HomeMy WebLinkAbout04.08.25 Planning Packet
Meeting Location:
Farmington City Hall
430 Third Street
Farmington, MN 55024
PLANNING COMMISSION
Tuesday, April 8, 2025
7:00 PM
Page
1. CALL TO ORDER
2. APPROVAL OF MINUTES
2.1. Approve Planning Commission Minutes
Approve the minutes from the March 11, 2025 regular meeting.
Agenda Item: Approve Planning Commission Minutes - Pdf
3 - 8
3. PUBLIC HEARINGS
3.1. Amendment to a Planned Unit Development (PUD) Agreement for
Meadowview Preserve - Lot Coverage
Recommend the City Council approve the attached resolution amending
the PUD Agreement for Meadowview Preserve.
Agenda Item: Amendment to a Planned Unit Development (PUD)
Agreement for Meadowview Preserve - Lot Coverage - Pdf
9 - 13
3.2. Preliminary Plat and PUD - Dakota Meadows
Recommend approval of the Dakota Meadows Preliminary Plat and
Planned Unit Development contingent upon the following:
1. The satisfaction of all engineering comments/requirements
including construction plans for grading, stormwater and utilities.
Agenda Item: Preliminary Plat and PUD - Dakota Meadows - Pdf
14 - 60
4. DISCUSSION
4.1. Draft Beekeeping Ordinance - Discussion Only
Discussion only. Provide feedback to staff on the attached draft
ordinance including any additions or edits.
Agenda Item: Draft Beekeeping Ordinance - Discussion Only - Pdf
61 - 67
4.2. Harris Property Concept Plan - Lennar
68 - 70
Page 1 of 70
Review and provide feedback to staff and the developer regarding the
revised concept plan.
Agenda Item: Harris Property Concept Plan - Lennar - Pdf
5. ADJOURN
Page 2 of 70
PLANNING COMMISSION AGENDA MEMO
To: Planning Commission
From: Tony Wippler, Planning Manager
Department: Planning Commission
Subject: Approve Planning Commission Minutes
Meeting: Planning Commission - Apr 08 2025
INTRODUCTION:
Attached, are the minutes from the March 11, 2025 regular meeting.
DISCUSSION:
Not applicable
BUDGET IMPACT:
Not applicable
ACTION REQUESTED:
Approve the minutes from the March 11, 2025 regular meeting.
ATTACHMENTS:
March 11 2025 PC Minutes
Page 3 of 70
CITY OF FARMINGTON
PLANNING COMMISSION MINUTES
REGULAR MEETING
MARCH 11TH, 2025
1. CALL TO ORDER
The meeting was called to order by Chair Rotty at 7:00pm
Members Present: Rotty, Tesky, Windschitl, Snobeck, Baerg
Members Absent: None
Staff Present: Tony Wippler, Planning Manager
Jared Johnson, Planning Coordinator
2. APPROVAL OF MINUTES
MOTION by Tesky, second by Windschitl to approve the Planning Commission
minutes from the February 11th, 2025, regular meeting. APIF MOTION CARRIED
3. PUBLIC HEARINGS
NONE
4. DISCUSSION
4.1 – Moved this item to behind item 4.3 for representation to arrive.
4.2 Vermillion Commons 5th Addition Final Plat – Planning Manager Wippler
presented this application. U.S. Home, LLC (Lennar) is seeking review and approval
of final plat for Vermillion Commons 5th Addition. The 5th Addition is located
southeast of Vermillion Commons 4th Addition and west of Denmark Avenue and
220th St. intersection.
• Consists of 66 townhome lots on 7.25 acres.
• Consistent with approved preliminary plat.
• Property is zoned R-3 and is part of Planned Unit Development.
• Approved PUD allows for:
o Private streets in R-3 zone.
o Reduced width of private street to 24 feet.
• Final Plat contains 12 outlots (labeled A-L).
o Outlot A- contains the private roads servicing platted area.
o Remaining outlots consist of common area around
townhome units. These will remain under HOA control.
• Transportation and Parking
o Access for 5th Addition will come from two access points along 218th
St. W.; one on north side and second near southwest corner of
development.
o All streets within the 5th Addition are private and will be 24ft wide.
o A temporary access will be extended from Rose Dr. out to 220th St.
W. This will provide secondary emergency access for 4th and 5th
Additions as 218th St. in the townhome development to the east will
not be constructed due to on-going negotiations with Northern
Page 4 of 70
Natural Gas Company and the crossing of their pipelines with a
roadway.
o Code requires 132 off street parking spaces be provided for the 5th
Addition (2 per townhome dwelling). Each townhome will have a
double car garage. Additional parking can be provided in each
driveway. 26 off-street “visitor” parking spaces are provided
throughout the 5 Addition.
• Parks, Trails and Sidewalks
o 1.5-acre parcel was deeded to city with the 4th Addition (Outlot A
Vermillion Commons 4th Addition. No additional park dedication will
be required with the 5th addition final plat.
o Five-foot-wide sidewalks will be provided in 4th Addition on south
and east side of 218th St. W, which will service these townhome
units.
• Engineering Review
o Recommend approval upon satisfaction of all engineering comments
related to the construction plans for grading and utilities as well as
developers entering a Development Contract with the city and
security fees and costs paid.
Chair Rotty opened discussion for questions. Chair Rotty asked what
process/progress has been made for the upgrade of 220th Street W. Planning
Manager Wippler explained the city engineer is working with Eureka Township as it
is a town-line road, to pave a portion of the road and add utilities including water.
Chair Rotty then asked will length of road go to end of this development, Planning
Manager Wippler answered he believed so.
Commissioner Baerg asked if the residents’ concerns about construction dust/road
mitigation etc. had been addressed. Steve Trosky from Lennar informed committee
that they have worked with the homeowner and will be providing a privacy fence.
