
UNITED STATES GYPSUM CO - 5/8 IN. THICK TYPE USGX
FASTENERS - (NOT SHOWN) - FOR USE WITH ITEM 5 - TYPE S-12 STEEL SCREWS USED
TO ATTACH PANELS TO RUNNERS AND STUDS. SINGLE LAYER SYSTEMS: 1 IN. LONG
FOR 1/2 AND 5/8 IN. THICK PANELS OR 1-1/4 IN. LONG FOR 3/4 IN. THICK PANELS, SPACED
8 IN. OC WHEN PANELS ARE APPLIED HORIZONTALLY, OR 12 IN. OC WHEN PANELS ARE
APPLIED VERTICALLY.
SPRAY FOAM - ALL EXTERIOR WALL STUD CAVITIES
JOINT TAPE AND COMPOUND - VINYL OR CASEIN, DRY OR PREMIXED JOINT COMPOUND
APPLIED IN TWO COATS TO JOINTS AND SCREW HEADS OF OUTER LAYERS. PAPER TAPE,
NOM 2 IN. WIDE, EMBEDDED IN FIRST LAYER OF COMPOUND OVER ALL JOINTS OF OUTER
LAYERS. PAPER TAPE AND JOINT COMPOUND MAY BE OMITTED WHEN GYPSUM BOARDS
ARE SUPPLIED WITH SQUARE EDGES.
SIDING, BRICK OR STUCCO - ALUMINUM, VINYL OR STEEL SIDING, BRICK VENEER OR STUCCO,
MEETING THE REQUIREMENTS OF LOCAL CODE AGENCIES. BRICK VENEER ATTACHED TO STUDS
WITH CORRUGATED METAL WALL TIES ATTACHED TO EACH STUD WITH STEEL SCREWS, NOT
MORE THAN EACH SIXTH COURSE OF BRICK.
CAULKING AND SEALANTS - A BEAD OF ACOUSTICAL SEALANT APPLIED AROUND THE PARTITION
PERIMETER FOR SOUND CONTROL.
UNITED STATES GYPSUM CO - TYPE AS
* BEARING THE UL CLASSIFICATION MARKEXTERIOR WALL SYSTEM
FLOOR SLAB SYSTEM
FOUNDATION WALL
4 IN. CONCRETE FLOOR SLAB (SEE PLANS FOR LOCATION)
(SEE STRUCTURAL DRAWINGS FOR REINFORCING)
6 MIL. POLY
14" POURED CONCRETE WALL
2" RIGID INSULATION (XEPS)
(SEE STRUCTURAL DRAWINGS FOR REINFORCING)
MINIMUM 6 IN. COMPACTED GRANULAR FILL
6" COMPACTED FILL (SAND)
UTILITY FACE BRICK W/ AIR SPACE (VARIES) SEE ELEVATIONS
EXTERIOR INSULATION FINISH SYSTEM (E.I.F.S.) AS SHOWN ON ELEVATIONS
2" EXPANDED POLYSTYRENE (EPS) FOAM INSULATION ABOVE BRICK TO ACCEPT E.I.F.S.
2" STYROFOAM "CAVITYMATE" INSULATION BETWEEN BRICK AND GWB
ROOF/CEILING SYSTEM
INSTALLED AS REQUIRED BY MANUFACTURER
TAPERED RIGID INSULATION SYSTEM R-40 AVERAGE
STEEL ROOF DECK (1-1/2" SEE STRUCT)
STEEL ROOF JOISTS AND BRIDGING
(BEARING THE UL CLASSIFICATION MARKING)
(BEARING THE UL CLASSIFICATION MARKING)
5/8" (MIN) GYPSUM BOARD (DENS-DECK)
(BEARING THE UL CLASSIFICATION MARKING)
COLD ROLLED CHANNELS
PLACED PERPENDICULAR TO UNDERSIDE OF ROOF JOISTS
TO HANG ACOUSTICAL CEILING PANELS
HANGER WIRE
CEILING PANELS
24 BY 24 IN. LAY-IN PANELS
PROTECTED MEMBRANE ROOFING SYSTEM (CLASS B RATING)
2" EPS
E.I.F.S. (TYP)
3" SPRAY FOAM (R-20 MIN)
T.O. BEAM
EL. 124'-9 3/4"
B.O. SOFFIT
EL. 123'-6 7/8"
CLG HGT - T.O. WDW
EL. 121'-5"
1 LAYER 5/8" GWB
FURRING CHANNELS
4" CONC. FLOOR
E.I.F.S.
