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HomeMy WebLinkAbout11.12.24 Planning Packet Meeting Location: Farmington City Hall 430 Third Street Farmington, MN 55024 PLANNING COMMISSION Tuesday, November 12, 2024 7:00 PM Page 1. CALL TO ORDER 2. APPROVAL OF MINUTES 2.1. Approve Planning Commission Minutes Approve the minutes from the October 8, 2024 special work session and regular meeting. Agenda Item: Approve Planning Commission Minutes - Pdf 3 - 8 3. PUBLIC HEARINGS 3.1. Combined Preliminary and Final Plat for Akin Knoll - CONTINUE Continue the public hearing to the December 10th Planning Commission meeting. Agenda Item: Combined Preliminary and Final Plat for Akin Knoll - CONTINUE - Pdf 9 4. DISCUSSION 4.1. Final Plat and Final Planned Unit Development - Farmington Technology Park Recommend approval of the Farmington Technology Park Final Plat and Final Planned Unit Development (Ordinance No. 2024-12) contingent upon the following, and forward that recommendation on to the City Council: 1. A Development Contract between the developer and City of Farmington shall be executed and security and fees paid. Submission of all other documents required under the Development Contract shall be required. Agenda Item: Final Plat and Final Planned Unit Development - Farmington Technology Park - Pdf 10 - 37 4.2. Cannabis Legislation and Regulations 38 - 43 Page 1 of 43 Review the attached information and provide direction regarding the proposed draft ordinance language. Agenda Item: Cannabis Legislation and Regulations - Pdf 5. ADJOURN Page 2 of 43 PLANNING COMMISSION AGENDA MEMO To: Planning Commission From: Tony Wippler, Planning Manager Department: Planning Commission Subject: Approve Planning Commission Minutes Meeting: Planning Commission - Nov 12 2024 INTRODUCTION: Attached, are the minutes from the October 8, 2024 special work session and regular meeting. DISCUSSION: Not applicable BUDGET IMPACT: Not applicable ACTION REQUESTED: Approve the minutes from the October 8, 2024 special work session and regular meeting. ATTACHMENTS: Work session October Minutes October Regular Minutes Page 3 of 43 CITY OF FARMINGTON SPECIAL PLANNING COMMISSION WORK SESSION October 8th, 2024 1. CALL TO ORDER The meeting was called to order by Chair Rotty at 7:00pm Members Present: Rotty, Lehto, Tesky, Windschitl, Snobeck Members Absent: Tesky Staff Present: Tony Wippler, Planning Manager Jared Johnson, Planning Coordinator Leah Koch, City Attorney Also Present: Rita Trapp, HKGi Beth Richmond, HKGi 2. DISCUSSION 2.1 Discussion on Cannabis Legislation and Potential Regulations Planning Manager Wippler introduced Rita Trapp from HGKi to review zoning code for cannabis legislation. Rita presented requirements for locations, guidelines and various components of the 2023 legislation. • Moratorium expires January 1st, 2025. • License comes from the state, not the city. Anticipating starting 2025 • Cities cannot ban cannabis or hemp businesses. o May have restrictions for zoning districts, minimum spacing, hours of operation, signage, odor, and water usage. • Must allow a minimum of one retail business per 12,500 residents Beth Richmond, HKGi, went over specifics of license requirements. OCM has advised to implement guidelines on type of licenses. Discussed the specific uses being assigned to certain zoning districts. Example Manufacturing (cannabis and hemp) in B-3. Following our current business districts. • Chair Rotty shared his thoughts to start as conservatively as they can to start and evolve as time goes on. Commissioner Windschitl agreed since OCM has made many changes already and will continue to evolve. Commissioner Snobeck asked if conditional use permit will be any different than it is now, as long as zoning is correct, conditional use runs with the land. • City wanted to get license you could operate as municipal, can restrict other permits to liquor but not cannabis. • Commissioner Lehto asked if there are any residents in B-3? Planning Manager Wippler stated he is not aware of many homeowners in that district. Buffers: • Schools • Daycares • Park Attractions Commission and HGKi representatives presented multiple questions to be reviewed and discussed further at future meetings. o Chair Rotty questioned the committee’s thoughts on HWY 3 corridor and downtown areas being included. o Commissioner Windschitl asked about just having the park buffer in the downtown no other parts of downtown buffer. Or should they just follow all the buffers. Page 4 of 43 o Windschitl asked if daycare includes in-home daycare or just daycare centers. Ms. Richmond informed it is just daycare centers. o Lehto why larger buffer for schools vs. daycare centers. Ms. Richmond thought may be due to ages. o Commissioner Lehto thought it would be best to build a baseline, and they can take case by case. Ms. Trapp did clarify that once the guidelines are in place you are not able to decline applications if they fall into what was established. o Chari Rotty asked what City Staff’s thoughts are for the buffers, Planning Manager Wippler responded they are in favor of buffers. o Commissioner Windschitl asked why we have to have all maps with buffers-they clarified it is just a visual. o Ms. Richmond let them know an option for establishing boundaries is that you can set minimum distance between shops. o Chair Rotty asked thoughts on Hemp vs Cannabis and how could they limit the stores that can have retail. o Ms. Richmond shared that currently being open for operation between 2:00am-8:00am is prohibited per the State of Minnesota guidelines. o Commissioner Snobeck asked what hours are permitted in liquor operation hours, including retail stores and restaurants, and should they be mimicked for selling the different products? o Commissioner Windschitl asked if other communities have certain restrictions on products for certain hours and how are they enforcing it? Chair Rotty asked the timeline, Planning Manager Wippler said they would like to have a joint workshop with the City Council to work through together before setting date. MOTION by Windschitl, second by Lehto to adjourn special planning commission work session. APIF MOTION CARRIED Respectfully submitted, Tony Wippler, Planning Manager Page 5 of 43 CITY OF FARMINGTON PLANNING COMMISSION MINUTES REGULAR MEETING October 8th, 2024 1. CALL TO ORDER The meeting was called to order by Chair Rotty at 7:00pm Members Present: Rotty, Lehto, Windschitl, Snobeck Members Absent: Tesky Staff Present: Tony Wippler, Planning Manager Jared Johnson, Planning Coordinator Deanna Kuennen, Community & Economic Development Director Leah Koch, City Attorney 2. APPROVAL OF MINUTES MOTION by Windschitl, second by Lehto to approve minutes of Planning Commission for September 10th, 2024, regular meeting. APIF, MOTION CARRIED 3. PUBLIC HEARINGS Chair Rotty opened all public hearings. 3.1 Variance from City Code Section 10-5-14(B) to construct a commercial daycare at 4640 Knutsen Drive. Planning Coordinator Jared Johnson presented request from Insite Development Services (Applicant), Clough Properties Two (Property Owner), for a front yard setback variance from City Code Section 10-5-14(B) for construction of commercial daycare building. Currently zoned SSMU (Spruce Street Mixed Use), Spruce Street Overlay District. • Property is 1.37 acres of vacant land, platted as Lot 2, Block 3 of Vermillion River Crossings development • Applicant looking to develop the site with commercial daycare, which is permitted use in the SSMU district. • Per City Code Section 10-5-14(B), front yard setback requirement in SSMU district is at least 50% of building front shall be within 20ft of public right of way (Knutsen Drive). • Requesting variance to have 0% of the building front within 20ft of Knutsen Drive • Request does not have approval of site plan. Applicant would like to ensure Commission accepts variance before pursuing final site plan approval. o Parcel only abuts one street and is moderately narrow. Placing 50% of building front within 20ft of Knutsen Dr. Limits amount of access drives needed to provide proper site circulation. Additional access drives will enhance public safety and emergency access. o Site layout on parcel lends itself to playground behind building, away from street and parking lot for child safety. Page 6 of 43 Mr. Graham from Insite emphasized having two access points to property and having playground back from street, will have 6ft fence surrounding playground. Discussion opened for public comments. Committee member Snobeck asked why the 20ft set- back was required, Planning Coordinator Jared explained it was originally put in place for a walkability for shops like a downtown. He then asked if this would be case for future businesses, Jared answered they would have to do a variance and the uniqueness of this property having the narrow street. MOTION by Windschitl, second by Snobeck to close public hearing. APIF, MOTION CARRIED MOTION by Lehto, second by Windshitl to approve requested variance for 4640 Knutsen Dr. upon meeting condition put forth by Planning Commission. APIF, MOTION CARRIED 3.2 Amend 2040 Comprehensive Plan for the properties generally known as the Fountain Valley Golf Course and the Angus Property - Planning Manager Tony Wippler presented request for the 3 parcels. • PID# 14-00500-01-012(Fountain Valley Golf Course) Amending Land Use Plan from mixture of Commercial, Low Density Residential, Low Medium Density Residential, and Park/Open Space to Mixed-Use (Commercial/Industrial) and changing anticipating development staging from Post 2040 to 2020-2030. • PIDS# 07-00500-76-012 and 07-00500-76-011 (Angus Property) Adding these parcels to 2020 MUSA (Metropolitan Urban Service Area) amending the 2040 Comprehensive Land Use Plan from Non-Designated to Mixed-Use (Commercial/Industrial) and including these parcels in the 2020-2030 development staging timeframe. Chair Rotty opened discussion to the public. Cathy Johnson 22280 Berring Ave.- made comment on behalf of resident Nate Ryan, he stated the concerns about the requested changes. Cathy shared concerns about noise, height of buildings and tax valuations. Eszter Varga 3094 225th St- Said the sites visited by commission and council members are not comparable due to facility size and operation. Terry Pearson 2475 225th St.- Read statement about future, what it holds and what will happen with data center with technology changes. Kathy Perrego 5081 13th St.- Shared concerns with health impacts and water consumption. Nancy Aarestad 22165 Beaumont Ave – Concerns with changing the comp plan to incompatible land use. Chair Rotty thanked everyone for taking the time to share concerns, being knowledgeable and respectful. He explained that when you re-zone you change the comprehensive plan. Moving forward he requested it all be combined into one step. MOTION by Snobeck, second by Lehto to close public hearing. APIF, MOTION CARRIED Page 7 of 43 MOTION by Windschitl, second by Lehto for favorable recommendation to the 2040 Comprehensive Plan amendment. APIF, MOTION CARRIED. 5. ADJOURN MOTION by Lehto, second by Windschitl to adjourn at 7:46pm. APIF, MOTION CARRIED Respectfully submitted, Tony Wippler, Planning Manager Page 8 of 43 PLANNING COMMISSION AGENDA MEMO To: Planning Commission From: Jared Johnson, Planning Coordinator Department: Community Development Subject: Combined Preliminary and Final Plat for Akin Knoll - CONTINUE Meeting: Planning Commission - Nov 12 2024 INTRODUCTION: A public hearing was scheduled and noticed for the November 12th Planning Commission meeting for the Akin Knoll combined Preliminary and Final Plat located at 19927 Akin Road. The applicant, Kerry Hanifl, has requested the public hearing be continued to the December 10th Planning Commission meeting due to modifications being done to the plans. The applicant intends to have the updated plat ready for review at the December meeting. DISCUSSION: Not applicable BUDGET IMPACT: Not applicable ACTION REQUESTED: Continue the public hearing to the December 10th Planning Commission meeting. Page 9 of 43 PLANNING COMMISSION AGENDA MEMO To: Planning Commission From: Tony Wippler, Planning Manager Department: Planning Commission Subject: Final Plat and Final Planned Unit Development - Farmington Technology Park Meeting: Planning Commission - Nov 12 2024 INTRODUCTION: MNLCO Farmington, LLC & MNLCO Farmington Two, LLC (Together known as Tract) is requesting review of the Final Plat and Final Planned Unit Development for the Farmington Technology Park. The Farmington Technology Park Final Plat consists of three parcels, those being:  Fountain Valley Golf Course (PID# 14-00500-01-012) owned by Bryce and Carole Olson;  Former Angus property (PID#'s 07-00500-76-011 & 07-00500-76-012) owned by Independent School District 192. All properties are currently under contract by Tract with the intent to develop them as a master- planned data center campus. DISCUSSION: Farmington Technology Park Final Plat The final plat consists of 3 lots spread over 338.35 acres of land. A description of the proposed lots are as follows:  Lot 1, Block 1 - 150.74 acres, northern portion of data center campus.  Lot 2, Block 1 - 2.07 acres, to be deeded to the city for utility purposes.  