Chair Rotty asked Mr. Trosky about their timeline for this phase. Mr. Trosky stated
that they were delayed working through some environmental issues (Trout Stream)
and they hope to build 4th and 5th Addition at the same time (as soon as possible).
MOTION by Windschitl, second by Snobeck for recommendation to City Council for
approval of Vermillion Commons 5th final plat upon meeting all contingencies. APIF
MOTION CARRIED.
4.3 Harris Property Concept Plan – Planning Manager Wippler presented
concept plan by Lennar for the property generally known as the Harris Property.
Located directly south of Mystic Meadows subdivision.
• Property consists of 2 parcels of land totaling 153 acres.
• Parcels were annexed in 2022 as part of the incorporation of Empire
Township as a city.
• Parcels contain approximately 20 acres of wetland and 3 acres of floodplain
from the North Creek Tributary.
Page 5 of 70
• Concept Plan-
o Shows a total of 297 single-family lots.
o Lot widths range from 55 ft wide to 75 ft wide.
➢ 55’ wide lots: 163
➢ 65’ wide lots: 129
➢ 75’ wide lots(shoreland): 5
o Lot areas vary from 7,100 sq ft to 8,400 sq ft.
o Proposed setbacks:
➢ Front yard setback: 20ft
➢ Side yard setback: 6ft
➢ Rear back yard setback: 6ft
o 5 lots are shown in shoreland of Middle Creek tributary. These 5 lots
are required to have a minimum lot width of 75ft and impervious
surface coverage on these lots may not exceed 25% of the lot area.
• Comprehensive Plan and Zoning
o Properties are zoned and comprehensively guided as Agriculture.
o Re-zone to R-2 (Low/Medium Density residential) would be
required. Development would have to be processed as a PUD to
address the 55ft wide lots. R-2 district allows minimum of 60ft wide.
o Comprehensive Plan Amendment would be required and need to
include:
➢ Land use guidance change from Agriculture to Low Medium
Density Residential
➢ Incorporate the properties within the Metropolitan Urban
Service Area (MUSA).
➢ Place the properties within a development staging timeframe
of 2020-2030.
• Parks and Trails
o 9.7 Acre park is shown in the northwest corner of the concept plan.
Park location and size has been found acceptable by the city’s Park
and Recreation Commission.
o Trails for the County Greenway are shown along the eastern
boundary of the site adjacent to railroad and bisecting center portion
of proposed development going east and west.
o City is working with Dakota County on a preferred alignment of the
greenway trail. Location of trails may shift as conversations happen.
• Transportation
o Plan shows extension of both Dellwood Ave. and Deerbrooke Path
south from Mystic Meadows neighborhood into proposed
development.
o Diamond Path will need to be extended south and connected to this
development. Staff is suggesting that the northern most and
southern most east/west roads connect to Diamond Path to help
with Emergency Access and circulation in and out of development.
Chair Rotty opened the discussion. Steve Trosky from Lennar shared they
understand the challenges and uniqueness of the site with the pipeline, railroad
tracks, wetland etc.
Page 6 of 70
Commissioner Windschitl agreed that Diamond Path will have to be extended and
questioned the road access and why not make a road through where the path is off
Deerbrooke Path to the east? Planning Manager Wippler shared that that is a
different landowner. Mr. Trosky stated they don’t have that parcel of land, and the
owner is not willing to sell at this time. Commissioner Windshitl did say his main
concern is traffic in and out of development. Mr. Trosky said they are doing an
environmental study, which will include a traffic study in and around the site.
Commissioner Tesky also had concerns about traffic and access with the density of
homes. She did ask about the wetlands and were they going to fill? Planning
Manager Wippler did share they will not be. Commissioner Tesky then asked
about the railroad tracks, and will they be doing additional sound proofing of the
homes? Mr. Trosky stated they will be assessing that with the EAW study that is
being completed. Commissioner Tesky asked when the traffic studies will be
completed. Mr. Trosky did not know when they would be done.
Commissioner Windschitl then asked what they are looking for with the traffic
study? Mr. Trosky answered it is vehicle counts, types of vehicles, speeds, and it is
based on reports of quantity of homes with the road types to determine how busy
each intersection will be at peak times.
Commissioner Tesky asked to define what “shoreland” is for the 5 homes on the
wetlands? Planning Manager Wippler explained the shoreland is “water of the
state”, it is a 300ft buffer from the various tributaries that is where the shoreland
zoning ordinance will be enforced.
Commissioner Snobeck asked if the ponds will be created or are they existing?
Planning Manager Wippler stated they will all be created. Commissioner Snobeck
then asked why the 55ft lot width. Planning Manager Wippler explained the builder
is looking to get a variety of home types within the development. Commissioner
Snobeck asked regarding the Park and Recreation Commission discussion, whether
it was about location or amount of land. Planning Manager Wippler said it was the
placement of the park. The city completed a master plan in 2006 which consisted of
a large community park just south of Mystic Meadows, and this plan is out of date.
The Park and Recreation Commission plans to revisit the master plan, as the city
would need to purchase land if moved forward with original plan.
Commissioner Baerg asked about construction timing, and equipment access? Mr.
Trosky said it would be from an access road off Diamond Path. Commission Baerg
recommended keeping the construction traffic off Deerbrooke Path.
Chair Rotty asked if this project is feasible with all the road work that would be
needed. Mr. Trosky stated it would be feasible.
Mr. Trosky stated that they can only develop what is for sale, they would like to
purchase all the surrounding properties to make the access and project easier, but
the property owners are not selling at this time. Some of the access concerns also
include restrictions due to pipelines, wetlands and costs. This will be a multi-phase,
Page 7 of 70
multi-year project starting where access and infrastructure is available. He shared
that they did move the lots back 100ft due to the train tracks, Dakota County could
use that land as a bike path. The pond locations are estimated currently and may be
adjusted as plans move forward.