RESIDENT
ROOM
2" EPS
5/8" EXT. GRADE
GWB
T.O. PARAPET
EL. 127'-5"
CONT. THRU WALL
FLASHING
CONT. FLASHING
8" METAL STUD WALL
2" EPS
E.I.F.S. (TYP)
3" SPRAY FOAM (R-20 MIN)
CONT. THRU WALL FLASHING
EL. 108'-0"
F .F .
CONT. THRU WALL FLASHING
TO EXTEND A MIN. OF 6"
ABOVE MORTAR NET
WEEPS @ 32" OC W/
MORTAR NET 12"H
UTILITY BRICK
EL. 100'-0"
GROUT BOTTOM 2
COURSES SOLID
THRU WALL FLASHING
BACK FLASHING
T.O. PARAPET
EL. 115'-7"
EL. 112'-8 3/8"
JST. BRG.
EL. 112'-0"
B.O. SOFFIT
EXTERIOR WALL SYSTEM - CONTINUED
MANSARD ROOF
SPRAY OR ROLL-ON WATER RESISTIVE MEMBRANE AND AIR BARRIER
TIE WIRE (TYP)
1-1/2" COLD ROLLED
CHANNEL @ 48" OC
1 LAYER 5/8" GWB
GWB CEILING TO FLUSH OUT
W/ WINDOW HEAD RETURN
HANGER WIRE (TYP)
HANGER WIRE (TYP)
DEMISING WALL SECTION
1/2"=1'-0"
4
CLG. HTG.
5/8" TYPE X GWB
ACOUSTICAL CEILING TILE (TYP)
SOUDPROOF INSULATION
RESIDENT
ROOM
4" CONC. SLAB
RESIDENT
ROOM
5/8" TYPE X GWB
ROOF MEMBRANE (EPDM)
STEEL DECKING
TAPERED INSULATION
SYSTEM
5/8" DENS DECK
EL. 108'-6"
ACOUSTICAL CEILING TILE (TYP)
4" CONC. SLAB
5 FIRE/SMOKE BARRIER WALL SECTION
1/2"=1'-0"
EL. 100'-0"
F.F.
FLOOR AND CEILING RUNNERS - (NOT SHOWN) - CHANNEL SHAPED, FABRICATED
FROM MIN 0.0329 IN. THICK, BARE METAL THICKNESS (NO. 20 MSG) CORROSION-
PROTECTED STEEL, THAT PROVIDES A SOUND STRUCTURAL CONNECTION BETWEEN
STEEL STUDS AND ADJACENT ASSEMBLIES SUCH AS FLOORS, CEILINGS AND/OR
OTHER WALLS. ATTACHED TO FLOOR AND CEILING ASSEMBLIES WITH STEEL
FASTENERS SPACED NOT GREATER THAN 24 IN. OC.
STEEL STUDS - MIN 0.0329 IN. THICK, BARE METAL THICKNESS (NO. 20 MSG)
CORROSION-PROTECTED STEEL STUDS, MIN 3-1/2 IN. WIDE, COLD FORMED,
DESIGNED IN ACCORDANCE WITH THE CURRENT EDITION OF THE SPECIFICATION
FOR THE DESIGN OF COLD-FORMED STEEL STRUCTURAL MEMBERS BY THE
AMERICAN IRON AND STEEL INSTITUTE (AISI). ALL DESIGN DETAILS ENHANCING
THE STRUCTURAL INTEGRITY OF THE WALL ASSEMBLY, INCLUDING THE AXIAL
DESIGN LOAD OF THE STUDS, SHALL BE AS SPECIFIED BY THE STEEL STUD
DESIGNER AND/OR PRODUCER, AND SHALL MEET THE REQUIREMENTS OF ALL
APPLICABLE LOCAL CODE AGENCIES. THE MAX STUD SPACING SHALL NOT
EXCEED 24 IN. OC. STUDS ATTACHED TO FLOOR AND CEILING RUNNERS WITH
1/2 IN. LONG TYPE S-12 STEEL SCREWS ON BOTH SIDES OF THE STUDS OR BY
WELDED OR BOLTED CONNECTIONS DESIGNED IN ACCORDANCE WITH THE AISI
SPECIFICATIONS (BEARING WALLS). STUDS TO BE CUT 1/2 TO 3/4 IN. LESS THAN
ASSEMBLY HEIGHT AND FRICTION-FITTED INTO FLOOR AND CEILING RUNNERS
(NONBEARING WALLS).