Lot 1, Block 2 - 185.54 acres, southern portion of data center campus. This lot is also encumbered with approximately 69 acres of floodplain. A 75 foot wide right-of-way is also provided along the eastern boundary of Lot 1, Block 1 for the future Dakota County Biscayne Avenue corridor. This roadway will not be constructed as part of this project. On November 4, 2024 the City Council approved the preliminary plat and preliminary planned unit development. The final plat is consistent with the approved preliminary plat. At the November 4, 2024 City Council meeting a rezoning and comprehensive plan amendment was also approved rezoning the properties to MUCI (Mixed-Use Commercial/Industrial) and Page 10 of 43 reguiding them to Mixed-Use (Commercial/Industrial). Data centers are a permitted use in the MUCI zoning district. As previously mentioned, Tract is proposing to develop a master-planned data center technology park that could provide up to 12 data center buildings and 2 administrative buildings, with each lot having 6 data center buildings and 1 administrative building. The square footage of data centers shown on the northern campus site is 1,600,400 square feet and 933,800 square feet on the southern campus. As shown on the attached Land Use Plan, an area near the northwest corner of Lot 1, Block 2 is labeled as "Reserved for Future Electrical Utilities". This would be the potential location of an electric substation. A representative site plan was provided to the Planning Commission at the September regular meeting as part of the preliminary plat and preliminary planned unit development submittal. It is important to note, that future site plans will be required to be approved by the Planning Commission prior to the construction of any data center building and ancillary use on site to ensure compliance with the standards approved in the planned unit development. Transportation and Parking There are 4 anticipated accesses for the campuses. For the northern campus this includes one off of MN 50 (220th Street W) and one off of 225th Street W. For the southern campus the anticipated accesses come from 225th Street W and Biscayne Avenue. Based on a completed traffic study, additional improvements will also be required on both Chippendale Avenue (TH 3) and 220th Street W (MN 50) in the form of additional turn lanes. Off-street parking will be required to be provided on site. Per the proposed development standards, which are attached, 1 parking space will be provided for each 1,000 square foot of office space on site. Parking spaces are not required for the designated data hall areas. The development standards do provide language that may allow for the parking requirement to be modified based on a parking study to be provided at time of site plan and/or building permit application. Parks, Trails and Sidewalk The city will take cash in lieu of park dedication with this plat application. As previously mentioned, the eastern 75 feet of Lot 1, Block 1 will consist of right-of-way for the future Biscayne Avenue. A trail would be constructed within this easement if and when Biscayne Avenue is constructed by Dakota County. Please note, Biscayne Avenue is a County Road. Final Planned Unit Development Attached, is Ordinance No. 2024-12 establishing PUD-1 - Farmington Technology Park. Moving forward, approval of PUD's will be done through ordinance instead of the PUD Agreements that the city has done historically. Approving PUD's through ordinance provides greater legal standing through approval of the PUD terms within the actual zoning code and provides an easier method for landowners, staff and the public to determine the actual restrictions related to the specific property. The attached ordinance lists out the special development standards (also attached as a separate document) that would be associated with this development, and generally include: 1. Building Setbacks - provides standards for the minimum setback of buildings from property lines. This includes a minimum setback of 250 feet from any property line adjacent to Page 11 of 43 residential uses; 150 foot setback from any property line not adjacent to non-residential uses; 40 foot setback from the right-of-way of 225th Street W. 2. Natural Buffers - provides for the 40 foot wide natural buffer along the majority of the perimeter of the site. 3. Landscaping - provides for types of planting that will be used throughout the site; allows for the use of rock, gravel or mulch as an accent material for maintenance areas adjacent to buildings or around utility access points; provides standards for landscaping of parking lots. Discusses berms, including berm height and construction timing. 4. General Design Standards (i.e., facade standards, screening requirements) - provides language that provides protection from undifferentiated surfaces on principal building facades by requiring the use of at least 2 of the following design elements: change in building height, building step-backs (projections or recesses), fenestration, changes in building materials (pattern, texture, color), use of accent material, overhangs, use of canopies or porticos, arcades, and variations in the roof line faux windows, green walls and other enhanced design elements approved by the Planning Commission. Provides language regarding the screening of both ground level and above ground mounted mechanical equipment and structures. 5. Building Height - Maximum building height on site for a principal structure is 80 feet. However, the maximum height at the building setback line is 50 feet. The provision allows for a step back approach to building height. For each one-foot increase in building height, the building must be stepped back two feet. Maximum building height for accessory structure is 50 feet. Provides language that any building that is 80 feet in height must be setback a minimum of 400 feet from the property line adjacent to a residentially zoned property. 6. Fences - provides requirements for security fencing and perimeter fencing. Allows for security fencing up to 14 feet in height and perimeter fencing to a maximum of 7 feet in height. 7. Electric Utility Lines - provides language on the need for electric utility lines and their construction as part of a data center project. 8. Noise - provides language that all noise generated from the site shall meet the requirements as established by the MPCA. Provides language that a noise study be prepared at time of site plan that demonstrates the applicable noise levels will not be exceeded based on the specific systems and equipment that will be used. Provides language requiring the installation of physical sound attenuation measures on any mechanical equipment that is installed at a data center building located within 1,200 feet of any adjacent residential use under certain circumstances. 9. Parking - requires a minimum of 1 parking space for each 1,000 square feet of office use. 10. Substations - discusses the need for outdoor mechanical and electrical equipment and that these must be fenced and screened. States that fencing around a substation must be setback a minimum of 30 feet from a property line adjacent to a residentially zoned property and that any substation equipment must be setback a minimum of 50 feet from a property line adjacent to a residentially zoned property. 11. Private Communication Towers - provides language that these are permitted up to a maximum height of 80 feet and are subject to building setback requirements. 12. Maximum Lot Coverage - provides language that there is no maximum lot coverage for all uses built in the designated "developable area" . 13. Lighting - provides standards for on-site lighting such as the maximum height of pole- mounted exterior lighting shall be 18 feet. Additionally, the maximum height of an building- mounted exterior lighting fixture shall be 35 feet in height. BUDGET IMPACT: Page 12 of 43 Not applicable ACTION REQUESTED: Recommend approval of the Farmington Technology Park Final Plat and Final Planned Unit Development that forward and the following, contingent 2024-12) No. (Ordinance upon recommendation on to the City Council: 1. A Development Contract between the developer and City of Farmington shall be executed and security and fees paid. Submission of all other documents required under the Development Contract shall be required. ATTACHMENTS: 2024-1108 Farmington Technology Park Final PUD Plan Set Tract's PUD Development Standards Version 5 for PC Hearing PUD Ordinance Page 13 of 43 Pl o t t e d B y : Ca r l s o n , R y a n S h e e t S e t : Fa r m i n g t o n T e c h n o l o g y P a r k L a y o u t : CO V E R S H E E T No v e m b e r 0 8 , 2 0 2 4 1 2 : 5 6 : 0 2 p m K: \ T W C _ L D E V \ T r a c t M a n a g e m e n t \ M N \ O l s o n - F a r m i n g t o n \ 2 D e s i g n \ C A D \ P l a n S h e e t s \ E n t i t l e m e n t \ C 1 C o v e r S h e e t . d w g 80 5 P E N N S Y L V A N I A A V E N U E , S U I T E 1 5 0 KA N S A S C I T Y , M O 6 4 1 0 5 PH O N E : 6 3 0 - 4 8 7 - 5 5 5 0 WW W . K I M L E Y - H O R N . C O M © 2 0 2 4 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . No . RE V I S I O N S BY DA T E 268636000 KHA PROJECT NO. ORIGINAL ISSUE: SHEET NUMBER DE S I G N E D B Y : SC A L E : MD K BL D CH E C K E D B Y : DR A W N B Y : AS N O T E D BL D PRE L I M I N A R Y NOT F O R CON S T R U C T I O N FA R M I N G T O N TE C H N O L O G Y PA R K 11/08/2024 CO V E R S H E E T PROJECT TEAM CLIENT: MNLCO FARMINGTON, LLC & MNLCO FARMINGTON TWO, LLC 3300 EAST 1ST AVENUE DENVER, CO 80206 CONTACT: KRISTIN DEAN TEL: (303) 276-7947 EMAIL: KRISTIN.DEAN@TRACT.COM CIVIL ENGINEER: KIMLEY-HORN AND ASSOCIATES, INC. 767 N EUSTIS ST #100 ST PAUL, MN 55114 CONTACT: ALAN CATCHPOOL, P.E. TEL: (651) 393-6164 EMAIL: ALAN.CATCHPOOL@KIMLEY-HORN.COM SURVEYOR: EGAN, FIELD & NOWAK, INC. 475 OLD HIGHWAY 8 NORTHWEST NEW BRIGHTON, MN 55112 CONTACT: ERIC ROESER, L.S. TEL: (612) 466-3379 EMAIL: EROESER@EFNSURVEY.COM LOCATION MAP NOT TO SCALE UTILITY AND GOVERNING AGENCY CONTACTS COMMUNITY & ECONOMIC DEVELOPMENT DIRECTOR: CITY OF FARMINGTON 430 3RD STREET FARMINTON, MN 55024 TEL: (651) 280-6800 CONTACT: DEANNA KUENNEN PLANNING MANAGER: CITY OF FARMINGTON 430 3RD STREET FARMINTON, MN 55024 TEL: (651) 280-6800 CONTACT: TONY WIPPLER ELECTRIC: DAKOTA ELECTRIC ASSOCIATION TEL: (651) 463-6212 GREAT RIVER ENERGY TEL: (800) 481-4700 NATURAL GAS: MINNESOTA ENERGY RESOURCES TEL: (800) 889-9508 PUBLIC WORKS DIRECTOR/CITY ENGINEER: CITY OF FARMINGTON 430 3RD STREET FARMINGTON, MN 55024 TEL: (651) 280-6800 CONTACT: JOHN POWELL, PE FINAL PLAT / PUD PLANS FOR FARMINGTON TECHNOLOGY PARK SECTION 5, TOWNSHIP 113 NORTH, RANGE 19 WEST CITY OF FARMINGTON, DAKOTA COUNTY, MINNESOTA PROJECT AREA: 347.81 AC PROJECT LOCATION MN 50 (220TH ST W) VICINITY MAP PROJECT LOCATION BI S C A Y N E A V E TH 3 ( C H I P P E N D A L E A V E N U E ) 225TH ST W 230TH ST W NORTH NORTH C1 NOT TO SCALE Sheet List Table Sheet Number Sheet Title C1 COVER SHEET C1.1 PUD STANDARDS - MUCI C2 EXISTING CONDITIONS C3.0 FINAL PLAT C3.1 FINAL PLAT C4 LAND USE PLAN C5 DRAINAGE PLAN C6.0 PHASE 1 EROSION CONTROL NORTH LOT C6.1 PHASE 1 EROSION CONTROL SOUTH LOT C7 SCHEMATIC UTILITY PLAN R1 220TH STREET FULL LEFT TURN LANE R2 CHIPPENDALE AVE FULL LEFT TURN LANE Pa g e 1 4 o f 4 3 C1.1Pl o t t e d B y : Ca r l s o n , R y a n S h e e t S e t : Fa r m i n g t o n T e c h n o l o g y P a r k L a y o u t : PU D S T A N D A R D S - M U C I No v e m b e r 0 8 , 2 0 2 4 0 1 : 1 5 : 5 3 p m K: \ T W C _ L D E V \ T r a c t M a n a g e m e n t \ M N \ O l s o n - F a r m i n g t o n \ 2 D e s i g n \ C A D \ P l a n S h e e t s \ E n t i t l e m e n t \ C 1 C o v e r S h e e t . d w g © 268636000 DE S I G N E D B Y : SC A L E : MD K BL D CH E C K E D B Y : DR A W N B Y : AS N O T E D BL D PRE L I M I N A R Y NOT F O R CON S T R U C T I O N FA R M I N G T O N TE C H N O L O G Y PA R K 11/08/2024 PU D S T A N D A R D S - MU C I 1. BUILDING SETBACKS: a.ADJACENT TO RESIDENTIAL USES: 250-FEET b.ADJACENT TO NON-RESIDENTIAL USES: 150-FEET c.FROM THE 75-FOOT ROW DEDICATION ON THE EAST SIDE OF LOT 1, BLOCK 1: 175-FEET d.ADJACENT TO LOT 2: 0-FOOT FROM INTERNAL PROPERTY LINES WITHIN THE OVERALL PUD. APPLICABLE MUCI SETBACKS SHALL APPLY TO PROPERTY LINES NOT ADJACENT TO THE PUD. e.ADJACENT TO 225TH ST WEST: 40-FEET f.ADJACENT INTERNAL LOT LINES: MINIMUM 10-FEET, BUT MAY BE REDUCED SUBJECT TO SITE PLAN REVIEW, BUILDING AND FIRE CODE COMPLIANCE g.ADJACENT TO THE SOUTHERN PROPERTY LINE OF LOT 3 AND THE WESTERN PROPERTY LINE OF LOT 3 NORTH TO THE DESIGNATED FLOOD ZONE: 40-FEET 2. NATURAL BUFFERS: A NATURAL BUFFER OF 40 FEET FROM ALL PERIMETER PROPERTY LINES, EXCEPT FOR THOSE LISTED BELOW, IS ESTABLISHED UNDER THIS PUD: a.EXISTING, HEALTHY TREES SHALL BE RETAINED IN THE NATURAL BUFFER, TO THE GREATEST EXTENT PRACTICABLE, IN ACCORDANCE WITH SECTION 10-6-11 OF THE FARMINGTON MUNICIPAL CODE. UTILITIES, ACCESS DRIVES, LANDSCAPING, PERIMETER FENCING, AND BERMS MAY BE LOCATED IN THE NATURAL BUFFER. EXCEPT AS OTHERWISE PERMITTED UNDER SECTION 6(a)(iii), SECURITY FENCING, SECURITY GATES, AND GUARD BUILDINGS SHALL BE LOCATED ON THE INTERIOR SIDE OF THE NATURAL BUFFER. WHERE THERE ARE NO EXISTING TREES IN THE NATURAL BUFFER THAT QUALIFY FOR PRESERVATION UNDER SECTION 10.6.11 ET.AL OF THE FARMINGTON MUNICIPAL CODE, THEN STORMWATER FEATURES MAY BE LOCATED IN THE NATURAL BUFFER PROVIDED THEY ARE ADEQUATELY LANDSCAPED IN ACCORDANCE WITH THE APPLICABLE SECTIONS OF THE FARMINGTON MUNICIPAL CODE, UNLESS OTHERWISE APPROVED BY THE PLANNING DIRECTOR. b.EXCEPTIONS: i. ADJACENT TO 225TH ST WEST. ii. ADJACENT TO LOT 2: ONLY THE EASTERN MOST PROPERTY LINE SOUTH OF THE 40-FOOT NATURAL BUFFER ADJACENT TO STATE HIGHWAY 50 AND ADJACENT TO THE SOUTHERN PROPERTY LINE OUTSIDE OF THE 150-FOOT SETBACK ADJACENT TO THE WESTERN PROPERTY LINE OF LOT 1. 