Chair Rotty asked on how far down Diamond Path would be constructed, Planning
Manager Wippler stated it will all depend on Lennar and where they determine they
will construct to based on the development. Chair Rotty asked for an estimated
timeline, Mr. Trosky said with all preliminary steps etc., possibly looking at 2027 as
start.
All Commissioners agreed that Lennar will need to have additional road access for
safety and traffic concerns. Chair Rotty recommended having the Lennar team
review and make changes discussed before presenting again.
4.1 – This item was moved behind item 4.3 to allow time for the applicant to arrive.
MOTION by Windschitl, second by Tesky to table 4.1 Site Plan-R&L Carriers
continue until April 8, 2025 regular planning meeting. APIF MOTION CARRIED
5. ADJOUN
MOTION by Snobek, second by Baerg to adjourn meeting at 8:05pm. APIF MOTION
CARRIED
Respectfully submitted
Tony Wippler, Planning Manager
Page 8 of 70
PLANNING COMMISSION AGENDA MEMO
To: Planning Commission
From: Jared Johnson, Planning Coordinator
Department: Community Development
Subject: Amendment to a Planned Unit Development (PUD) Agreement for Meadowview
Preserve - Lot Coverage
Meeting: Planning Commission - Apr 08 2025
INTRODUCTION:
Summergate Development has applied for an amendment to an existing PUD agreement for the
Meadowview Preserve development. The amendment pertains to a deviation for allowable lot
coverage.
DISCUSSION:
The existing PUD agreement with Summergate Development outlines the following deviations from
the R-1 Low Density Residential zoning district:
Reduced lot size to a minimum of 8,119 square-feet
Reduced lot width to a minimum of 60 feet
Homes are starting to be built in the development. Several builders are looking to offer different
housing types including traditional two-story homes and larger villa-style homes. However, the
maximum lot coverage allowed in this development is 30%. This requirement isn't an issue for
traditional two-story homes but is an issue for the villa-style homes as the footprints run deeper on
the lot. Therefore, Summergate Development is requesting an amendment to the PUD agreement
to allow an increase in lot coverage to 40%.
Staff is supportive of the proposed amendment. The development already has approved reductions
in lot sizes and lot width, and it would be understandable that an increase in lot coverage is needed
to support a variety of single-family homes. The applicant has verified with their project engineer
that overall stormwater capacity is adequate to accommodate the proposed increase.
BUDGET IMPACT:
Not applicable
ACTION REQUESTED:
Recommend the City Council approve the attached resolution amending the PUD Agreement for
Meadowview Preserve.
ATTACHMENTS:
Application
Page 9 of 70
Amendment Narrative
Resolution
Page 10 of 70
Applicant: ______________________________Telephone: _________________ Fax: _____________
Address: ____________________________________________________________________________
Street City State Zip Code
Owner: ________________________________ Telephone: ________________ Fax: ______________
Mailing Address: ______________________________________________________________________
Street City State Zip Code
Premises Involved:
_____________________________________________________________________________________
Address/ Legal Description (lot, block, plat name, section, township, range)
Fee: $____________ ___ Paid Current Zoning District__R-1 PUD__________
Names & Addresses of All Owners:
_____________________________________________________________________________________
_____________________________________________________________________________________
SUBMITTAL REQUIREMENTS – SEE ATTACHED FORM “A”
_____________________________________________
Signature of Applicant Date
PLANNED UNIT DEVELOPMENT APPLICATION
Schematic Plan For office use only
1.Planning Commission Action ______Recommended Approval ______Recommended Denial
2.City Council Action ______Approved ______Denied
Preliminary PUD Plan
1.Public Hearing Set for:______________Advertised in Local Newspaper
2.Planning Commission Action ______Recommended Approval ______Recommended Denial
3.City Council Action ______Approved ______Denied
Final PUD Plan
1.City Council Action ______Approved ______Denied
Comments:________________________________________________________________________________________
_________________________________________________________________________________________________
Conditions Set: ____________________________________________________________________________________
_________________________________________________________________________________________________
Planning division: ____________________________ Date: __________________
9/19
Page 11 of 70
MEADOWVIEW PRESERVE PUD AMENDMENT NARRATIVE
Summergate Development is requesting an amendment to the Meadowview Preserve PUD, first approved in June 2022.
Construction of the first phase of the project has been completed and both Brandl Anderson Homes and Pulte Homes of
Minnesota are building residences within the project. The second phase is planned for construction this year, with
building permit activity expected by the end of the year.
The approved preliminary plan was for 138 single-family lots and included the following standards:
Minimum lot area: 8,119 square feet, with an average lot area of 9,659 square feet.
Minimum lot width: 60 feet
Minimum lot depth: 130 feet
Front yard setback: 20 feet
Side interior yard setback: 6 feet
Side corner yard setback: 20 feet
Rear yard setback: 6 feet
Setback from arterial roads (195th Street): 50 feet
The underlying R-1 zoning district establishes a maximum structure coverage of 25%. While this standard is working fine
for traditional two-story homes, it is posing problems in those cases where a villa-style home is contemplated. The
depth of the lot at 130 feet is more than adequate to accommodate the deeper, narrower home styles, but the 25%
structure coverage standard is very limiting. One of the builders, Brandl Anderson, has several plan options they are
marketing that exceed the threshold. Accordingly, we are requested consideration of an amendment to increase the
overall structure coverage allowance to 40%.
We have verified with our project engineer that overall stormwater capacity is adequate to accommodate the proposed
increase in impervious surface, as the design assumed use of the entire building pad as shown on the preliminary plat.
We appreciate the city’s consideration of the PUD amendment request and will be happy to provide any additional
information that is needed.