LATERAL SUPPORT MEMBERS - (NOT SHOWN) - WHERE REQUIRED FOR LATERAL
SUPPORT OF STUDS, SUPPORT SHALL BE PROVIDED BY MEANS OF STEEL STRAPS,
CHANNELS OR OTHER SIMILAR MEANS AS SPECIFIED IN THE DESIGN OF A PARTICULAR
STEEL STUD WALL SYSTEM.
GYPSUM BOARD* - NOM 5/8 IN. THICK, 24 TO 54 IN. WIDE GYPSUM PANELS, ATTACHED
VERTICALLY OR HORIZONTALLY WITH 1-1/4 IN. LONG TYPE S-12 STEEL SCREWS. WHEN
APPLIED VERTICALLY TO STUDS, JOINTS CENTERED OVER STUDS AND STAGGERED ONE
STUD CAVITY ON OPPOSITE SIDES OF STUDS AND ATTACHED WITH SCREWS SPACED 8 IN.
OC ALONG THE EDGES AND 12 IN. OC IN THE FIELD. WHEN APPLIED HORIZONTALLY TO
STUDS, NO DISTANCE REQUIREMENT ON JOINTS ON OPPOSITE SIDES OF STUDS AND
ATTACHED WITH SCREWS SPACED 8 IN. OC ALONG THE EDGES AND IN THE FIELD. WHEN
USED IN WIDTHS OTHER THAN 48 IN., GYPSUM PANELS TO BE INSTALLED HORIZONTALLY.
*UNITED STATES GYPSUM CO - TYPE FRX-G.
BATTS AND BLANKETS* - (OPTIONAL, NOT SHOWN) - PLACED IN STUD CAVITIES, ANY
GLASS FIBER OR MINERAL WOOL INSULATION BEARING THE UL CLASSIFICATION MARKING
AS TO SURFACE BURNING CHARACTERISTICS AND/OR FIRE RESISTANCE. SEE BATTS AND
BLANKETS (BKNV OR BZJZ) CATEGORIES FOR NAMES OF CLASSIFIED COMPANIES.
JOINT TAPE AND COMPOUND - VINYL OR CASEIN, DRY OR PREMIXED JOINT COMPOUND APPLIED
IN TWO COATS TO JOINTS AND SCREW HEADS. PAPER TAPE, NOM 2 IN. WIDE, EMBEDDED IN FIRST
LAYER OF COMPOUND OVER ALL JOINT. PAPER TAPE AND JOINT COMPOUND MAY BE OMITTED
WHEN GYPSUM BOARDS ARE SUPPLIED WITH SQUARE EDGES.
CAULKING AND SEALANTS* - (OPTIONAL, NOT SHOWN) - A BEAD OF ACOUSTICAL SEALANT
APPLIED AROUND THE PARTITION PERIMETER FOR SOUND CONTROL.
*UNITED STATES GYPSUM CO - TYPE AS
FIRE/SMOKE BARRIER WALL SYSTEM
U.L. DESIGN NO. U432
1 LAYER 5/8"
FRX-G GWB
1 LAYER 5/8"
FRX-G GWB
FILL ALL VOIDS BETWEEN
ROOF DECK AND TOP RUNNER
WITH FIRE STOP MATERIAL
APPROVED FOR 1-HOUR BY
HILTI OR 3M
NOTE:
ALL PENETRATIONS IN THIS
WALL SYSTEM SHALL BE
PROPERLY SEALED W/
APPROVED FIRE STOP AND
SHALL BE DONE SO ON BOTH
SIDES OF WALL ASSEMBLY
EXT. WALL SECTION
1/2"=1'-0"
2
10 MIL. POLY
UNDER INSUL.
1/2" BOND BREAKER
APPROVED VAPOR
BARRIER BY ROOF
MANUFACTURER
T.O. BEAM
EL. 112'-8 3/8"
ROOF MEMBRANE (EPDM)
STEEL DECKING
TAPERED INSULATION
SYSTEM
5/8" DENS DECK
PARK
AREA
RESIDENT
ROOM
RESIDENT
ROOM
EL. 100'-0"
F.F.
EL. 100'-0"
F.F.
ACCUSTICAL TILE GRID SYSTEM
1 9 0 2 0 5
K A C
PROJECT NO.
DRAWN BY
DATE
COMPUTER NO.
SUPERVISION, AND THAT I AM A DULY LICENSED
ARCHITECT UNDER THE LAWS OF THE STATE OF -
REPORT WAS PREPARED BY ME OR UNDER MY DIRECT
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR
KIM R. STOKES
DATE REG. NO.