3. LANDSCAPING: IN ADDITION TO THE APPLICABLE LANDSCAPING STANDARD SET FORTH IN SECTION 10.6.10 OF THE FARMINGTON CITY CODE, THE FOLLOWING ADDITIONAL LANDSCAPING STANDARDS SHALL APPLY: a.DROUGHT TOLERANT, NATIVE PLANTS SHALL BE UTILIZED THROUGHOUT THE SITE. A DIVERSITY OF CONIFEROUS AND DECIDUOUS PLANT MATERIAL SHALL BE USED SUBJECT TO AND AS DETERMINED THROUGH THE PLANTING PLAN REVIEW DURING THE SITE PLAN PROCESS. b.ROCK, GRAVEL, AND/OR MULCH MAY ALSO BE USED AS AN ACCENT MATERIAL FOR MAINTENANCE AREAS DIRECTLY ADJACENT TO A BUILDING, AROUND UTILITY ACCESS POINTS (I.E. MANHOLES, CONTROL VALVES, AND HAND HOLES), OR IN MECHANICAL AREAS. c.WHERE PARKING AREAS ARE LOCATED A MINIMUM OF 300-FEET FROM A PUBLIC ROAD OR RESIDENTIAL USE, AND THE PARKING AREA IS SCREENED BY THE BUILDING LOCATION, PARKING LOT LANDSCAPING SHALL NOT BE REQUIRED. HOWEVER, END ISLANDS OF PARKING AISLES THAT ARE VISIBLE FROM A PUBLIC STREET OR RESIDENTIAL USE SHALL BE LANDSCAPED IN ACCORDANCE WITH SECTION 10.16.10(D)8(E). d.BERMS ARE REQUIRED TO BE CONSTRUCTED WHERE DEVELOPMENT OCCURS ADJACENT TO RESIDENTIAL USES. BERMS MAY BE ALLOWED UP TO 10-FEET IN HEIGHT FROM EXISTING GRADE IN ORDER TO INCORPORATE MORE AESTHETIC VISUAL FEATURES INTO THE SITE. BERMS OVER TEN-FEET IN HEIGHT MAY BE ALLOWED SUBJECT TO SITE PLAN REVIEW AND APPROVAL BY THE CITY. ADDITIONALLY, LANDSCAPING MAY BE INSTALLED ON THE BERMS AND WALLS WHERE FEASIBLE. e.ANY BERMS APPROVED WITH A SITE PLAN FOR A DATA CENTER BUILDING SHALL BE CONSTRUCTED PRIOR TO THE FIRST FOUNDATION INSPECTION FOR ANY BUILDING INCLUDED IN THE ASSOCIATED APPROVED SITE PLAN. LANDSCAPING ASSOCIATED WITH THE BERM SHALL BE INSTALLED DURING THE MINNESOTA GROWING SEASON. IF CONSTRUCTION OF BERMS ARE COMPLETED OUTSIDE OF THE MINNESOTA GROWING SEASON, THEN ALL REQURIED LANDSCAPING SHALL BE INSTALLED BY JUNE 1 OF THE SUBSEQUENT GROWING SEASON. 4. GENERAL DESIGN STANDARDS: a.PRINCIPAL BUILDING FACADES WILL MEET THE FOLLOWING STANDARDS: i. FOR THE PURPOSES OF THIS SUBSECTION, THE TERM “PRINCIPAL BUILDING FACADES” SHALL INCLUDE ALL BUILDING FACADES SUBSTANTIALLY VISIBLE TO ABUTTING PUBLIC ROADSOR ADJACENT TO PLANNED OR EXISTING RESIDENTIAL DISTRICTS. ii. PRINCIPAL BUILDING FACADES SHALL AVOID THE USE OF UNDIFFERENTIATED SURFACES BY INCLUDING AT LEAST TWO (2) OF THE FOLLOWING DESIGN ELEMENTS: ·CHANGE IN BUILDING HEIGHT ·BUILDING STEP-BACKS, PROJECTIONS OR RECESSES ·FENESTRATION ·CHANGES IN BUILDING MATERIAL, PATTERN, TEXTURE, COLOR ·USE OF ACCENT MATERIAL ·OVERHANGS ·CANOPIES OR PORTICOS ·ARCADES ·VARIATIONS IN THE ROOF LINE ·FAUX WINDOWS ·GREEN WALLS ·OTHER ENHANCED DESIGN ELEMENTS WHICH MAY BE APPROVED BY THE PLANNING COMMISSION iii. WHEN A BUILDING HAS MORE THAN ONE PRINCIPAL FACADE, SUCH FACADES SHALL BE CONSISTENT IN THEIR DESIGN, MATERIALS, DETAILS, AND TREATMENTS. b.SCREENING OF BUILDING MECHANICAL EQUIPMENT AND CRITICAL INFRASTRUCTURE: i. GROUND-LEVEL MECHANICAL EQUIPMENT OR ACCESSORY USES (NOT INCLUDING PARKING AREAS) THAT ARE VISIBLE FROM PUBLIC RIGHT-OF-WAY AND/OR ADJACENT RESIDENTIAL DWELLINGS WILL BE SCREENED FROM PUBLIC VIEW USING ONE OR MULTIPLE OF THE FOLLOWING METHODS OF SCREENING: - A PRINCIPAL STRUCTURE. - EXISTING VEGETATION THAT WILL REMAIN ON THE PROPERTY, OR NEW, PLANTED VEGETATION (EX. EVERGREENS OR SHRUBS) THAT FULLY SCREENS THE EQUIPMENT FROM PUBLIC VIEW. - A VISUALLY SOLID FENCE, SCREEN WALL OR PANEL, OR OTHER VISUALLY SOLID SCREEN THAT SHALL BE CONSTRUCTED OF MATERIALS THAT ARE MATCHING OR CONSISTENT IN STYLE, COLOR AND/OR TEXTURE WITH THOSE USED IN THE EXTERIOR CONSTRUCTION OF THE PRINCIPAL BUILDING. CHAIN LINK FENCING WITH SLATS IS NOT PERMITTED TO SATISFY THIS REQUIREMENT. ii. ABOVE-GROUND MECHANICAL EQUIPMENT AND STRUCTURES WILL BE SCREENED FROM VIEW FROM ADJACENT PUBLIC STREETS AND RESIDENTIAL DWELLINGS. iii. ANY MECHANICAL UNITS PLACED ON THE ROOFTOPS OF BUILDINGS SHALL BE SCREENED FROM VIEW FROM ADJACENT PUBLIC STREETS AND RESIDENTIAL DWELLINGS BY ARCHITECTURAL FEATURES WHICH ARE COMPATIBLE WITH BUILDING FAÇADE ARCHITECTURE. THE METHOD OF SCREENING SHALL BE PROVIDED AND REVIEWED WITH THE PLANNING DIRECTOR'S REVIEW OF THE BUILDING ELEVATIONS. THE SCREENING OF ROOF MOUNTED EQUIPMENT SHALL BE EXCLUDED FROM THE OVERALL HEIGHT LIMITATION BUT IN NO INSTANCE SHALL EXCEED 80 FEET. ROOFTOP EQUIPMENT SHOULD BE CENTRALLY LOCATED ON THE ROOF WHERE FEASIBLE. iv. ALL BUILDINGS ARE EXEMPT FROM ANY EXISTING OF FUTURE CITY REQUIREMENT TO INSTALL ROOF-MOUNTED SOLAR EQUIPMENT. 5. BUILDING HEIGHT: MAXIMUM BUILDING HEIGHT FOR PRINCIPAL STRUCTURES IS 80 FEET. HOWEVER, THE MAXIMUM HEIGHT AT THE BUILDING SETBACK LINE IS 50 FEET. FOR EACH ONE-FOOT INCREASE IN BUILDING HEIGHT, THE BUILDING MUST BE STEPPED BACK TWO FEET. a.80-FOOT TALL BUILDINGS SHALL BE SETBACK A MINIMUM OF 400 FEET FROM THE PROPERTY LINE ADJACENT TO A RESIDENTIAL ZONE DISTRICT. b.MAXIMUM BUILDING HEIGHT FOR ACCESSORY BUILDINGS IS 50 FEET. 6. FENCES: a.SECURITY FENCING: i. MAXIMUM FENCE HEIGHT OF 14 FEET. ii. MUST BE LOCATED ON THE INSIDE EDGE OF THE NATURAL BUFFER INTERIOR TO THE SITE UNLESS OTHERWISE APPROVED BY THE CITY. b.PERIMETER FENCING: i. MAXIMUM HEIGHT OF 7 FEET. ii. IN LOCATIONS WHERE THE EXISTING FENCE WILL BE RELOCATED TO THE PROPERTY LINE ON THE WEST SIDE OF THE PROJECT BOUNDARY, APPLICANT SHALL PROVIDE ADJACENT PROPERTY OWNERS WITH THE OPPORTUNITY TO COLLECTIVELY DECIDE BETWEEN THREE CHOICES OF FENCE MATERIAL AND DESIGN TO INCLUDE, BUT NOT LIMITED TO: WOOD, CHAIN LINK, OR METAL. APPLICANT SHALL ALSO REPLACE ANY DAMAGED LANDSCAPING RESULTING FROM FENCE REPLACEMENT. 7. ELECTRIC UTILITY LINES: a.DATA CENTERS ARE TYPICALLY FED POWER FROM THE UTILITY'S TRANSMISSION SYSTEM DIRECTLY TO THE DATA CENTER SITE. DEPENDING ON THE UTILITY, TRANSMISSION VOLTAGE IS TYPICALLY 69KV OR GREATER. TRANSMISSION LINES ARE TYPICALLY INSTALLED OVERHEAD FOR SAFETY AND COST EFFECTIVENESS. b.PERMANENT DISTRIBUTION LINES ON DATA CENTER CAMPUSES ARE TYPICALLY INSTALLED UNDERGROUND. c.TEMPORARY OVERHEAD POWER DISTRIBUTION LINES FOR CONSTRUCTION POWER WILL LIKELY BE INSTALLED ABOVE-GROUND. IT HAS NOT BEEN DETERMINED HOW CONSTRUCTION POWER WILL BE CONSTRUCTED OR SERVED. TEMPORARY LINES, WHICH LOOK LIKE STANDARD UTILITY DISTRIBUTION LINES, PROVIDE POWER FOR THE CONSTRUCTION OF BUILDINGS AND THE SUPPORT OF BUILDING OPERATIONS. THESE LINES SHALL REMAIN IN USE UNTIL THE PERMANENT UNDERGROUND SERVICE FROM THE ON-SITE SUBSTATION IS OPERATIONAL, AND BUILDING CONSTRUCTION IS COMPLETED. THE TEMPORARY DISTRIBUTION EQUIPMENT MAY BE REROUTED TO SERVE ADDITIONAL CONSTRUCTION SITES OR REMOVED ALTOGETHER BY THE ELECTRIC UTILITY. d.THE TRANSITION FROM THE TRANSMISSION SYSTEM IS A SWITCHING STATION/SUBSTATION, WHICH MAY OR MAY NOT BE ON THE DATA CENTER SITE. THE SWITCHING STATION/ SUBSTATION IS AN INTEGRAL USE ASSOCIATED WITH THE DATA CENTER OPERATIONS. 8. NOISE: a.NOISE GENERATED FROM THE SITE SHALL MEET THE APPLICABLE NOISE ORDINANCE REQUIREMENTS AS ESTABLISHED BY THE MINNESOTA POLLUTION CONTROL AGENCY. b.PRIOR TO THE APPROVAL OF A SITE PLAN, THE APPLICANT SHALL PROVIDE A NOISE STUDY TO DEMONSTRATE THAT THE APPLICABLE NOISE LEVELS WILL NOT BE EXCEEDED. AT THE TIME OF SITE PLAN REVIEW, ADDITIONAL NOISE ATTENUATION MEASURES TO ENSURE THAT MPCA NOISE RULES ARE ADHERED TO MAY BE REQUIRED. c.IN ADDITION TO THE FOREGOING, APPLICANT AGREES TO INSTALL PHYSICAL SOUND ATTENUATION ON ANY MECHANICAL EQUIPMENT (INCLUDING BUT NOT LIMITED TO GROUND SUPPORTED BARRIERS, EARTHEN BERMS, MECHANICAL SCREENING OR OTHER ATTENUATION TECHNIQUES AS SPECIFICALLY CALLED OUT IN SUBSEQUENT SOUND STUDIES) THAT IS INSTALLED AT A DATA CENTER BUILDING LOCATED WITHIN 1,200 FEET OF ANY ADJACENT RESIDENTIAL USE AND THAT IS EITHER (I) INSTALLED ON THE ROOFTOP OF SUCH BUILDING OR (II) THAT IS INSTALLED ON THE EXTERIOR SIDE OF SUCH DATA CENTER BUILDING AND DIRECTLY FACING SUCH ADJACENT RESIDENTIAL USES, IN EACH CASE UNLESS A NOISE STUDY DEMONSTRATES THAT THERE IS NO INCREMENTAL NOISE FROM SUCH MECHANICAL EQUIPMENT AS A RESULT OF THE FOREGOING INSTALLATION LOCATIONS. 9. PARKING: 1 PARKING SPACE / 1,000 SF OF OFFICE USE. PARKING SPACES ARE NOT REQUIRED FOR DESIGNATED DATA HALL AREAS. MINIMUM PARKING MAY BE MODIFIED BASED ON A PARKING STUDY PROVIDED WITH A SITE PLAN OR BUILDING PERMIT ALLOCATION, AS APPLICABLE. 10. SUBSTATIONS SHALL BE EXEMPT FROM THE DESIGN REGULATIONS OF THE MUCI ZONING DISTRICT. MECHANICAL AND ELECTRICAL EQUIPMENT WILL BE HOUSED IN MECHANICAL YARDS THAT ARE FENCED AND SCREENED. a.THE PROPERTY MAY HAVE OUTDOOR MECHANICAL AND ELECTRICAL EQUIPMENT OF SIZE (NOT TO EXCEED THE AGGREGATE BUILDING FOOTPRINT), NUMBER, VOLUME, AND LOCATION TO SUFFICIENTLY SERVE THE BUILDINGS AND BE IN RELATIONAL PROXIMITY TO THE BUILDINGS. b.SECURITY FENCING AROUND A SUBSTATION SHALL BE SETBACK A MINIMUM OF 30 FEET FROM A PROPERTY LINE ADJACENT TO A RESIDENTIAL ZONED PROPERTY. ANY SUBSTATION EQUIPMENT SHALL BE SETBACK A MINIMUM OF 50 FEET FROM A PROPERTY LINE ADJACENT TO A RESIDENTIAL ZONED PROPERTY. 11. PRIVATE COMMUNICATION TOWERS ARE PERMITTED UP TO A MAXIMUM HEIGHT OF 80 FEET AND ARE SUBJECT TO THE BUILDING SETBACK REQUIREMENTS. 12. MAXIMUM LOT COVERAGE OF ALL USES: THERE IS NO MAXIMUM LOT COVERAGE FOR ALL USES BUILT IN THE DESIGNATED “DEVELOPABLE AREA”. 13. LIGHTING: THE MAXIMUM HEIGHT OF POLE-MOUNTED EXTERIOR LIGHTING SHALL BE 18 FEET. ALL EXTERIOR LIGHTING FIXTURES, INCLUDING POLE-MOUNTED EXTERIOR LIGHTING AND BUILDING-MOUNTED EXTERIOR LIGHTING, SHALL BE FULLY SHIELDED WITH HOUSE SIDE SHIELDS INSTALLED. LIGHTING SHALL NOT EXCEED 0.50-FOOT CANDLES AT THE INTERIOR EDGE OF THE NATURAL BUFFER, AS APPLICABLE. LIGHTING THAT IS EXEMPT FROM THESE REQUIREMENTS INCLUDES TEMPORARY LIGHTING AND LIGHTING PROVIDED FOR EMERGENCY OR SAFETY AND SECURITY PURPOSES AS REQUIRED BY: THE BUILDING CODE, ELECTRICAL CODE, OR OTHERWISE WITHIN THE CITY CODE. SIGNAGE RELATED TO THE AUTHORIZED USES SHALL NOT BE ILLUMINATED. THE UPLIGHTING OF BUILDINGS IS PROHIBITED. THE MAXIMUM HEIGHT OF ANY BUILDING-MOUNTED EXTERIOR LIGHT FIXTURE SHALL BE 35 FEET IN HEIGHT, WITH THE EXCEPTION OF MOTION-ACTIVATED SECURITY LIGHTING. PUD STANDARDS - MUCI Pa g e 1 5 o f 4 3 © 2024 Microsoft Corporation © 2024 Maxar ©CNES (2024) Distribution Airbus DS PO W PO W O-POW O-POW O-POW O-POW O-POW O-POW O-POW O-POW O-POW O-POW BUILDING FOOTPRINTAREA = 4,032 SQ. FT. POLE BARN 24" PVCIE=895.3 24" PVCIE=895.9 RE=910.4 RE = 9 0 7 . 9 RE = 9 0 5 . 6 IE = ( D E B R I S ) RE = 9 0 7 . 9 RE=909.1 IE=(DEBRIS) 15" CMP IE=(BLOCKED) 15" CMPIE=920.0 18" CMPIE=914.0 18" CMP IE=(BLOCKED) 24" CMPIE=912.2 24" CMPIE=912.0 15" CMPIE=895.6 15" CMPIE=895.0 30 . 4 36.6 30 . 6 36.3 12 . 3 4 . 1 42 . 6 4.13.112 . 1 17.5 12 . 6 2 . 6 13.43.64.04 . 0 18.5 57 . 3 63.5 40 . 2 100.1 40 . 3 100.3 24 . 3 24.2 23 . 9 24.2 46.6 2 2 . 1 22.1 5 0 . 0 24.3 7 2 . 2 64.1 39 . 8 63.9 40 . 0 64 . 2 31.9 63 . 9 31.8 14.010 . 2 14.1 10 . 4 21 . 9 25.921 . 9 26.1 13.8 17 . 9 14.018 . 2 32 . 1 24.3 31 . 3 24.8 72 . 0 40.0 71 . 9 40.1 BUILDING HEIGHT20.4 FEET COMMITMENT NO. CP72878 - ITEM 10 10 FOOT WIDE TELECOMMUNICATIONS EASEMENT PER DOCUMENT NO. 1659225 COMMITMENT NO. CP72878 - ITEM 10 10 FOOT WIDE TELECOMMUNICATIONS EASEMENT PER DOCUMENT NO. 1659225 POST VENT PIPE RISER ABOVE GROUND PIPING SOUTH BRANCH VERMILLION RIVER SOUTH BRA N C H V E R M I L L I O N R I V E R SOUTH BR A N C H V E R M I L L I O N R I V E R 900 905 91 0 91 5 920 9 0 0 90 0 90 5 9 0 5 9 1 0 910 9 1 5 91 5 92 0 920 900 905 897 897 89 8 898 898 898 899 899 901 902 903 90 4 906 907 908 905 905 910 915 920 925 930 920 920 920 916917918 919 919 91 9 921 921 92 1 921 9 0 5 9 1 0 9 1 5 92 0 9 2 2 923 924 92 0 91691791 8 919 915 914 905 910 915 920 905 910 915 920 925 9 0 6 90 7 9 0 8 905 903904906 PROPERTY BOUNDARY (TYP.) PROPERTY BOUNDARY (TYP.) PROPERTY BOUNDARY (TYP.) EXIST. OVERHEAD ELECTRIC EXIST. OVERHEAD ELECTRIC EXIST. BUILDING EXIST. ASPHALT PARKING & DRIVE 100 YEAR FLOODPLAIN (FLOOD ZONE AE) EXIST. BUILDING EXIST. CULVERT EXIST. GRAVEL ROAD 66 . 0 ' R/ W 80 . 0 ' R/ W 90 . 0 ' R / W 66 . 0 ' R/ W 66.0' R/W BI S C A Y N E A V E N U E 230TH STREET WEST MN 50 (220TH STREET WEST) 225TH STREET WEST EXIST. BUILDING SOUTH BRANCH VERMILLION RIVER 224TH STREET WEST CA L H O U N C O U R T CA N T O N C O U R T CANTON CIRCLE BE R R I N G A V E N U E FRESHWATER POND FRESHWATER EMERGENT WETLAND FRESHWATER POND FRESHWATER EMERGENT WETLAND FRESHWATER FORESTED AND EMERGENT WETLAND EXISTING WELL LOCATION PRAIRIE VIEW PARK PRAIRIE PINES PARK EXISTING WELL LOCATION EXISTING WELL LOCATION EXISTING WELL LOCATION EXISTING WELL LOCATION NORTH 0 GRAPHIC SCALE IN FEET 300 150 300 600 C2 1.The orientation of this bearing system is based on the Dakota County coordinate grid (NAD 83-2011 Adj.). 