17305 Cedar Avenue Suite 200, Lakeville, MN 55044 952-898-3461 bryant@summer-gate.com www.summer-gate.com
Page 12 of 70
CITY OF FARMINGTON
DAKOTA COUNTY, MINNESOTA
RESOLUTION NO.
A RESOLUTION FOR AN AMEDMENT TO THE MEADOWVIEW PRESERVE PUD
AGREEMENT AS IT PERTAINS TO LOT COVERAGE
WHEREAS, the City entered into a Planned Unit Development [PUD] Agreement with
the Developer of Meadowview Preserve on January 16, 2024 after review of the Agreement by the
Planning Commission and City Council.
WHEREAS, within the PUD Agreement are the approved deviations from City Code
including reduced lot sizes and lot width.
WHEREAS, the Planning Commission held a public hearing on the 8th day of April 2025
after notice of the same was published in the official newspaper of the City and notice sent to
surrounding property owners.
NOW, THEREFORE, BE IT RESOLVED, that Farmington Mayor and City Council
hereby amends #4 of the Meadowview Preserve PUD Agreement as follows, all additions are
underlined:
4. Zoning. Except as otherwise modified by this Agreement, the land use, design and
other requirements and standards of the R-1 zoning district shall apply to the Subject Property with
the following exceptions:
• Reduced lot size to a minimum of 8,119 square feet.
• Reduce lot width to a minimum of 60 feet.
• Increase lot coverage to a maximum of 40%.
Adopted by the City Council of the City of Farmington, Minnesota, this 21st day of April 2025.
ATTEST:
____________________________ ______________________________
Joshua Hoyt, Mayor Shirley R Buecksler, City Clerk
Page 13 of 70
PLANNING COMMISSION AGENDA MEMO
To: Planning Commission
From: Tony Wippler, Planning Manager
Department: Planning Commission
Subject: Preliminary Plat and PUD - Dakota Meadows
Meeting: Planning Commission - Apr 08 2025
INTRODUCTION:
Distinctive Land Development, LLC has submitted applications for reliminary Plat and Planned Unit
Development for the Dakota Meadows development.
The subject property consists of approximately 43.5 acres located generally in the southeast
intersection of Denmark Avenue and 220th Street. The project area is located south of Dakota
Electric and west of the Dakota County Fairgrounds. The property is generally flat with a large
wetland located on the southern portion of the site. A rail line runs along the eastern boundary of
the site.
DISCUSSION:
As shown on the preliminary plat (attached), the developer is proposing 134 single-family lots
spread over the 43.5 acres. The net density as proposed is 3.6 dwelling units per acre. The
property is zoned R-2 (Low/Medium Density Residential) and is proposed as a Planned Unit
Development. The R-2 zones allows for a density range between 3.5 - 6.0 dwelling units per acre.
The preliminary plat also includes 5 outlots. The outlots consist of a combination of stormwater
facilities, wetlands, and remanent parcels.
The proposed standards for the development are:
Minimum lot width: 40 feet
Minimum lot are: 4,261 square feet
Front yard setback: 20 feet (25 feet on sidewalk side)
Rear yard setback: 6 feet
Side yard setback: 5 feet
Side yard setback street (corner): 15 feet
the lots sizes range from 4,261 square feet up to 10,623 square feet in size. The average lot size
within the development is proposed at 5,307 square feet.
Access and Transportation
Access to this development is proposed from Denmark Avenue. A secondary emergency access is
Page 14 of 70
shown towards the southern end of the development near the wetland area. The secondary access
would consist of a 20 foot wide enhanced trail section that would provide emergency access in and
out of the site from Denmark Avenue to Street C. The emergency access will have to be gated and
closed to motorized vehicles of the general public. The preliminary plat does provide three stub
roads, one to the Dakota County CDA project to the north, one to the property to the south owned
by Bernard Murphy Farms, LP, and one near the northeast corner of the development to provide
future access to the north. The road right-of-way within the development is proposed to be 60 feet
in width with the roadway width being 29 feet face or curb to face of curb.
The proposed development is adjacent to CSAH 31 (Denmark Avenue) and is therefore subject to
the County's contiguous plat ordinance. The County's Plat Commission reviewed the preliminary
plat on March 26th. The Plat Commission's letter regarding this development is attached for
reference.
Parks, Trails & Sidewalks
Sidewalks are provided on the south side of Street A and the west side of Street C. Eight foot wide
bituminous trails are provided along the norther boundary of the site extending from Denmark
Avenue up to Ash Street (220th Street W), extending from cul-de-sac (Street B) to the emergency
access trail, and along the right-of-way of Denmark Avenue.
The City will be taking cash-in-lieu of park land dedication. The trail extending to Ash Street is
critical as the park that would service this development is Westview Acre Park. This trail section
would assist in residents of this development being able to access that park area.
Preliminary Planned Unit Development
This development is being proposed as a Planned Unit Development to allow flexibility with the bulk
standards within the R-2 zoning district. The flexibility requests are as follows:
Reducing the minimum lot area to 4,261 square feet (typical minimum is 6,000 sf)
Reducing the minimum lot width to 40 feet (typical minimum is 60 feet)
Reducing the corner yard setback to 15 feet (typical minimum is 20 feet)
Reducing the interior side yard setback to 5 feet (typical minimum is 6 feet)
Increasing the building coverage percentage for lots to 50% (typical maximum is 35%)
BUDGET IMPACT:
Not applicable
ACTION REQUESTED:
Recommend approval of the Dakota Meadows Preliminary Plat and Planned Unit Development
contingent upon the following:
1. The satisfaction of all engineering comments/requirements including construction plans for
grading, stormwater and utilities.
ATTACHMENTS:
00-124153 - Dakota Meadows Prelim-Rev 03 (04-02-2025)
Dakota Meadows Plat Commission letter032725
Page 15 of 70
Page 16 of 70
REGISTERED PROFESSIONAL CIVIL ENGINEER
REGISTERED PROFESSIONAL LAND SURVEYOR
DEVELOPER
REG. NO.