601 SHEYENNE ST., HORACE, ND 58047 / 701-282-2850
PRAIRIE DESIGN
STUDIO
07 - 18 - 22
REVISIONS
A -3 .1
190205 S1
TRINITY CARE
FARMINGTON, MN
CENTER
- ADDITION / REMODEL -
GENERAL NOTES:
ARCHITECT:
PRAIRIE DESIGN STUDIO
601 SHEYENNE ST
HORACE, ND 58047
PH # 701-282-2850
CIVIL ENGINEER:
XXX
XXX
XXX
PH # XXX
STRUCTURAL ENGINEER:
XXX
XXX
XXX
PH # XXX
MECHANICAL ENGINEER:
XXX
XXX
XXX
PH # XXX
ELECTRICAL ENGINEER:
XXX
XXX
XXX
PH # XXX
EL. 108'-6"
1/2"=1'-0"
S.D. X/A-X
S.D. 5/A-13.1
S.D. 6/A-13.1
S.D. 4/A-13.1
S.D. X/A-X
6" METAL STUD WALL
W/ FULL THICK SPRAY
INSUL.
S.D. X/A-X
S.D. X/A-X
WALL SECTIONS & NOTES
8"
2"
2'
5
"
8"
2"
8"
6
1
/
2
"
6 1/2"
8'
6
"
Pa
g
e
8
8
o
f
9
0
CITY OF FARMINGTON
DAKOTA COUNTY, MINNESOTA
RESOLUTION NO.
A RESOLUTION FOR A THIRD AMENDMENT TO THE
ST. FRANCIS HEALTH SERVIES OF MORRIS, INC.
PLANNED UNIT DEVELOPMENT SITE PLAN
WHEREAS, the City Council approved the Schematic Site Plan for the St. Francis
Health Services of Morris, Inc. Planned Unit Development (PUD) on the 19th day of November,
2012 and the 12.94 acres known as the St. Francis Trinity Campus and legally described as Lot
1, Block 1, TRINITY HEALTH CARE 1ST ADDITION and rezoned the property to R-5 PUD;
and
WHEREAS, the original plan, as approved, included the construction of an additional
ten (10) bed group home for Memory Care residents, the demolition of the remaining hospital,
construction of a utilities addition to the existing skilled nursing care center, and construction of
two (2) senior living apartments on the west side of the property.
WHEREAS, an amendment to the original plan was approved by the City Council on
September 6, 2016 and included the following revisions: removing the two senior living
apartments and replacing them with an additional twenty nine (29) unit nursing home addition
and additional office, storage and delivery space, the proposed nursing home addition is shown
on the amended plans as having a reduced front setback of eighteen and one-half (18 ½’) feet,
the parking for the site was changed to a total of 105 off-street parking stalls shown on the
proposed plan, provided for a north/south access to the adjacent commercial site (3560 213th
Street W) both at the north and south end of the adjacent site.
WHEREAS, the second amendment to the PUD site plan includes the following
revisions: the removal of the north/south access road, cross access to the adjacent commercial
site (3560 213th Street W) is maintained with the proposed amended PUD site plan with an
access that will extend from the southerly boundary of the adjacent commercial site southeast to
the Triunity entry drive. Additionally, cross access was provided on the north end of the Trinity
site off of 213th Street to the parking lot on the north end of the adjacent commercial site. The
applicant provided the necessary easements for cross access at the two locations identified on the
amended PUD site plan to ensure those areas are available for construction of those accesses by
the adjacent property owner.
WHEREAS, the Planning Commission held a public hearing on the 13th day of June
2023 after notice of the same was published in the official newspaper of the City and notice sent
to surrounding property owners regarding a proposed third amendment to the PUD site plan.
NOW, THEREFORE, BE IT RESOLVED, that Farmington Mayor and City Council
hereby approves the third amendment to the PUD site plan which consists of the following site
improvements:
Page 89 of 90
•The removal/demolition of approximately 7,700 square feet of the existing
nursing home portion of the facility.
•The construction of a 21,127 square foot addition onto the east side of the nursing
home facility. This addition largely consists of additional storage area and an
additional twenty (20) nursing home units. This addition will also connect into
the existing apartment building located in the northeast portion of the site as well
as the group home memory care unit on the southeast portion of the site.
Adopted by the City Council of the City of Farmington, Minnesota, this 20th day of June 2023.
ATTEST:
____________________________ ______________________________
Joshua Hoyt, Mayor Shirley R Buecksler, City Clerk
Page 90 of 90