2.The legal description and easement information used in the preparation of this survey is based on the Commitment for Title Insurance issued by Commercial Partners Title, a division of and as agent for Fidelity National Title Insurance Company, File No. CP72878 dated April 29, 2024 at 7:00 AM, and the Commitment for Title Insurance issued by Commercial Partners Title, a division of and as agent for Fidelity National Title Insurance Company, File No. CP73107 dated September 23, 2024 at 7:00 AM. 3.The surveyed property has direct access to 220th Street West, 225th Street West and Biscayne Avenue, all being public right of ways. 4.No evidence of cemeteries, burial grounds or gravesites was observed in the process of conducting the fieldwork. 5.This survey shows only those Improvements visible during the field survey, some structures and improvements covered by ice and snow, or underground may not be shown. SURVEY NOTES Per Commitment No. CP72878: The Northeast Quarter of Section 5, Township 113 North, Range 19 West, Except Parcel 12 shown on Minnesota Department of Transportation Right of Way Plat Numbered 19-162, filed June 15, 2016, as Document No. 3132934, and by Trustee Deed dated August 19, 2016, filed October 4, 2016, as Document No. 3153717. Dakota County, Minnesota Abstract Property AND Per Commitment No. CP73107 Supplement No. 1: Parcel 1: That part of the Southeast Quarter and that part of the East Half of the East Half of the Southwest Quarter, all in Section 5, Township 113 North, Range 19 West, Dakota County, Minnesota, described as follows: Commencing at the Northeast corner of the Southeast Quarter of said Section 5; thence North 89 degrees 44 minutes 58 seconds West, assumed bearing, along the North line thereof, 123.00 feet for the point of beginning; thence South 00 degrees 15 minutes 34 seconds East, parallel with the East line of said Southeast Quarter, 412.00 feet; thence South 89 degrees 44 minutes 58 seconds East, 123.00 feet to the East line of said Southeast Quarter; thence South 00 degrees 15 minutes 34 seconds East, along said East line, 1706.57 feet to the Northeast corner of the South 528.00 feet of the East 299.00 feet of said Southeast Quarter; thence North 89 degrees 50 minutes 06 seconds West, 299.01 feet to the Northwest corner of said South 528.00 feet of the East 299.00 feet; thence South 00 degrees 15 minutes 34 seconds East, 528.01 feet to the Southwest corner of said South 528.00 feet of the East 299.00 feet; thence North 89 degrees 50 minutes 06 seconds West, along the South line of said Section 5, a distance of 3016.53 feet to the Southwest corner of the East Half of the East Half of the Southwest Quarter of said Section 5; thence North 00 degrees 14 minutes 38 seconds West, along the West line of said East Half of the East Half of the Southwest Quarter, 2123.51 feet to the Southwest corner of the North 528.00 feet of the West 412.50 feet of said East Half of the East Half of the Southwest Quarter; thence South 89 degrees 44 minutes 58 seconds East, along the South line of said North 528.00 feet of the West 412.50 feet, a distance of 412.52 feet to the Southeast corner thereof; thence North 00 degrees 14 minutes 38 seconds West, along the East line thereof, 231.01 feet to the South line of the North 297.00 feet of the South Half of said Section 5; thence South 89 degrees 44 minutes 58 seconds East, along said South line, 474.73 feet to the Southeast corner of the North 297.00 feet of the East 97.84 feet of the West 221.83 feet of the Southeast Quarter of said Section 5 (said point also being on the West line of the East 1089.00 feet of the West 1310.83 feet of the Southeast Quarter of said Section 5); thence South 00 degrees 11 minutes 16 seconds East, along said West line, 103.00 feet to the Southwest corner of the North 400.00 feet of the East 1089.00 feet of the West 1310.83 feet of the Southeast Quarter of said Section 5; thence South 89 degrees 44 minutes 58 seconds East, along the South line of said North 400.00 feet of the East 1089.00 feet of the West 1310.83 feet, a distance of 1089.03 feet to the Southeast corner thereof; thence North 00 degrees 11 minutes 16 seconds West, along the East line thereof, 400.01 feet to the Northeast corner thereof; thence South 89 degrees 44 minutes 58 seconds East, along the North line of the Southeast Quarter of said Section 5, a distance of 1215.29 feet to the point of beginning. Dakota County, Minnesota Abstract Property Parcel 2: The North 400.00 feet of the East 1089.00 feet of the West 1310.83 feet of the Southeast Quarter of Section 5, Township 113 North, Range 19 West, Dakota County, Minnesota. Abstract Property LEGAL DESCRIPTION AIR CONDITIONERAC CATCH BASINOR COMMUNICATION BOXC CO CLEAN OUT ELECTRIC BOX GATE VALVE HYDRANT MANHOLE UTILITY POLE POWER POLE WITH LIGHT FO FIBER OPTIC SIGN SIGN TELEPHONE SIGNTEL W WELL GUY WIRE SANITARY MANHOLES CHAIN LINK FENCE WIRE FENCEXXX WOOD FENCE UNDERGROUND ELECTRICE OVERHEAD WIREOHW SANITARY SEWERS STORM SEWERSS WATERMAINW EXISTING CONTOUR LINE TREELINE CULVERT UNDERGROUND TELECOMMUNICATIONTC BITUMINOUS SURFACE CONCRETE SURFACE GRAVEL SURFACE UNDERGROUND GASG H HANDHOLE GAS METER LIGHT PAVER SURFACE EXISTING CONDITIONS LEGEND 928 FA R M I N G T O N TE C H N O L O G Y PA R K EX I S T I N G CO N D I T I O N S Flood Zone X-Other Flood Areas Areas of 0.2% annual chance flood; areas of 1% annual chance flood with average depths of less than 1 foot or with drainage areas less than 1 square mile; and areas protected by levees from 1% annual chance flood Flood Zone AE Base Flood Elevations determined Floodway Areas in Zone AE The floodway is the channel of a stream plus any adjacent areas that must be kept free of encroachment so that the 1% annual chance flood can be carried without substantial increases in flood heights FLOODPLAIN LEGEND 80 5 P E N N S Y L V A N I A A V E N U E , S U I T E 1 5 0 KA N S A S C I T Y , M O 6 4 1 0 5 PH O N E : 6 3 0 - 4 8 7 - 5 5 5 0 WW W . K I M L E Y - H O R N . C O M © 2 0 2 4 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . No . RE V I S I O N S BY DA T E 268636000 KHA PROJECT NO. ORIGINAL ISSUE: SHEET NUMBER DE S I G N E D B Y : SC A L E : MD K BL D CH E C K E D B Y : DR A W N B Y : AS N O T E D BL D PRE L I M I N A R Y NOT F O R CON S T R U C T I O N FA R M I N G T O N TE C H N O L O G Y PA R K 11/08/2024 PROPERTY LINE Pa g e 1 6 o f 4 3 80 5 P E N N S Y L V A N I A A V E N U E , S U I T E 1 5 0 KA N S A S C I T Y , M O 6 4 1 0 5 PH O N E : 6 3 0 - 4 8 7 - 5 5 5 0 WW W . K I M L E Y - H O R N . C O M © 2 0 2 4 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . No . RE V I S I O N S BY DA T E 268636000 KHA PROJECT NO. ORIGINAL ISSUE: SHEET NUMBER DE S I G N E D B Y : SC A L E : MD K BL D CH E C K E D B Y : DR A W N B Y : AS N O T E D BL D PRE L I M I N A R Y NOT F O R CON S T R U C T I O N FA R M I N G T O N TE C H N O L O G Y PA R K 11/08/2024 FI N A L P L A T FA R M I N G T O N TE C H N O L O G Y PA R K C3.0 Pa g e 1 7 o f 4 3 80 5 P E N N S Y L V A N I A A V E N U E , S U I T E 1 5 0 KA N S A S C I T Y , M O 6 4 1 0 5 PH O N E : 6 3 0 - 4 8 7 - 5 5 5 0 WW W . K I M L E Y - H O R N . C O M © 2 0 2 4 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . No . RE V I S I O N S BY DA T E 268636000 KHA PROJECT NO. ORIGINAL ISSUE: SHEET NUMBER DE S I G N E D B Y : SC A L E : MD K BL D CH E C K E D B Y : DR A W N B Y : AS N O T E D BL D PRE L I M I N A R Y NOT F O R CON S T R U C T I O N FA R M I N G T O N TE C H N O L O G Y PA R K 11/08/2024 FI N A L P L A T FA R M I N G T O N TE C H N O L O G Y PA R K C3.1 Pa g e 1 8 o f 4 3 USACE JURISDICTIONAL WETLAND FLOOD ZONE AE BI S C A Y N E A V E N U E 230TH STREET WEST MN 50 (220TH STREET WEST) 225TH STREET WEST 224TH STREET WEST CA L H O U N C O U R T CA N T O N C O U R T CANTON CIRCLE LOT 1, BLOCK 2 TOTAL PARCEL AREA = 185.54 AC DEVELOPABLE AREA = 89.45 AC LOT 1, BLOCK 1 TOTAL PARCEL AREA = 150.74 AC DEVELOPABLE AREA = 115.72 AC FLOOD ZONE AE BE R R I N G A V E N U E LOT 2, BLOCK 1 (TO BE DEDICATED) TOTAL PARCEL AREA = 2.07 AC 150.0' 250.0' 40 . 0 ' 40.0' 40.0' 150.0' 40.0' 25 0 . 0 ' 250.0' 100 YEAR FLOODPLAIN SOUTH BRANCH VERMILLION RIVER 60.0' 250.0' 40 . 0 ' ELECTRIC TRANSMISSION EASEMENT PER DOCUMENT NO. 2952196 40.0' PROJECT BOUNDARY PROJECT BOUNDARY 150' BUILDING SETBACK FOR 50' TALL BUILDING 250' BUILDING SETBACK FOR 50' TALL BUILDING 250' BUILDING SETBACK FOR 50' TALL BUILDING 250' BUILDING SETBACK FOR 50' TALL BUILDING 250' BUILDING SETBACK FOR 50' TALL BUILDING 150' BUILDING SETBACK FOR 50' TALL BUILDING 40' NATURAL BUFFER 40' NATURAL BUFFER 40' NATURAL BUFFER 40' NATURAL BUFFER I (INDUSTRIAL) R-1 (RESIDENTAL) I ( I N D U S T R I A L ) P/OS (PARKS/OPEN SPACE) RR-1 (RESIDENTAL) AG (AGRICULTURE) RR - 1 ( R E S I D E N T A L ) RR-1 (RESIDENTAL) CO M / I (C O M M E R C I A L / I N D U S T R I A L ) MUCI - DATA CENTER MUCI - DATA CENTER WATER TOWER MUCI ROW AG (AGRICULTURE) AG (AGRICULTURE) RR-1 (RESIDENTAL) CITY CASTLE ROCK TOWNSHIP CITY CASTLE ROCK TOWNSHIP EMPIRE TOWNSHIP 75.0' 250.0' 400' BUILDING SETBACK FOR 80' TALL BUILDING 400.0' 400' BUILDING SETBACK FOR 80' TALL BUILDING 400.0' 400' BUILDING SETBACK FOR 80' TALL BUILDING 400.0' 150.0' 400.0' 250.0' 25 0 . 0 ' RESERVED FOR FUTURE ELECTRICAL UTILITIES 40 . 0 ' © 268636000 DE S I G N E D B Y : SC A L E : MD K BL D CH E C K E D B Y : DR A W N B Y : AS N O T E D BL D PRE L I M I N A R Y NOT F O R CON S T R U C T I O N FA R M I N G T O N TE C H N O L O G Y PA R K 11/08/2024 0 GRAPHIC SCALE IN FEET 300 150 300 600NORTH LA N D U S E P L A N FA R M I N G T O N TE C H N O L O G Y PA R K LEGEND 80' TALL BUILDING SETBACK DEVELOPMENT AREAS USACE JURISDICTIONAL WETLAND 100 YEAR FLOODPLAIN C4 NATURAL BUFFER PROPOSED ACCESS LOCATION BUILDING DATA MAXIMUM BUILDING HEIGHT 80 FT ** PARKING SUMMARY REQUIRED PARKING 1 PER 1,000 SF OF OFFICE TOTAL PROPOSED PARKING TBD PROPERTY LINE 60.0' ** BUILDING HEIGHT IS TO BE 50 FEET AT THE BUILDING SETBACK LINE. 80 FOOT TALL BUILDINGS SHALL BE SETBACK A MINIMUM OF 400 FEET FROM THE PROPERTY LINE ADJACENT TO A RESIDENTIAL ZONE DISTRICT. 50' TALL BUILDING SETBACK JURISDICTION LAND USE PLAN NOTES 1.PLANS ARE FOR CONCEPTUAL PURPOSES ONLY AND SHOULD NOT BE USED FOR CONSTRUCTION. 2.HAUL AND CONSTRUCTION TRAFFIC ROUTES ADJACENT TO THE SITE WILL INCLUDE THE FOLLOWING ROADWAYS: - MN HWY 50 (220TH STREET WEST) - 225TH STREET WEST, WEST OF BISCAYNE AVENUE - BISCAYNE AVENUE Pa g e 1 9 o f 4 3 PO W PO W SOUTH BRANCH VERMILLION RIV E R SOUTH B R A N C H V E R M I L L I O N R I V E R SOUTH B R A N C H V E R M I L L I O N R I V E R SOUTH BRANCH OF VER M I L L I O N R I V E R 9 0 0 90 5 91 0 91 5 90 5 905 910 91 0915 9 1 0 9 1 5 9 2 0 920 90 5 91 0 9 1 0 9 1 5 9 1 5 905 910 915 920 9 0 5 9 1 0 9 1 5 9 2 0 9 1 5 9 2 0 910 91 5 920 92 0 900 905 910 91 5 920 900 9 0 0 900 90 0 9 2 5 920 91 5 9 1 5 920 920 92 5 925 920 9 1 0 9 1 5 9 2 0 9 2 0 91 0 91 5 920 90 5 9 1 0 905 910 905 910 904 906 907 908 909 911 912 9 0 5 9 1 0 9 1 5 9 1 5 9 2 0 9 2 0 905 910 915 920 925 930 930 905 9 1 0 915 92 0 895 895 900 900 900 905 910 915 920 90 0 90 5 91 0 91 5 920 895 900900 900 905 9 0 5 9 1 0 9 1 5 9 2 0 9 0 0 895 90 0 905 910 915 920 90 5 910 915 92 0 9 2 0 91 0 9 1 5 9 2 0 9 0 0 897 897 89 8 898 899 901 9 0 2 896 897 898 899 906 907 90 8 90 9 903 904 90 0 90 0 900 92 1 92 1 92 2 92 2 92 2 92 3 923 9 2 3 92 3 9 0 0 905 910 915 920 925 9 0 3 90 4 9 0 6907 90 8 909 90 4 90 3 9 0 4 9 0 3 923 924 92 2 9 2 1 92 0 9 1 9 91 8 917 916 915 9 1 4 9 2 1 9 2 0 9 1 9 918 917 915 916 9 1 2 913 91 4 9 2 0 9 2 5 9 2 1 92 2 92 3 9 2 4 926 927 928 928 920 9 1 4 9 1 7 9 2 2 9 2 0 9 1 8 903 90 4 9049 0 4 90 4 898 899 90 0 90 8 924 928 928 924 924 924 924 898 894 8 9 8 897 903 908 893 892 900900 898 894896 903 921 9 2 2 92 2 91 8 919 PROPOSED BMP 100 YEAR FLOODPLAIN (FLOOD ZONE AE) FRESHWATER FORESTED AND EMERGENT WETLAND PRETREATMENT BASIN PROPOSED BMP PRETREATMENT BASIN PRETREATMENT BASIN ELECTRIC TRANSMISSION EASEMENT PER DOCUMENT NO. 295196 FRESHWATER EMERGENT AND SHRUB WETLAND PROPOSED BMP DRAINAGE MAP LEGEND DRAINAGE ESTIMATES 900 PROPOSED 2 Area: 72.32 AC DR A I N A G E P L A N C5 IMPERVIOUS AREA: 98.5 AC BMP FILTRATION VOLUME: 595,171 CF BMP FOOTPRINT: 248,990 SF PRETREATMENT DEAD STORAGE VOLUME: 344,316 SF PRETREATMENT FOOTPRINT: 212,140 SF BMP MAX ESTIMATED BOUNCE: 10 FT BLOCK 1, LOT 1 & 2 (NORTH PARCEL)BLOCK 2, LOT 1 (SOUTH PARCEL) IMPERVIOUS AREA: 51.1 AC BMP FILTRATION VOLUME: 188,348 CF BMP FOOTPRINT: 369,979 SF PRETREATMENT DEAD STORAGE VOLUME: 201,525 SF PRETREATMENT FOOTPRINT: 73,799 SF BMP MAX ESTIMATED BOUNCE: 5 FT EXISTING DRAINAGE AREAS PROPOSED DRAINAGE AREAS PROPOSED BMP PRETREATMENT DEAD STORAGE VOLUME BMP INFILTRATION/FILTRATION VOLUME MAJOR CONTOUR MINOR CONTOUR EXISTING FLOW ARROW NORTH0 GRAPHIC SCALE IN FEET 300150300 600 PROPOSED CONDITIONS MAP ONSITE 3 Area: 20.08 AC DRAINAGE AREA LABEL NON-JURISDICTIONAL WETLAND PROPOSED 1 Area: 122.36 AC OFFSITE Area: 36.92 AC OFFSITE 4 Area: 15.28 AC OFFSITE 2 Area: 4.74 AC OFFSITE 3 Area: 24.55 AC 50' TALL BUILDING SETBACK PROPOSED EASEMENT © 268636000 DE S I G N E D B Y : SC A L E : MD K BL D CH E C K E D B Y : DR A W N B Y : AS N O T E D BL D PRE L I M I N A R Y NOT F O R CON S T R U C T I O N FA R M I N G T O N TE C H N O L O G Y PA R K 11/08/2024 NOTES 1.THE PROPOSED SITE LAYOUT SHOWN ON THIS PLAN, IS CONCEPTUAL IN NATURE. PRETREATMENT BASINS AND PROPOSED BMPS MAY BE MODIFIED OR RELOCATED SUBJECT TO SITE PLAN REVIEW AND APPROVAL. DRAINAGE ESTIMATES ARE ALSO SUBJECT TO CHANGE. USACE JURISDICTIONAL WETLAND Pa g e 2 0 o f 4 3 PO W PO W PO W 24" PVCIE=895.3 24" PVC IE=895.9 RE=910.4 RE = 9 0 7 . 