42299
JOHN M. MOLINARO
PETER J. HAWKINSON
REG. NO.
45831
MATT ODENTHAL
DISTINCTIVE LAND DEVELOPMENT, LLC
18466 KENYON AVENUE STE#100
LAKEVILLE, MN 55044
PREPARED BY PIONEER ENGINEERING, P.A.
2422 ENTERPRISE DRIVE
MENDOTA HEIGHTS, MN 55120
00-ENG-124153-SHEET-COVER
1.00COVER SHEET
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
LOCATION MAP
PRELIMINARY GRADING DETAILS
PRELIMINARY EROSION CONTROL PLANPRELIMINARY GRADING PLAN
LEGENDCOVER SHEET
SHEET INDEX
1.001.01
3.00-3.033.10
4.01-4.04
PRELIMINARY PLAT
EXISTING CONDITIONS2.00-2.02
2.10-2.12
PRELIMINARY SITE PLAN2.20-2.23
PRELIMINARY SEEDING PLAN3.20
PRELIMINARY STORM SEWER PLAN5.10-5.13
PRELIMINARY SANITARY & WATER PLAN5.00-5.04
PRELIMINARY LANDSCAPE PLANL1.PRELIMINARY TREE PRESERVATION PLANT1.
PRELIMINARY FEMA FLOOD PLAN6.01
S3.
STORMWATER POLLUTION PREVENTION
PLAN
S1-S2.
EXISTING HYDROLOGY PLAN
S5.
MPCA MAPS4.PROPOSED HYDROLOGY PLAN
DAKOTA MEADOWS
PRELIMINARY PLAT
FARMINGTON, MINNESOTA
PRELIMINARY REMOVALS PLAN1.10
PRELIMINARY WETLAND PLAN7.01
Pa
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1
7
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7
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00-ENG-124153-SHEET-LEGEND
1.01LEGEND
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
Pa
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e
1
8
o
f
7
0
00-ENG-124153-SHEET-DEMO
1.10PRELIMINARY REMOVALS PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
Pa
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e
1
9
o
f
7
0
2.00EXISTING CONDITIONS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
01-03-2025 LAKEVILLE, MN 55044
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Surveyor
under the laws of the State of Minnesota 42299
Peter J. Hawkinson
EX-SURV-124153-BASE.DWG
2. 02-10-2025 Carriage Change3. 04-01-2025 City Comments
Pa
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2
0
o
f
7
0
2.01EXISTING CONDITIONS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
33OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
Pa
g
e
2
1
o
f
7
0
2.02EXISTING CONDITIONS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
33OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
Pa
g
e
2
2
o
f
7
0
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
01-03-2025 LAKEVILLE, MN 55044
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Surveyor
under the laws of the State of Minnesota 42299
Peter J. Hawkinson
00-SURV-124153-BASE.DWG
2. 02-10-2025 Carriage Change3. 04-01-2025 City Comments 2.10PRELIMINARY PLAT
Pa
g
e
2
3
o
f
7
0
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
01-03-2025 LAKEVILLE, MN 55044
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Surveyor
under the laws of the State of Minnesota 42299
Peter J. Hawkinson
00-SURV-124153-BASE.DWG
2. 02-10-2025 Carriage Change3. 04-01-2025 City Comments 2.11PRELIMINARY PLAT
Pa
g
e
2
4
o
f
7
0
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
01-03-2025 LAKEVILLE, MN 55044
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Surveyor
under the laws of the State of Minnesota 42299
Peter J. Hawkinson
00-SURV-124153-BASE.DWG
2. 02-10-2025 Carriage Change3. 04-01-2025 City Comments 2.12PRELIMINARY PLAT
Pa
g
e
2
5
o
f
7
0
00-ENG-124153-SHEET-SITE
2.20PRELIMINARY OVERALL SITE PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
Pa
g
e
2
6
o
f
7
0
00-ENG-124153-SHEET-SITE
2.21PRELIMINARY SITE PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
Pa
g
e
2
7
o
f
7
0
00-ENG-124153-SHEET-SITE
2.22PRELIMINARY SITE PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
Pa
g
e
2
8
o
f
7
0
00-ENG-124153-SHEET-SITE
2.23PRELIMINARY SITE PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
Pa
g
e
2
9
o
f
7
0
00-ENG-124153-SHEET-GRAD OVR
3.00PRELIMINARY OVERALL GRADING
PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
Pa
g
e
3
0
o
f
7
0
STORMWATER SETBACKS
LOW FLOOR 2' + HWL
1' + EOF
2' + SHWT
LOW OPENING 1' + EOF
00-ENG-124153-SHEET-GRAD
3.01PRELIMINARY GRADING PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
Pa
g
e
3
1
o
f
7
0
STORMWATER SETBACKS
LOW FLOOR 2' + HWL
1' + EOF
2' + SHWT
LOW OPENING 1' + EOF
00-ENG-124153-SHEET-GRAD
3.02PRELIMINARY GRADING PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
Pa
g
e
3
2
o
f
7
0
STORMWATER SETBACKS
LOW FLOOR 2' + HWL
1' + EOF
2' + SHWT
LOW OPENING 1' + EOF
00-ENG-124153-SHEET-GRAD
3.03PRELIMINARY GRADING PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
Pa
g
e
3
3
o
f
7
0
LEGEND
00-ENG-124153-SHEET-EROS
3.10PRELIMINARY EROSION CONTROL
PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
Pa
g
e
3
4
o
f
7
0
·
·
·
·
·
·
·
·
·
·
·
·
00-ENG-124153-SHEET-SEED
3.20PRELIMINARY SEEDING PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
Pa
g
e
3
5
o
f
7
0
00-ENG-124153-SHEET-DTLS
4.01PRELIMINARY GRADING DETAILS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
Pa
g
e
3
6
o
f
7
0
00-ENG-124153-SHEET-DTLS
4.02PRELIMINARY GRADING DETAILS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
Pa
g
e
3
7
o
f
7
0
·
·
00-ENG-124153-SHEET-DTLS
4.03CITY DETAILS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
Pa
g
e
3
8
o
f
7
0
STOP
00-ENG-124153-SHEET-DTLS
4.04CITY DETAILS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
Pa
g
e
3
9
o
f
7
0
00-ENG-124153-SHEET-SSWR OVR
5.00PRELIMINARY OVERALL SANITARY
SEWER & WATERMAIN PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
Pa
g
e
4
0
o
f
7
0
00-ENG-124153-SHEET-HYD
5.01PRELIMINARY HYDRANT COVERAGE
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
Pa
g
e
4
1
o
f
7
0
00-ENG-124153-SHEET-SSWR
5.02PRELIMINARY SANITARY SEWER &
WATERMAIN PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
Pa
g
e
4
2
o
f
7
0
00-ENG-124153-SHEET-SSWR
5.03PRELIMINARY SANITARY SEWER &
WATERMAIN PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
Pa
g
e
4
3
o
f
7
0
00-ENG-124153-SHEET-SSWR
5.04PRELIMINARY SANITARY SEWER &
WATERMAIN PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
Pa
g
e
4
4
o
f
7
0
00-ENG-124153-SHEET-STRM OVR
5.10PRELIMINARY OVERALL STORM
SEWER PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
Pa
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00-ENG-124153-SHEET-STRM
5.11PRELIMINARY STORM SEWER PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
Pa
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4
6
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7
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00-ENG-124153-SHEET-STRM
5.12PRELIMINARY STORM SEWER PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
Pa
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4
7
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f
7
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00-ENG-124153-SHEET-STRM
5.13PRELIMINARY STORM SEWER PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
Pa
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4
8
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7
0
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
00-ENG-124153-SHEET-FEMA
6.01PRELIMINARY FEMA FLOOD PLAN
Pa
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00-ENG-124153-SHEET-WETLAND
7.01PRELIMINARY WETLAND PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
34OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro
LAKEVILLE, MN 55044
2. 02-10-2025 Carriage Change3. 04-02-2025 City Comments
Pa
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·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
S5OFDAKOTA MEADOWS
FARMINGTON, MN
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 02-10-2025 Carriage Change Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro 2. 04-02-2025 City Comments
00-ENG-124153-SHEET-HYDR-SWPPP
S1STORMWATER POLLUTION
PREVENTION PLAN
Pa
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00-ENG-124153-SHEET-HYDR-SWPPP
S2STORMWATER POLLUTION
PREVENTION PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
S5OFDAKOTA MEADOWS
FARMINGTON, MN
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 02-10-2025 Carriage Change Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro 2. 04-02-2025 City Comments
Pa
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5
2
o
f
7
0
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
S5OFDAKOTA MEADOWS
FARMINGTON, MN
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 02-10-2025 Carriage Change Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro 2. 04-02-2025 City Comments
00-ENG-124153-SHEET-HYDR-MPCA
S3MPCA MAP
Pa
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3
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LEGEND
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
S5OFDAKOTA MEADOWS
FARMINGTON, MN
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 02-10-2025 Carriage Change Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro 2. 04-02-2025 City Comments
00-ENG-124153-SHEET-HYDR-EXIS
S4EXISTING HYDROLOGY MAP
Pa
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5
4
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LEGEND
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
S5OFDAKOTA MEADOWS
FARMINGTON, MN
01-03-2025
JMM
SHA
Name
Reg. No.Date
Revisions
1. 02-10-2025 Carriage Change Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 01-03-2025
John M. Molinaro 2. 04-02-2025 City Comments
00-ENG-124153-SHEET-HYDR-PROP
S5PROPOSED HYDROLOGY MAP
Pa
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1OFJLT
JLT
1LANDSCAPE PLAN
c
OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
LAKEVILLE, MN 55044
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson 2. 02-10-2025 Carriage Change
2-10-2025
Pa
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5
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1OFJLT
JLT
Date
Designed
Drawn
1TREE PRESERVATION PLAN
c
OFDAKOTA MEADOWS
FARMINGTON, MN
DISTINCTIVE LAND DEV., LLC
18466 KENYON AVENUE #100
01-03-2025Name
Reg. No.Date
Revisions
1. 01-15-2025 Client Comments Date
Designed
Drawn
2025 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
01-03-2025 LAKEVILLE, MN 55044
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson 2. 02-10-2025 Carriage Change
TREE PROTECTION DETAILTREE PRESERVATION NOTES
Pa
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Dakota County Surveyor’s Office
Western Service Center 14955 Galaxie Avenue Apple Valley, MN 55124
952.891-7087 Fax 952.891-7127 www.co.dakota.mn.us
March 27, 2025
City of Farmington
430 Third Street
Farmington, MN 55024
Re: DAKOTA MEADOWS
The Dakota County Plat Commission met on March 26, 2025, to consider the preliminary plat of the above
referenced plat. The plat is adjacent to CSAH 31 (Denmark Ave.) and is therefore subject to the Dakota
County Contiguous Plat Ordinance.
The site includes a residential development with 134 lots. The right-of-way needs for a future 2-lane rural
roadway are 55-feet of half right of way. There is one access to the site off CSAH 31 shown as “Street A”.
Street A will also serve the existing CDA site to the north. The existing CDA access along CSAH 31 was
temporary and will be closed with this development. A temporary permit will also be required for an
emergency/trail access. An emergency access will be designed on the south portion of this development
and connect to the proposed trail. In addition, the trail for emergency purposes (secondary access) will
be constructed wider than a typical trail design. Restricted access should be shown along all of CSAH 31
except for the “Street A” opening. A quit claim deed to Dakota County for restricted access along CSAH 31
is required with the recording of the plat mylars.