9 RE = 9 0 5 . 6 IE = ( D E B R I S ) RE = 9 0 7 . 9 RE=909.1 IE=(DEBRIS) 15" CMP IE=(BLOCKED) 15" CMPIE=920.0 18" CMPIE=914.0 18" CMP IE=(BLOCKED) 15" CMPIE=895.6 15" CMPIE=895.0 S89°45'26"E2657.48 S0 ° 1 3 ' 3 8 " E 26 6 2 . 7 0 S89°46'38"E2647.32 N0 ° 1 1 ' 1 6 " W 5 3 1 1 . 9 3 S89°44'58"E 5311.96 2662.81 66 5 . 7 0 66 5 . 7 0 POST VENT PIPE RISER ABOVE GROUND PIPING MN 50 (220TH STREET WEST) 225TH STREET WEST 224TH STREET WEST CA L H O U N C O U R T CA N T O N C O U R T CANTON CIRCLE BE R R I N G A V E N U E PROJECT BOUNDARY PROJECT BOUNDARY WETLAND BUFFER 50' SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SFSFSFSFSFSFSFSFSF SF SF SF SF SF SF SF SF SF SF SF SF S F 9 2 0 9 2 5 92 5 92 1 921 9 2 2 922 923 923 924 92 4 9 2 6 926 927 927 921 920 918 916 914 912 910 92 0 918 919 921 92 1 92 1 9 2 2 92 2 922 900 905 910 897 897 89 8 898 898 8 9 9 8 9 9 89 9 901 902 903 904 906 907 90 8 909 911 900 89 6 897 89 8 899 901 906 908 910 912 91 4 91 6 918 920 922 9 2 3 92 4 924 90 4 90 2 0.03% 3. 7 0 % 4. 3 1 % 3.62 % 6. 7 6 % 1.3 6 % 1 . 7 3 % 1.1 6 % 4 . 3 9 % 3.52% 6.0 2 % 0.39% 3 . 2 9 % 0. 0 1 % 3.13% 4. 2 4 % 2 . 8 4 % 1.5 1 % 8.6 5 % 2.2 9 % 1.66%1 . 2 2 % 1.9 3 % 0. 2 8 % 2 . 7 4 % 2.0 1 % 2. 2 2 % 5. 2 1 % 0.00% 5 . 1 4 % 1. 8 3 % 4.2 6 % 1 . 2 0 % 0. 9 5 % 3 . 1 8 % 1 . 2 0 % 0.8 7 % 0.0 7 % 0 . 4 9 % SF SF SF SF SF SF SF SF SF SF SF SF S F SF SF SF SF SF S F SF 80 5 P E N N S Y L V A N I A A V E N U E , S U I T E 1 5 0 KA N S A S C I T Y , M O 6 4 1 0 5 PH O N E : 6 3 0 - 4 8 7 - 5 5 5 0 WW W . K I M L E Y - H O R N . C O M © 2 0 2 4 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . No . RE V I S I O N S BY DA T E 268636000 KHA PROJECT NO. ORIGINAL ISSUE: SHEET NUMBER DE S I G N E D B Y : SC A L E : MD K BL D CH E C K E D B Y : DR A W N B Y : AS N O T E D BL D PRE L I M I N A R Y NOT F O R CON S T R U C T I O N FA R M I N G T O N TE C H N O L O G Y PA R K 11/08/2024 PH A S E 1 E R O S I O N CO N T R O L N O R T H LO T NORTH LEGEND 0 GRAPHIC SCALE IN FEET 200 100 200 400 PROPERTY LINE PROPOSED SILT FENCESF C6.0 WETLAND BUFFER 50' WETLAND EROSION CONTROL PLAN NOTES 1.ALL PERIMETER SILT FENCE AND ROCK CONSTRUCTION ENTRANCES SHALL BE INSTALLED PRIOR TO CONSTRUCTION. 2.THE CONTRACTOR SHALL CONSTRUCT DRAINAGE BASINS PRIOR TO SITE GRADING. 3.THE CONTRACTOR SHALL INSTALL CATCH BASIN EROSION CONTROL MEASURES. 4.WITHIN TWO WEEKS (14 DAYS) OF SITE GRADING, ALL DISTURBED AREAS SHALL BE STABILIZED WITH SEED, SOD, OR ROCK BASE. REFER TO LANDSCAPE PLANS FOR MATERIALS. 5.ALL EROSION CONTROL MEASURES SHALL BE INSTALLED AND MAINTAINED IN ACCORDANCE WITH CITY, STATE, AND WATERSHED DISTRICT PERMITS. 6.THE CONTRACTOR SHALL MAINTAIN ALL EROSION CONTROL MEASURES, INCLUDING THE REMOVAL OF SILT IN FRONT OF SILT FENCES DURING THE DURATION OF THE CONSTRUCTION. 7.ANY EXCESS SEDIMENT IN PROPOSED BASINS SHALL BE REMOVED BY THE CONTRACTOR. 8.REMOVAL ALL EROSION CONTROL MEASURES AFTER VEGETATION IS ESTABLISHED. 9.THE CONTRACTOR SHALL REMOVE ALL SOILS AND SEDIMENT TRACKED ONTO EXISTING STREETS AND PAVED AREAS AND SHALL SWEEP ADJACENT STREETS AS NECESSARY IN ACCORDANCE WITH CITY REQUIREMENTS. 10.IF BLOWING DUST BECOMES A NUISANCE, THE CONTRACTOR SHALL APPLY WATER FROM A TANK TRUCK TO ALL CONSTRUCTION AREAS. 11.PLANS ARE FOR INFORMATION PURPOSES ONLY AND SHOULD NOT BE USED FOR CONSTRUCTION. EROSION CONTROL MEASURES MAY BE MODIFIED SUBJECT TO SITE PLAN REVIEW AND APPROVAL. ROCK CONSTRUCTION ENTRANCE Pa g e 2 1 o f 4 3 RE=910.4 RE = 9 0 7 . 9 RE = 9 0 5 . 6 IE = ( D E B R I S ) RE = 9 0 7 . 9 RE=909.1 IE=(DEBRIS) 15" CMP IE=(BLOCKED) 15" CMPIE=920.0 18" CMPIE=914.0 18" CMP IE=(BLOCKED) 24" CMPIE=912.2 24" CMP IE=912.0 N89°50'06"W 2652.43 N89°50'06"W 2652.43 S0 ° 1 5 ' 3 4 " E 26 4 6 . 5 9 S0 ° 1 3 ' 3 8 " E 26 6 2 . 7 0 N0 ° 1 1 ' 1 6 " W 5 3 1 1 . 9 3 S89°44'58"E 5311.96 2662.81 66 5 . 7 0 66 5 . 7 0 66 3 . 1 1 66 3 . 1 1 SOUTH BRANCH VERMILLION RIVER SOUTH BR A N C H V E R M I L L I O N R I V E R SOUTH BR A N C H V E R M I L L I O N R I V E R 225TH STREET WEST BI S C A Y N E A V E N U E 230TH STREET WEST 224TH STREET WEST CA L H O U N C O U R T BE R R I N G A V E N U E PROJECT BOUNDARY SF SF SF SF SF SF SF SF SF SF SFSFSFSFSFSFSFSFSF SF SF SF SF SF SF SF SF SF SFSFSFSFSF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF S F S F S F S F S F S F S F S F SF SF SF SF SF SF S F S F S F S F S F S F S F S F S F S F SF SF S F SF SF SF SF SF SF S F S F 920 9 2 0 9 2 5 92 5 91 8 919 921 921 92 1 921 9 2 2 922 923 923 924 92 4 9 2 6 926 927 927 921 920 918 916 914 912 910 908 906 92 0 918 919 921 92 1 92 1 9 2 2 92 2 922 900 905 910 89 9 901 902 903 904 906 907 90 8 909 911 906 908 910 912 91 4 91 6 918 920 922 9 2 3 92 4 924 90 4 3.62 % 1.1 6 % 4 . 3 9 % 3.52% 6.0 2 % 0.39% 3 . 2 9 % 3.13% 4. 2 4 % 2 . 8 4 % 2.2 9 % 1.66%1 . 2 2 % 1.9 3 % 0. 2 8 % 2 . 7 4 % 2.0 1 % 2. 2 2 % 5. 2 1 % 0.00% 5 . 1 4 % 1. 8 3 % 4.2 6 % 1 . 2 0 % 6.18%4.46% 2.05 % 0. 9 5 % 3 . 1 8 % 1 . 2 0 % 0.8 7 % 0.0 7 % 0 . 4 9 % 0 . 8 1 % 0.5 1 % SF SF SF SF SF SF SF SF SF PH A S E 1 E R O S I O N CO N T R O L S O U T H LO T 80 5 P E N N S Y L V A N I A A V E N U E , S U I T E 1 5 0 KA N S A S C I T Y , M O 6 4 1 0 5 PH O N E : 6 3 0 - 4 8 7 - 5 5 5 0 WW W . K I M L E Y - H O R N . C O M © 2 0 2 4 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . No . RE V I S I O N S BY DA T E 268636000 KHA PROJECT NO. ORIGINAL ISSUE: SHEET NUMBER DE S I G N E D B Y : SC A L E : MD K BL D CH E C K E D B Y : DR A W N B Y : AS N O T E D BL D PRE L I M I N A R Y NOT F O R CON S T R U C T I O N FA R M I N G T O N TE C H N O L O G Y PA R K 11/08/2024 C6.1 NORTH 0 GRAPHIC SCALE IN FEET 200 100 200 400 LEGEND PROPERTY LINE PROPOSED SILT FENCESF EROSION CONTROL PLAN NOTES 1.ALL PERIMETER SILT FENCE AND ROCK CONSTRUCTION ENTRANCES SHALL BE INSTALLED PRIOR TO CONSTRUCTION. 2.THE CONTRACTOR SHALL CONSTRUCT DRAINAGE BASINS PRIOR TO SITE GRADING. 3.THE CONTRACTOR SHALL INSTALL CATCH BASIN EROSION CONTROL MEASURES. 4.WITHIN TWO WEEKS (14 DAYS) OF SITE GRADING, ALL DISTURBED AREAS SHALL BE STABILIZED WITH SEED, SOD, OR ROCK BASE. REFER TO LANDSCAPE PLANS FOR MATERIALS. 5.ALL EROSION CONTROL MEASURES SHALL BE INSTALLED AND MAINTAINED IN ACCORDANCE WITH CITY, STATE, AND WATERSHED DISTRICT PERMITS. 6.THE CONTRACTOR SHALL MAINTAIN ALL EROSION CONTROL MEASURES, INCLUDING THE REMOVAL OF SILT IN FRONT OF SILT FENCES DURING THE DURATION OF THE CONSTRUCTION. 7.ANY EXCESS SEDIMENT IN PROPOSED BASINS SHALL BE REMOVED BY THE CONTRACTOR. 8.REMOVAL ALL EROSION CONTROL MEASURES AFTER VEGETATION IS ESTABLISHED. 9.THE CONTRACTOR SHALL REMOVE ALL SOILS AND SEDIMENT TRACKED ONTO EXISTING STREETS AND PAVED AREAS AND SHALL SWEEP ADJACENT STREETS AS NECESSARY IN ACCORDANCE WITH CITY REQUIREMENTS. 10.IF BLOWING DUST BECOMES A NUISANCE, THE CONTRACTOR SHALL APPLY WATER FROM A TANK TRUCK TO ALL CONSTRUCTION AREAS. 11.PLANS ARE FOR INFORMATION PURPOSES ONLY AND SHOULD NOT BE USED FOR CONSTRUCTION. EROSION CONTROL MEASURES MAY BE MODIFIED SUBJECT TO SITE PLAN REVIEW AND APPROVAL. ROCK CONSTRUCTION ENTRANCE Pa g e 2 2 o f 4 3 SOUTH BRANCH VERMILLION RIVER SOUTH BR A N C H V E R M I L L I O N R I V E R SOUTH BRANCH OF VER M I L L I O N R I V E R MN 50 (220TH STREET WEST) 225TH STREET WEST BI S C A Y N E A V E N U E 224TH STREET WEST CA L H O U N C O U R T CA N T O N C O U R T CANTON CIRCLE BE R R I N G A V E N U E PROPOSED SECURITY ENTRANCE PROJECT BOUNDARY PROJECT BOUNDARY NEW PRIVATE DRIVE WETLAND BUFFER 50' 150' BUILDING SETBACK FOR 50' TALL BUILDING 250' BUILDING SETBACK FOR 50' TALL BUILDING 250' BUILDING SETBACK FOR 50' TALL BUILDING 250' BUILDING SETBACK FOR 50' TALL BUILDING 250' BUILDING SETBACK 150' BUILDING SETBACK 150' BUILDING SETBACK FOR 50' TALL BUILDING W W W W W W W W W W W W W W W W W W W W W WWWWW W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W SAN SAN SAN SAN SAN SAN SAN SAN SA N SA N SAN SA N SA N SA N SAN SAN SAN SAN SAN SAN SA N SA N SA N SA N SA N SA N SA N SA N SA N W W W W W W W W W W SAN SAN SAN SAN SAN CITY CONNECTION PROPOSED BMP PRETREATMENT BASIN PROPOSED BMP PROPOSED BMP PRETREATMENT BASIN PRETREATMENT BASIN CITY CONNECTION CITY CONNECTION CITY CONNECTION ROW W W W W W W W W W W W NEW PRIVATE DRIVE CITY CONNECTION 400' BUILDING SETBACK FOR 80' TALL BUILDING 400' BUILDING SETBACK FOR 80' TALL BUILDING 400' BUILDING SETBACK FOR 80' TALL BUILDING RESERVED FOR FUTURE ELECTRICAL UTILITIES 20' DRAINAGE & UTILITY EASEMENT 10' DRAINAGE & UTILITY EASEMENT 10' DRAINAGE & UTILITY EASEMENT 10' DRAINAGE & UTILITY EASEMENT 10' DRAINAGE & UTILITY EASEMENT 30' CONSERVATION EASEMENT 30' CONSERVATION EASEMENT PROPOSED SECURITY ENTRANCE & PARKING 80 5 P E N N S Y L V A N I A A V E N U E , S U I T E 1 5 0 KA N S A S C I T Y , M O 6 4 1 0 5 PH O N E : 6 3 0 - 4 8 7 - 5 5 5 0 WW W . K I M L E Y - H O R N . C O M © 2 0 2 4 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . No . RE V I S I O N S BY DA T E 268636000 KHA PROJECT NO. ORIGINAL ISSUE: SHEET NUMBER DE S I G N E D B Y : SC A L E : MD K BL D CH E C K E D B Y : DR A W N B Y : AS N O T E D BL D PRE L I M I N A R Y NOT F O R CON S T R U C T I O N FA R M I N G T O N TE C H N O L O G Y PA R K 11/08/2024 SC H E M A T I C UT I L I T Y P L A N NORTH LEGEND 0 GRAPHIC SCALE IN FEET 200 100 200 400 PROPERTY LINE EXISTING EASEMENT PROPOSED FENCE BUILDING SETBACK C7 WETLAND BUFFER 50' WETLAND PROPOSED SANITARY SEWERSAN PROPOSED WATER LINEW UTILITY PLAN NOTES 1.ALL UTILITIES SHOULD BE KEPT TEN (10') APART (PARALLEL) OR WHEN CROSSING 18" VERTICAL CLEARANCE (OUTSIDE EDGE OF PIPE TO OUTSIDE EDGE OF PIPE OR STRUCTURE). 2.CONTRACTOR SHALL MAINTAIN A MINIMUM OF 7'-5" COVER ON ALL WATERLINES. 3.IN THE EVENT OF A VERTICAL CONFLICT BETWEEN WATER LINES, SANITARY LINES, STORM LINES AND GAS LINES, OR ANY OBSTRUCTION (EXISTING AND PROPOSED), THE SANITARY LINE SHALL BE SCH. 40 OR C900 WITH MECHANICAL JOINTS AT LEAST 10 FEET ON EITHER SIDE OF THE CENTER LINE OF THE CROSSING. THE WATER LINE SHALL HAVE MECHANICAL JOINTS WITH APPROPRIATE FASTENERS AS REQUIRED TO PROVIDE A MINIMUM OF 18" VERTICAL SEPARATION. MEETING REQUIREMENTS OF ANSI A21.10 OR ANSI 21.11 (AWWA C-151) (CLASS 50). 4.LINES UNDERGROUND SHALL BE INSTALLED, INSPECTED AND APPROVED BEFORE BACKFILLING. 5.EXISTING UTILITIES SHALL BE VERIFIED IN FIELD PRIOR TO INSTALLATION OF ANY NEW LINES. 6.CONTRACTOR IS RESPONSIBLE FOR COMPLYING TO THE SPECIFICATIONS OF THE CITY OF FARMINGTON AND/OR STATE OF MN WITH REGARDS TO MATERIALS AND INSTALLATION OF THE WATER AND SEWER LINES. 7.THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. 8.CONTRACTOR IS RESPONSIBLE FOR ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED BY CODES AND/OR UTILITY SERVICE COMPANIES. 9.CONTRACTOR SHALL COORDINATE WITH ALL UTILITY COMPANIES FOR INSTALLATION REQUIREMENTS AND SPECIFICATIONS. 10.PLANS ARE FOR CONCEPTUAL PURPOSES ONLY AND SHOULD NOT BE USED FOR CONSTRUCTION. UTILITIES AND INFRASTRUCTURE MAY BE MODIFIED SUBJECT TO SITE PLAN REVIEW AND APPROVAL. PROPOSED EASEMENT Pa g e 2 3 o f 4 3 48" MAPLE 10" SPRUCE 90 ' R O W 66 ' R O W EXISTING EASTBOUND LANE TO BECOME PAINTED ISLANDEXISTING WESTBOUND LANE & ASPHALT SHOULDER PROPOSED ASPHALT EASTBOUND LANE WITH SHOULDER~1:45 TAPER TO MATCH EXISTING EASTBOUND LANE 12 ' 12 ' 12 ' 13 ' 12 ' 12 ' 2' PROPOSED ASPHALT EASTBOUND LANE AND RIGHT TURN LANE GRAVEL SHOULDER RE-STRIPE EXISTING EASTBOUND LANE FOR WESTBOUND LEFT TURN LANE 1:15 TAPER MA T C H L I N E 40'300'180'535' 8" PLUM ~1:48 TAPER TO MATCH EXISTING EASTBOUND LANE 300'195'585' EXISTING WESTBOUND LANE & ASPHALT SHOULDER RE-STRIPE EXISTING EASTBOUND LANE FOR WESTBOUND LEFT TURN LANE PROPOSED ASPHALT EASTBOUND LANE WITH SHOULDER EXISTING EASTBOUND LANE TO BECOME PAINTED ISLAND 12 ' 12 ' 12 ' 13 ' 12 ' 12 ' 2' PROPOSED ASPHALT EASTBOUND 13 ' 12 ' 4' 12 ' 8' 80 ' R O W 1:15 TAPER MA T C H L I N E 40' 80 5 P E N N S Y L V A N I A A V E N U E , S U I T E 1 5 0 KA N S A S C I T Y , M O 6 4 1 0 5 PH O N E : 6 3 0 - 4 8 7 - 5 5 5 0 WW W . K I M L E Y - H O R N . C O M © 2 0 2 4 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . No . RE V I S I O N S BY DA T E 268636000 KHA PROJECT NO. ORIGINAL ISSUE: SHEET NUMBER DE S I G N E D B Y : SC A L E : MD K BL D CH E C K E D B Y : DR A W N B Y : AS N O T E D BL D PRE L I M I N A R Y NOT F O R CON S T R U C T I O N FA R M I N G T O N TE C H N O L O G Y PA R K 11/08/2024 NORTH 220th STREET WEST (T.H. 50) PROPOSED FULL LEFT TURN LANE & RIGHT TURN RECONSTRUCTION - WEST SECTIONB1 0 GRAPHIC SCALE IN FEET 40 20 40 80 NORTH 220th STREET WEST (T.H. 50) PROPOSED FULL LEFT TURN LANE & RIGHT RECONSTRUCTION - EAST SECTIONB2 0 GRAPHIC SCALE IN FEET 40 20 40 80 R1 22 0 T H S T R E E T FU L L L E F T T U R N LA N E NOTE: PLANS ARE FOR CONCEPTUAL PURPOSES ONLY AND SHOULD NOT BE USED FOR CONSTRUCTION. IMPROVEMENTS MAY BE MODIFIED SUBJECT TO SITE PLAN REVIEW AND APPROVAL. LEGEND RIGHT-OF-WAY LINE BITUMINOUS PAVEMENT GRAVEL SHOULDER KEY MAP Pa g e 2 4 o f 4 3 4" BUCKTHORN 10" BOX ELDER 70" MAPLE 20" MAPLE 24" MAPLE 36" MAPLE 18" SPRUCE 15" MAPLE CHIPPENDALE AVENUE WEST M I N N E S O T A E N E R G Y R E S O U R C E S MINNESOTA ENERGY RESOURCES 3 " P E ( P E R P L A N ) 3" WS (PER PLAN) V I S T A STATE TRUNK HIGHWAY NO. 3 PROPOSED ASPHALT NORTHBOUND LANE AND RIGHT TURN LANE EXISTING SOUTHBOUND LANE & ASPHALT SHOULDER 300'180' GRAVEL SHOULDER PAVED SHOULDER EXISTING NORTHBOUND LANE TO BECOME PAINTED ISLAND 12 ' 12 ' 13 ' 12 ' 10 ' 12 ' 8' 12 ' 300.0' 535' ~1:45 TAPER TO MATCH EXISTING NORTHBOUND LANE 12 ' 12 ' 15 0 ' R O W 2N D S T R E E T 22 5 T H S T W RE-STRIPE EXISTING NORTHBOUND LANE FOR SOUTHBOUND LEFT TURN LANE PROPOSED ASPHALT NORTHBOUND LANE WITH SHOULDER MA T C H L I N E 1:15 TAPER 70" MAPLE 24" MAPLE 36" MAPLE 18" SPRUCE 15" MAPLE 24" ELM 18" ELM 48" ELM 2 2 5 T H S T R E E T W E S T M I N N E S O T A E N E R G Y R E S O U R C E S MINNESOTA ENERGY RESOURCES 3 " P E ( P E R P L A N ) V I S T A MINNESOTA ENERGY RESOURCES 3" WS (PER PLAN) RE-STRIPE EXISTING NORTHBOUND LANE FOR SOUTHBOUND LEFT TURN LANE PROPOSED ASPHALT NORTHBOUND LANE WITH SHOULDER 12 ' 12 ' 13 ' 12 ' 10 ' 12 ' 8' 13 ' 12 ' EXISTING SOUTHBOUND LANE & ASPHALT SHOULDER 300.0'195.0' EXISTING NORTHBOUND LANE TO BECOME PAINTED ISLAND 585' ~1:48 TAPER TO MATCH EXISTING NORTHBOUND LANE 12 ' 12 ' 15 0 ' R O W 11 0 ' R O W 22 5 T H S T W HE R I T A G E W A Y MA T C H L I N E RECONSTRUCT PRIVATE DRIVEWAY APRONS (TYPICAL) 1:15 TAPER 80 5 P E N N S Y L V A N I A A V E N U E , S U I T E 1 5 0 KA N S A S C I T Y , M O 6 4 1 0 5 PH O N E : 6 3 0 - 4 8 7 - 5 5 5 0 WW W . K I M L E Y - H O R N . C O M © 2 0 2 4 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . No . RE V I S I O N S BY DA T E 268636000 KHA PROJECT NO. ORIGINAL ISSUE: SHEET NUMBER DE S I G N E D B Y : SC A L E : MD K BL D CH E C K E D B Y : DR A W N B Y : AS N O T E D BL D PRE L I M I N A R Y NOT F O R CON S T R U C T I O N FA R M I N G T O N TE C H N O L O G Y PA R K 11/08/2024 NO R T H 0 GRAPHIC SCALE IN FEET 40 20 40 80 CHIPPENDALE AVE WEST (T.H. 3) PROPOSED RIGHT TURN AND FULL LEFT TURN LANE - SOUTH SECTIONB4 NO R T H 0 GRAPHIC SCALE IN FEET 40 20 40 80 CHIPPENDALE AVE WEST (T.H. 3) PROPOSED RIGHT TURN AND FULL LEFT TURN LANE - NORTH SECTIONB3 R2 CH I P P E N D A L E A V E FU L L L E F T T U R N LA N E LEGEND RIGHT-OF-WAY LINE BITUMINOUS PAVEMENT GRAVEL SHOULDER NOTE: PLANS ARE FOR CONCEPTUAL PURPOSES ONLY AND SHOULD NOT BE USED FOR CONSTRUCTION. IMPROVEMENTS MAY BE MODIFIED SUBJECT TO SITE PLAN REVIEW AND APPROVAL. KEY MAP Pa g e 2 5 o f 4 3 Development Standards 1. Building Setbacks: a. Adjacent to Residential Uses: 250-feet b. Adjacent to Non-Residential Uses: 150-feet c. From the 75’ easement ROW dedication on the east side of Lot 1, Block 1: 175-feet d. Adjacent to Lot 2 (Water Storage Tank): 0-foot from internal property lines within the overall PUD. Applicable MUCI setbacks shall apply to property lines not adjacent to the PUD. e. Adjacent to MN225 St. West: 40-feet f. Adjacent to the southern property line of Lot 3 and the western property line of Lot 3 north to the designated floodzone: 40-feet g. Generators and mechanical equipment are exempt from the building setback requirements. 2. Natural Buffers: A natural buffer of 40 feet from all perimeter property lines, except for those listed below, is established under this PUD: a. Existing, healthy trees shall be retained in the natural buffer, to the greatest extent practicable, in accordance with Section 10-6-11 of the Farmington Municipal Code. Utilities, access drives, landscaping, perimeter fencing and berms may be located in the natural buffer. Except as otherwise permitted under Section 6(a)(ii), Security fencing, security gates, and guard buildings shall be located outside on the interior side of the natural buffer. Where there are no existing trees in the natural buffer that qualify for preservation under Section 10.6.11 et.al of the Farmington Municipal Code, then stormwater features may be located in the natural buffer provided they are adequately landscaped in accordance with the applicable sections of the Farmington Municipal Code, unless otherwise approved by the Planning Director. b. Exceptions: i. Adjacent to MN 225 St. West ii. Adjacent to Lot 2: Only the eastern most property line south of the 40-foot natural buffer adjacent to MN 220thState Highway 50 and adjacent to the southern property line outside of the 150’ setback adjacent to the western property line of Lot 1. 3. Landscaping: In addition to the applicable landscaping standard set forth in Section 10.6.10 of the Farmington City Code, the following additional landscaping standards shall apply: a. Drought tolerant, native plants shall be utilized throughout the site. A diversity of coniferous and deciduous plant material shall be used subject Formatted: Not Highlight Page 26 of 43 to and as determined through the planting plan review during the site plan process. b. Rock, gravel, and/or mulch may also be used as an accent material for maintenance areas directly adjacent to a building, around utility access points (i.e. manholes, control valves, and hand holes), or in mechanical areas. c. Where parking areas are located a minimum of 300 feet from a public road or residential use, and the parking area is screened by the building location, parking lot landscaping shall not be required. However, End Islands of Parking Aisles that are visible from a public street or residential use shall be landscaped in accordance with Section 10.16.10(D)8(e) d. Berms are required to be constructed where development occurs adjacent to residential uses. Berms may be allowed up to 10-feet in height from existing grade in order to incorporate more aesthetic visual features into the site. Berms over ten-feet in height may be allowed subject to administrative site plan review and approval by the City. Additionally, landscaping may be installed on the berms and walls where feasible. d.e. Any berms approved with a site plan for a data center building shall be constructed prior to the first foundation inspection for any building included in the associated approved site plan. Landscaping associated with the berm shall be installed during the Minnesota growing season. If construction of berms are completed outside of the Minnesota growing season, then all required landscaping shall be installed by June 1 of the subsequent growing season. 4. Easement for future County Road: As set forth in more detail in the Farmington Technology Park Development Agreement, a 75-feet access, utility, and pedestrian easement shall be provided along the future alignment of Biscayne Ave. West adjacent to Lot 1. Private utilities may also be installed within the easement. Public utilities, access, and the public trail may not be installed until such time the easement is dedicated as ROW to the County in accordance with the terms of the Farmington Technology Park Development Agreement. 5.4. General Design Standards: a. Principal Building Facades will meet the following standards: i. For the purposes of this subsection, the term “principal building facades” shall include all building facades substantially visible to abutting public roads or adjacent to planned or existing residential districts. Formatted: Not Highlight Formatted: Not Highlight Formatted: Font color: Background 1 Formatted: Font color: Background 1, Not Highlight Formatted: Font color: Background 1 Formatted: Font color: Background 1 Page 27 of 43 ii. Principal building facades shall avoid the use of undifferentiated surfaces by including at least two (2) of the following design elements: • change in building height • building step-backs, projections or recesses • fenestration • changes in building material, pattern, texture, color • use of accent material • overhangs • canopies or porticos • arcades • variations in the roof line • Faux windows • Green walls • Other enhanced design elements which may be approved by the Planning Commission iii. When a building has more than one principal facade, such facades shall be consistent in their design, materials, details, and treatments. b. Screening of Building Mechanical Equipment and Critical Infrastructure i. Ground-level mechanical equipment or accessory uses (not including parking areas) that are visible from public rights-of-way and/or adjacent residential dwellings will be screened from public view using one or multiple of the following methods of screening: 1. A principal structure; 2. Existing vegetation that will remain on the Property, or new, planted vegetation (ex. evergreens or shrubs) that fully screens the equipment from provides sufficient coverage to screen from public view; 3. A visually solid fence, screen wall or panel, or other visually solid screen that shall be constructed of materials that are matching or consistent in style, color and/or texture with those used in the exterior construction of the principal building. Chain link fencing with slats is not permitted to satisfy this requirement. ii. Above-ground mechanical equipment and structures will be screened from view from adjacent public streets and residential dwellings. Formatted: Not Highlight Page 28 of 43 iii. Any mechanical units placed on the rooftops of buildings shall be screened from view from adjacent public streets and residential dwellings by architectural features which are compatible with building façade architecture. The method of screening shall be provided and reviewed with the Planning Director’s review of the building elevations. The screening of roof mounted equipment shall be excluded from the overall height limitation but in no instance shall exceed 80-feet. Rooftop equipment should be centrally located on the roof where feasible. iv. All buildings are exempt from any existing or future City requirement to install roof-mounted solar equipment. 6.5. Building height: Maximum building height for Principal Structures is 80 feet. However, the maximum height at the building setback line is 50 feet. For each one-foot increase in building height, the building must be stepped back two feet. a. 80’ tall buildings shall be setback a minimum of 400’ from the property line adjacent to a residential zone district. b. Maximum building height for accessory structures buildings is 50 feet. 6. Fences height: a. Security fencing: i. Maximum fence height of 14 feet. ii. Must be located on the inside edge of the natural buffer interior to the site unless otherwise approved by the City. b. Perimeter fencing i. Maximum fence height of 7 feet. c.ii. In locations where the existing fence will be relocated to the property line on the west side of the project boundary, applicant shall provide adjacent property owners with the opportunity to collectively decide between three choices of fence material and design to include, but not be limited to: wood, chain link, or metal. Applicant shall also replace any damaged landscaping resulting from the fence replacement. 7. Electric Utility Lines: a. Data centers are typically fed power from the utility’s transmission system directly to the data center site. Depending on the utility, transmission voltage is typically 69kV or greater. Transmission lines are typically installed overhead for safety and cost effectiveness. b. Permanent distribution lines on data center campuses are typically installed underground. Formatted: Not Highlight Formatted: Not Highlight Formatted Formatted: Font: Century Gothic Page 29 of 43 c. Temporary overhead power distribution lines for construction power will likely be installed above-ground. It has not been determined how construction power will be constructed or served. Temporary lines, which look like standard utility distribution lines, provide power for the construction of buildings and the support of building operations. These lines shall remain in use until the permanent underground service from the on-site substation is operational, and building construction is completed. The temporary distribution equipment may be rerouted to serve additional construction sites or removed altogether by the electric utility. d. The transition from the transmission system is a switching station/substation, which may or may not be on the data center site. The switching station / substation is an integral use associated with the data center operations. 8. Noise: a. Noise generated from the site shall meet the applicable noise ordinance requirements as established by the Minnesota Pollution Control Agency. b. Prior to the approval of a site plan, the applicant shall provide a noise study to demonstrate that the applicable noise levels will not be exceeded. At the time of site plan and building permit review, additional noise attenuation measures to ensure that MPCA noise rules are adhered to may be required. c. In addition to the foregoing, Applicant agrees to install physical sound attenuation on any mechanical equipment (including but not limited to ground supported barriers, earthen berms, mechanical screening or other attenuation techniques as specifically called out in subsequent sound studies) that is installed at a data center building located within 1,200 feet of any adjacent residential use and that is either (i) installed on the rooftop of such building or (ii) that is installed on the exterior side of such data center building and directly facing such adjacent residential uses, in each case unless a noise study demonstrates that there is no incremental noise from such mechanical equipment as a result of the foregoing installation locations. 9. Parking: 1 parking space / 1,000 sf of office use. Parking spaces are not required for designated data hall areas. Minimum parking may be modified based on a parking study provided with a site plan or building permit application, as applicable. 