The Plat Commission has approved the preliminary and final plat, provided that the described conditions
are met, and will recommend approval to the County Board of Commissioners on April 22, 2025.
Traffic volumes on CSAH 31 are 6,945 ADT and are anticipated to be 5,400 ADT by the year 2040. These
traffic volumes indicate that current Minnesota noise standards for residential units could be exceeded
for the proposed plat. Residential developments along County highways commonly result in noise
complaints. In order for noise levels from the highway to meet acceptable levels for adjacent residential
units, substantial building setbacks, buffer areas, and other noise mitigation elements should be
incorporated into this development.
No work shall commence in the County right of way until a permit is obtained from the County
Transportation Department and no permit will be issued until the plat has been filed with the County
Recorder’s Office. The Plat Commission does not review or approve the actual engineering design of
proposed accesses or other improvements to be made in the right of way. Nothing herein is intended to
restrict or limit Dakota County’s rights with regards to Dakota County rights of way or property. The Plat
Commission highly recommends early contact with the Transportation Department to discuss the
permitting process which reviews the design and may require construction of highway improvements,
including, but not limited to, turn lanes, drainage features, limitations on intersecting street widths,
medians, etc.
Page 58 of 70
Please contact TJ Bentley regarding permitting questions at (952) 891-7115 or Todd Tollefson regarding
Plat Commission or Plat Ordinance questions at (952) 891-7070.
Sincerely,
Todd B. Tollefson
Secretary, Plat Commission
c:
Page 59 of 70
Page 60 of 70
PLANNING COMMISSION AGENDA MEMO
To: Planning Commission
From: Jared Johnson, Planning Coordinator
Department: Community Development
Subject: Draft Beekeeping Ordinance - Discussion Only
Meeting: Planning Commission - Apr 08 2025
INTRODUCTION:
The Planning Commission has held two discussions on a potential beekeeping ordinance to allow
the keeping of honey bees on residential lots smaller than 2.5 acres. The first discussion was held
on August 14th, 2024, to gauge interest from the Planning Commission on pursuing an ordinance.
Another discussion was held on February 11th, 2025, to compare surrounding communities and
their ordinances. Based off feedback from that meeting, staff has drafted an ordinance for the
Planning Commission to review.
DISCUSSION:
The attached draft ordinance is modeled after feedback received from the Planning Commission
and the ordinance from the City of Eagan. Highlights of the ordinance include:
Definitions section
Administrative permit to be approved by staff
Education requirements including proof of competition of a beekeeping basics course or
three or more years of beekeeping experience
Only allowed in rear yard
Setbacks - 20 feet from lot lines, 30 feet from adjacent decks, patios, swimming pools, or
other outdoor living space
Flyway barrier required if kept within 25 feet of a lot line or 35 feet from adjacent decks,
patios, swimming pools, or other outdoor living space. The barrier must run parallel to the lot
line for at least 10 feet in both directions in front of the hive entrance.
Inspections will be required upon issuance of the permit and each time a renewal permit is
received.
Hives shall be kept in good condition and colonies shall be continuously managed to prevent
swarming.
Termination - Permits will be terminated if: expired and no renewal permit was received,
violation of the ordinance or permit is occurring, failure to allow an inspection, transfer of
ownership of the property, or if a public nuisance is occurring. Hives that aren't removed
after a permit is terminated will be deemed a public nuisance and may be abated by the city.
BUDGET IMPACT:
Not applicable
Page 61 of 70
ACTION REQUESTED:
Discussion only. Provide feedback to staff on the attached draft ordinance including any additions
or edits.
ATTACHMENTS:
Draft Beekeeping Ordinance
Page 62 of 70
CITY OF FARMINGTON
DAKOTA COUNTY, MINNESOTA
ORDINANCE NO.
AN ORDINANCE AMENDING TITLES 6 AND 10 OF THE FARMINGTON CITY
CODE AS IT RELATES TO THE KEEPING OF HONEY BEES
The City Council of the City of Farmington ordains:
SECTION 1. Tile 6, Chapter 4, Section 2(C) of the Farmington City Code is amended as
follows (deleted text is stricken and added text is underlined):
6-4-2: KEEPING ANIMALS WITHIN THE CITY:
(C) Farm Animals: Except as provided in this subsection, The the keeping of farm animals, with
the exception of chickens on urban residential lots which are regulated under section 10-6-29 of
this code, is a permitted accessory use in all zoning districts provided:
1. The minimum lot size is two and one-half (2 ½) acres.
2. Farm animals may not be confined in a pen, feedlot or building within one hundred
feet (100') of any residential dwelling not owned or leased by the keeper of the animals,
unless:
(a) The animals were kept prior to the adoption of this section, or
(b) The animals were kept after the adoption of this section but prior to the
existence of a residence within one hundred feet (100’).
3. The provisions of Subsections (C)1. and (C)2. do not apply to the keeping of honey
bees on urban residential lots which are regulated under section 10-6-31 of this code, and
do not apply to the keeping of chickens on urban residential lots which are regulated
under section 10-6-29 of this code.
SECTION 2. Title 6, Chapter 6, Section 2 of the Farmington City Code is amended as follows
(added text is underlined):
6-6-2: ABATEMENT:
When any dwelling or any building, structure, excavation, business pursuit, matter or thing in or
about a dwelling, or the lot on which it is situated, or the plumbing, sewerage, drainage, light or
ventilation thereof, is in the opinion of the board of health, in a condition or in effect dangerous
or detrimental to life or health (as set forth in section 6-6-1 of this section), the board of health
may declare that the same, to the extent that it may specify, is a public nuisance, and shall order
the same to be removed, abated, suspended, altered or otherwise improved or purified as the
order shall specify.