10. Substations shall be exempt from the design regulations of the MUCI Zoning District. Mechanical and electrical equipment will be housed in mechanical yards that are fenced and screened. a. The property may have outdoor mechanical and electrical equipment of size (not to exceed the aggregate building footprint), number, volume, and location to sufficiently serve the buildings and be in relational proximity to the buildings. Formatted: Not Highlight Formatted: Font: Century Gothic Formatted: Font color: Auto Page 30 of 43 b. Security fencing around a substation shall be setback a minimum of 30-feet from a property line adjacent to a residential zoned property. Any substation equipment shall be setback a minimum of 50-feet from a property line adjacent to a residential zoned property 11. Private Communication Towers are permitted up to a maximum height of 80 feet and are subject to the building setback requirements. 12. Maximum Lot Coverage of All Uses: There is no maximum lot coverage for all uses built in the designated “developable area”. 13. Lighting. The maximum height of pole-mounted exterior lighting shall be eighteen feet (18'). All exterior lighting fixtures, including pole-mounted exterior lighting and building-mounted exterior lighting, shall be fully shielded with house side shields installed. Lighting shall not exceed .50 foot-candles at the interior edge of the natural buffer, as applicable. Lighting that is exempt from these requirements includes temporary lighting and lighting provided for emergency or safety and security purposes as required by: the Building Code, Electrical Code, or otherwise within the City Code. Signage related to the authorized uses shall not be illuminated. The uplighting of buildings is prohibited. The maximum height of any building-mounted exterior light fixture shall be 35 feet in height, with the exception of motion-activated security lighting. Formatted: Font: Century Gothic Formatted: Left, Indent: Left: 0.5", No bullets or numbering Formatted: Font: (Default) Century Gothic, 11 pt, Not Bold Formatted: List Paragraph, Adjust space between Latin and Asian text, Adjust space between Asian text and numbers Formatted: Font: (Default) Century Gothic, 11 pt Formatted: Font: (Default) Century Gothic, 11 pt Page 31 of 43 CITY OF FARMINGTON DAKOTA COUNTY, MINNESOTA ORDINANCE NO. 2024-12 AN ORDINANCE AMENDING TITLE 10, CHAPTER 5, SECTION 19 OF THE FARMINGTON CITY CODE, ADDING PUD-1 – FARMINGTON TECHNOLOGY PARK TO THE ZONING CODE AND ESTABLILSHING DEVELOPMENT STANDARDS The City Council of the City of Farmington ordains: SECTION 1. Title 10, Chapter 5, Section 19 of the Farmington City Code is amended by adding the language as follows: (G) Planned Unit Development Districts 1. PUD-1 – Farmington Technology Park (a) Development plan. The site shall be developed, used and maintained in conformance with the follow PUD Official Exhibits: (1) Site Plans (2) Landscaping Plans (3) Lighting Plans (4) Noise Studies (5) Grading Plans (6) Building Plans (7) Storm Water Plans (8) Utility Plans (b) Permitted uses. The following uses are permitted uses in PUD-1: (1) Data Center Technology Park (c) Accessory uses. The following uses shall be permitted accessory uses in the PUD-1: (1) Electric Substations (d) Special development standards. (1) Building Setbacks. a. Adjacent to residential uses: 250-feet b. Adjacent to non-residential uses: 150-feet c. From the 75’ ROW dedication on the east side of Lot 1, Block 1: 175-feet. d. Adjacent to Lot 2: 0-foot from internal property lines within the overall PUD. Applicable MUCI setbacks shall apply to property lines not adjacent to the PUD. e. Adjacent to 225th Street West: 40-feet. f. Adjacent to the southern property line of Lot 3 and the western property line of Lot 3 north to the designated floodzone: 40-feet. Page 32 of 43 (2) Natural Buffers. A natural buffer of 40 feet from all perimeter property lines, except for this listed below, is established under this PUD: a. Existing, healthy trees shall be retained in the natural buffer, to the greatest extent practicable, in accordance with Section 10-6-11 of the Farmington City Code. Utilities, access drives landscaping, perimeter fencing and berms may be located in the natural buffer. Except as otherwise permitted under Section 6(a)(ii), Security fencing, security gates, and guard buildings shall be located on the interior side of the Natural Buffer. Where there are no existing trees in the natural buffer that qualify for preservation under Section 10-6-11 et.al of the Farmington City Code, then stormwater features may be located in the natural buffer provided they are adequately landscaped in accordance with the applicable sections of eh Farmington City Code, unless otherwise approved by the Planning Division. b. Exceptions: i. Adjacent to 225th Street West ii. Adjacent to Lot 2: Only the eastern most property line south of the 40-foot natural buffer adjacent to State Highway 50 and adjacent to the southern property line outside of the 150’ setback adjacent to the western property line of Lot 1. (3) Landscaping. In addition to the applicable landscaping standard set forth in Section 10-6-10 of the Farmington City Code, the following additional landscaping standards shall apply: a. Drought tolerant, native plants shall be utilized throughout the site. A diversity of coniferous and deciduous plant material shall be used subject to and as determined through the planting plan review during the site plan process. b. Rock, gravel, and/or mulch may also be used as an accent material for maintenance areas directly adjacent to a building, around utility access points (i.e. manholes, control valves, and hand holes), or in mechanical areas. c. Where parking areas are located a minimum of 300 feet from a public road or residential use, and the parking area is screened by building location, parking lot landscaping shall not be required. However, end islands of parking aisles that are visible from a public street or residential use shall be landscaped in accordance with Section 10-16.10(D)8(e). d. Berms are required to be constructed where development occurs adjacent to residential uses. Berms may be allowed up to 10-feet in height from existing grade in order to incorporate more aesthetic visual features into the site. Berms over ten-feet in height may be allowed subject to administrative site plan review and approval by the City. Additionally, landscaping may be installed on the berms and walls where feasible. e. Any berms approved with a site pan for a data center building shall be constructed prior to the first foundation inspection for any building included in the associated approved site plan. Landscaping associated with the berm shall be installed during the Minnesota growing season. If construction of the berms are completed outside of the Minnesota growing season, then all required landscaping shall be installed by June 1 of the subsequent growing season. Page 33 of 43 (4) General Design Standards. a. Principal Building Facades will meet the following standards: i. For the purposes of this subsection, the term “principal building facades” shall include all building facades substantially visible to abutting public roads or adjacent to planned or existing residential districts. ii. Principal Building facades shall avoid the use of undifferentiated surfaces by including at least two (2) of the following design elements: 1. Change in building height 2. Building step-backs, projections or recesses 3. Fenestration 4. Changes in building material, pattern, texture, color 5. Use of accent material 6. Overhangs 7. Canopies or porticos 8. Arcades 9. Variations in the roof line 10. Faux windows 11. Green walls 12. Other enhanced design elements which may be approved by the Planning Commission. iii. When a building has more than one principal façade, such facades shall be consistent in their design, materials, and treatments. b. Screening of Building Mechanical Equipment and Critical Infrastructure. i. Ground-level mechanical equipment or accessory uses (not including parking areas) that are visible from public rights-of-way and/or adjacent residential dwellings will be screened from public view using one or multiple of the following methods of screening: 1. A principal structure; 2. Existing vegetation that will remain on the Property, or new, planted vegetation (ex. Evergreens or shrubs) that fully screens the equipment from public view; 3. A visually solid fence, screen wall or panel, or other visually solid screen that shall be constructed of materials that are matching or consistent in style, color and/or texture with those used in the exterior construction of the principal building. Chain link fencing with slats is not permitted to satisfy this requirement. ii. Above-ground mechanical equipment and structures will be screened from view from adjacent public streets and residential dwellings. iii. Any mechanical units placed on the rooftops of buildings shall be screened from view from adjacent public streets and residential dwellings by architectural features which are compatible with building façade architecture. The method of screening shall be provided and reviewed with the Planning Divisions review of the building elevations. The screening of roof mounted equipment shall be excluded from the overall height limitation but in no instance shall exceed 80-feet. Rooftop equipment should be centrally located on the roof where feasible. iv. All buildings are exempt from any existing or future City Page 34 of 43 requirement to install roof-mounted solar equipment. (5) Building Height. Maximum building height for Principal Structures is 80 feet. However, the maximum height at the building setback line is 50 feet. For each one- foot increase in building height, the building must be stepped back two feet. a. 80 foot tall buildings shall be setback a minimum of 400 feet from the property line adjacent to a residential zone district. b. Maximum building height for accessory buildings is 50 feet. (6) Fences. a. Security fencing: i. Maximum fence height of 14 feet. ii. Must be located on the inside edge of the natural buffer interior to the site unless otherwise approved by the City. b. Perimeter fencing: i. Maximum fence height of 7 feet. ii. In locations where the existing fence will be relocated to the property line on the west side of the project boundary, applicant shall provide adjacent property owners with the opportunity to collectively decide between three choices of fence material and design to include, but not limited to: wood, chain link, or metal. Applicant shall also replace any damaged landscaping resulting from the fence replacement. (7) Electric Utility Lines. a. Data centers are typically fed power from the utility’s transmission system directly to the data center site. Depending on the utility, transmission voltage is typically 69kV or greater. Transmission lines are typically installed overhead for safety and cost effectiveness. b. Permanent distribution lines on data center campuses are typically installed underground. c. Temporary overhead power distribution lines for construction power will likely be installed above-ground. It has not been determined how construction power will be constructed or served. Temporary lines, which look like standard utility distribution lines, provide power for the construction of buildings and the support of building operations. These lines shall remain in use until the permanent underground service from the on-site substation is operational, and building construction is completed. The Temporary distribution equipment may be rerouted to serve additional construction sites or removed altogether by the electric utility. d. The transition from the transmission system is a switching station/substation, which may or may not be on the data center site. The switching station / substation is an integral use associated with the data center operations. (8) Noise. a. Noise generated from the site shall meet the applicable noise ordinance requirements as established by the Minnesota Pollution Control Agency. b. Prior to the approval of a site plan, the applicant shall provide a noise study to demonstrate that the applicable noise levels will not be exceeded. At the time of site plan and building permit review, additional noise attenuation measures to ensure that MPCA noise rules are adhered to may be required. Page 35 of 43 c. In addition to the foregoing, Applicant agrees to install physical sound attenuation on any mechanical equipment (including but not limited to ground supported barriers, earthen berms, mechanical screening or other attenuation techniques as specifically called out in subsequent sound studies) that is installed at a data center building located within 1,200 feet of any adjacent residential use and that is either (i) installed on the rooftop of such building or (ii) that is installed on the exterior side of such data center building and directly facing such adjacent residential uses, in each case unless a noise study demonstrates that there is no incremental noise from such mechanical equipment as a result of the foregoing installation locations. (9) Parking. 1 parking space / 1,000 sf of office use. Parking spaces are not required for designated data hall areas. Minimum parking may be modified based on a parking study provided with a site plan or building permit application, as applicable. (10) Substations shall be exempt from the design regulations of the MUCI Zoning District. Mechanical and electrical equipment will be housed in mechanical yards that are fenced and screened. a. The property may have outdoor mechanical and electrical equipment of size (not to exceed the aggregate building footprint), number, volume, and location to sufficiently serve the buildings and be in relational proximity to the buildings. b. Security fencing around a substation shall be setback a minimum of 30-feet from a property line adjacent to a residential zoned property. Any substation equipment shall be setback a minimum of 50-feet from a property line adjacent to a residential zoned property. (11) Private Communications Towers are permitted up to a maximum height of 80 feet and are subject to building setback requirements. (12) Maximum Lot Coverage of All Uses. There is no maximum lot coverage for all uses built in designated “developable area”. (13) Lighting. The maximum height of pole-mounted exterior lighting shall be eighteen feet (18’). All exterior lighting fixtures, including pol-mounted exterior lighting and building-mounted exterior lighting, shall be fully shielded with house side shields installed. Lighting shall not exceed .50 foot-candles at the interior edge of the Natural Buffer Area, as applicable. Lighting that is exempt from these requirements includes temporary lighting and lighting provided for emergency or safety and security purposes as required by: the Building Code, Electrical Code, or otherwise within the City Code. Signage related to the authorized uses shall not be illuminated. The uplighting of buildings is prohibited. The maximum height of an building-mounted exterior light fixture shall be 35 feet in height, with exception of motion-activated security lighting. SECTION 2. SUMMARY PUBLICATION. Pursuant to Minnesota Statutes Section 412.191, in the case of a lengthy ordinance, a summary may be published. While a copy of the entire ordinance is available for inspection and without cost by any person at the office of the City Clerk, the following summary is approved by the City Council and shall be published in lieu of publishing the entire ordinance. Page 36 of 43 This ordinance includes the following changes relating to Title 10, Chapter 5, Section 19: • Establishes permitted and accessory uses for PUD-1 – Farmington Technology Park; • Creates development standards for setbacks, natural buffers, landscaping, general design standards, building height, fence height, electric utility lines, noise, parking, substations, private communication towers, maximum lot coverage, and lighting. SECTION 3. EFFECTIVE DATE. This ordinance shall be effective upon its passage and publication according to law. Passed by the City Council of the City of Farmington, Minnesota, this 18th day of November 2024. ATTEST: ____________________________ ______________________________ Joshua Hoyt, Mayor Shirley R Buecksler, City Clerk Page 37 of 43 PLANNING COMMISSION AGENDA MEMO To: Planning Commission From: Tony Wippler, Planning Manager Department: Planning Commission Subject: Cannabis Legislation and Regulations Meeting: Planning Commission - Nov 12 2024 INTRODUCTION: HKGi will be present at the regular meeting to discuss draft code language as it relates to the new cannabis legislation and regulations. DISCUSSION: Attached, for the Commission's information and review, is a memorandum from HKGi that outlines the draft cannabis code language and provisions being proposed. The proposed code language is based on the feedback that was provided by the Planning Commission and City Council at the various meetings and work sessions that were previously held regarding this topic. As the Commission is aware, on July 1st of this year, the City enacted a moratorium prohibiting the operation of cannabis businesses with Farmington. This moratorium is set to expire on January 1, 2025. It is the intent of staff to have updated ordinance language in place that regulates cannabis businesses by the end of this year. BUDGET IMPACT: Not applicable ACTION REQUESTED: Review the attached information and provide direction regarding the proposed draft ordinance language. ATTACHMENTS: 20241112_meeting cannabis memo Page 38 of 43 PLANNING COMMISSION MEMO TO: City of Farmington Planning Commission FROM: Rita Trapp and Beth Richmond, Consulting Planners DATE: November 5, 2024 SUBJECT: Cannabis Legislation and Regulations MEETING DATE: November 12, 2024 OVERVIEW In 2023, the Minnesota Legislature approved a new law to expand the legalization of THC and certain types of cannabis products, as well as to permit different types of cannabis businesses. Cities have discretion in creating zoning standards and may set “reasonable restrictions” on the time, place, and manner of each type of cannabis use. Cities will need to examine their zoning regulations and make amendments to the existing city code in order to accommodate these uses, possibly creating new definitions, standards, and interpretations. The City of Farmington has hired HKGi to assist with developing the City’s cannabis regulations. Cannabis regulations were discussed at a Planning Commission worksession and Joint City Council/Planning Commission worksession in October. Discussion was focused on how and where to allow each type of cannabis use and on the types of use standards that should be required, including buffering and hours of operation. HKGi has incorporated the direction from the joint worksession into the draft Code language below. DRAFT REGULATIONS Based on the direction received at the October worksessions, the following draft cannabis regulations are proposed. Definitions Draft definitions to be added to Section 10-2-1 of the zoning code include: CANNABIS CULTIVATION. A use involving the licensed growing and harvesting of cannabis. CANNABIS OR HEMP MANUFACTURING. An establishment or use of land which involves the compounding, processing, packaging, wholesaling, testing, treatment, transportation, or delivery of cannabis or hemp products. CANNABIS RETAIL. A licensed establishment where cannabis flowers, immature cannabis plants and seedlings, and related products as allowed by law are sold to individual consumers who are at least 21 years of age. LOWER POTENCY HEMP EDIBLE RETAIL. A licensed establishment where lower-potency hemp edible products are sold to individual consumers who are at least 21 years of age. Page 39 of 43 Planning Commission Memo – Cannabis Legislation and Regulations – November 12, 2024 Uses and Districts Cannabis uses licensed by the state can be separated into different categories, including indoor and outdoor cultivation, manufacturing, cannabis retail, and lower potency hemp edible retail. Each cannabis use must be allowed somewhere in the City. The proposed table reflects the discussion at the joint worksession. Proposed Cannabis Uses A-1 B-1 B-2 B-3 SSMU MUCI MUCR I P/OS Cannabis cultivation, outdoor C Cannabis cultivation, indoor C C C Manufacturing (cannabis and hemp) *includes wholesale, transportation, and delivery C C Cannabis retail C C C C C Lower potency hemp edible retail C C C C C Standards Cannabis uses are proposed to be conditional uses in Farmington. This means that each use would be required to meet the standards for conditional uses found in Section 10-3-5 of the Zoning Code. These standards are attached to this memo for reference. Commissioners should note that if a use meets the standards listed in the Code, then the City is obligated to approve the CUP request. The City may create additional standards related to the time, place, and manner of certain cannabis uses if desired. The following standards were discussed at the joint worksession and are proposed for cannabis uses: • After discussion, the general consensus was to not require buffers from schools, daycares, parks, or residential treatment facilities for any cannabis uses. • The direction seems to continue to be that the City should follow the retail limit standard as outlined in state statues, which is “The City shall limit the number of cannabis retail businesses in the City to no more than one business per 12,500 residents.” This amounts to a maximum of two businesses based on the City’s current population. • The proposed hours of operation would be: o Hours of operation for cannabis retail uses shall be between 8:00am and 10:00pm Monday to Saturday and between 10:00am and 9:00 pm on Sundays. o Lower potency hemp edible retail uses shall be prohibited between the hours of 2:00am and 8:00am Monday to Saturday and between 2:00am and 10:00am on Sundays. These hours were designed to match as closely as possible to the hours for off-sale and on-sale liquor in the City, respectively, while still adhering to the state’s requirements for hours of operation for cannabis businesses. The hours proposed for lower potency hemp match the state’s hours requirements exactly. • In addition to the standards listed above, the City may choose to create additional standards for certain cannabis uses. Common standards include requirements for site security and the prohibition of outdoor storage, for example: Page 40 of 43 Planning Commission Memo – Cannabis Legislation and Regulations – November 12, 2024 o Security measures to both deter and prevent unauthorized entrance into areas containing cannabis or cannabis products shall be implemented and maintained as shown on a City- approved security plan. o Outdoor storage shall be prohibited on site. Attachments - City Code Section 10-3-5 CUP Criteria Page 41 of 43 Planning Commission Memo – Cannabis Legislation and Regulations – November 12, 2024 City Code 10-3-5 Conditional Uses (C) 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 persons and shall comply with the performance standards listed below. 3. The proposed use shall be constructed, designed, sited, oriented 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 (D) All conditional uses shall comply with the requirements of this section. In order to determine whether a proposed use will conform to the requirements of this title, the board of adjustment may obtain a qualified consultant to testify. Said consultant service fees shall be borne by the applicant. 1. Fire prevention and fighting equipment acceptable to the board of fire underwriters shall be readily available when any activity involving the handling or storage of flammable or explosive material is carried on. 2. No activity shall cause electrical disturbance adversely affecting radio or other equipment in the vicinity. 3. Noise which is determined to be objectionable because of volume, frequency, or beat shall be muffled or otherwise controlled, except for fire sirens and related apparatus used solely for public purpose shall be exempt from this requirement. 4. Vibrations detectable without instruments on neighboring property in any district shall be prohibited. 5. No malodorous gas or matter shall be permitted which is discernible on any adjoining lot or property. 6. No pollution of air by fly ash, dust, smoke, vapors or other substance shall be permitted which is harmful to health, animals, vegetation or other property. 7. Lighting devices which produce objectionable direct lighting or reflect glare on adjoining properties or thoroughfares shall not be permitted. 8. No erosion by wind or water shall be permitted which will carry objectionable substances onto neighboring properties. 9. Water pollution shall be subject to the standards established by the Minnesota pollution control agency. 10. Applications for conditional uses in the floodplain districts shall be accompanied by reports from the city engineer on the following material as supplied by the applicant: Page 42 of 43 Planning Commission Memo – Cannabis Legislation and Regulations – November 12, 2024 (a) Site plans indicating existing and proposed structures, fill, material storage, floodproofing measures and their relationship to the stream channels. (b) Typical valley cross sections through the site, indicating the elevation of land areas adjoining each side of the channel, landform changes proposed on the site together with high water information. (c) Soils maps, topographic maps at a two foot (2') contour interval, vegetative cover plus the location and elevation of streets, water supply and sanitary facilities. (d) Profile showing the slope of the bottom of the stream channel. (e) Specifications for building construction and materials, floodproofing, filling, dredging, grading channel improvement, material storage, water supply and sanitary facilities. (f) Plans showing the floor protection measures to be taken in accordance with this section. (g) An analysis of the above information by a registered professional engineer which includes the following: (1) An estimate of the peak discharge of the regional flood. (2) The water surface profile of the regional flood based upon a hydraulic analysis of the stream channel and over bank areas. (3) The effect of the proposed encroachment on the stage and velocity during the regional flood event. Page 43 of 43