The board of health may also order or cause any dwelling or excavation, building, structure,
sewer, plumbing pipe, passage, premises, ground, matter or thing in or about a dwelling, or the
Page 63 of 70
lot on which it is situated, to be purified, cleansed, disinfected, removed, altered, repaired, or
improved.
If any order of the board of health issued under authority of the provisions hereof is not complied
with, or so far complied with as may be regarded as reasonable, within fifteen (15) days after the
service of said notice, or within such shorter time as may be designated, then such order may be
executed by the board of health, through its officers, agents, employees or contractors and the
cost thereof assessed against said property as provided by law.
Any beehive that is kept pursuant to Section 10-6-31 of this code for which a permit has been
terminated shall be removed by the beekeeper, as defined by Section 10-6-31 of this code, within
five (5) days of the permit termination. Any beehive that is not removed by the beekeeper within
five (5) days shall be deemed a public nuisance as a safety hazard. The city shall remove the
beehive on the order of the Director of Community Development, and shall charge the beekeeper
for the costs of abatement. Any unpaid abatement cost may be assessed as an unpaid special
charge pursuant to Minnesota Statutes § 429.101.
SECTION 3. Title 10, Chapter 6, Section 31 is hereby added as follows into the Farmington
City Code:
10-6-31: KEEPING OF HONEY BEES ON URBAN RESIDENTIAL LOTS
(A) Definitions: The following definitions shall apply for this section:
APIARY: The assembly of one or more colonies of honey bees on a single lot.
APAIRY LOT: the lot upon which an apiary is located.
BEEKEEPER: a person who either owns one (1) more colonies of honey bees and/or
owns the property on which a honey bee colony is located.
BEEKEEPING EQUIPMENT: anything used in the operation of an apiary, including but
not limited to hive bodies, brood boxes, supers, hive frames, top and bottom boards,
platforms, beekeeping tools or supplies, and extractors.
COLONY: an aggregate of honey bees, consisting generally of one queen bee, worker
bees, drone bees, or any combination thereof, and at times including brood, comb, pollen
and honey.
HIVE: the receptable intended for the habitation of a colony, which may be a “top bar”
hive or a traditional multistoried 8-10 frame hive that has one or more brood boxes, plus
any honey supers as may be added.
HONEY BEE: all life stages of the common domestic honey bees, apis mellifera
species.
Page 64 of 70
NUCLEUS HIVE: a hive receptacle or hive body that is nine and five-eighths inches
deep, and holds three to five frames and a small quantity of honey bees, which may
include a queen, for particular beekeeping purposes, such as starting a new colony,
introducing of a new queen to an existing colony, or rearing a new queen.
SWARMING: the process where a queen bee leaves a colony with a large group of
worker bees.
(B) Administrative Permit Required: An administrative permit shall be required for the
keeping of honey bees upon a property less than two and one-half (2 ½) acres in size and
developed with a single-family dwelling within a residential zoning district. The keeping
of honey bees on lots two and one-half (2 ½) acres and larger are regulated under section
6-4-2 of this code. An administrative permit application must be submitted to the
Planning Department with a fee, as established by the City Council. Upon receipt of the
administrative permit application, all adjacent property owners will be notified of the
application. Supporting information/documents to be submitted to the Planning
Department with an administrative permit application are:
1. Number of colony hives to be kept on the premises. The beekeeper must live on the
property where the colony hives are kept.
2. Detailed site plan of the lot on which the colony hives are to be kept. The site plan
shall show the lot dimensions, location of the colony hives, setbacks of the colony
hives to property lines, setbacks of the colony hives from dwelling units, decks,
patios, swimming pools, or other outdoor living spaces on adjacent properties, and
the location, length, and materials of proposed flyway barriers.
3. Proof of completion of a beekeeping basics course through the University of
Minnesota Bee Lab or a local beekeeper club/association within 12 months of the
date of the application or proof of three or more consecutive years of actual
beekeeping experience, established by substantiated evidence thereof, within five
years immediately preceding the date of application. The Planning Department shall
have the final determination if the education requirements are met or if additional
evidence or education is needed.
4. Any other information the Planning Department deems necessary to evaluate the
application for compliance with the requirements of this section.
(C) Duration of Permit: An approved permit shall be valid for 1 year and must be renewed
every year from its date of issuance.
(D) Performance Standards:
1. The number of colony hives permitted on a lot is determined as follows:
(a) Less than 0.5 acres: 2 colonies
(b) 0.5 acres to less than 2.5 acres: 4 colonies
(c) Larger than 2.5 acres: no restriction
2. Colony hives are only allowed in the rear yard
3. Colony hives shall observe the following setbacks:
(a) 20 feet from any lot line
(b) 30 feet from decks, patios, swimming pools, or other outdoor living spaces on
adjacent properties
4. If a colony hive is kept within 25 feet of a lot line of the apiary site or within 35 feet
Page 65 of 70
of a dwelling unit, deck, patio, swimming pool, or other living space on an adjacent
lot, a flyway barrier of at least six feet in height shall be required in accordance with
the following requirements:
(a) The flyway barrier shall either be a stone wall, solid fence, dense vegetation
or combination thereof, in order that honey bees must fly over, rather than
through, the material to reach the colony. The flyway barrier shall be
constructed of high quality, durable materials and follow any other applicable
City Code provisions herein.
(b) If a flyway barrier is proposed to be dense vegetation, the initial planting may
be four feet in height, so long as the vegetation reaches six feet in height or
higher within two years of planting. The vegetation shall provide dense
screening from six inches from grade to the top of the vegetation year-round.
(c) The flyway barrier shall continuously run parallel to the apiary site’s lot line
for a distance of ten (10) feet in both directions in front of each hive entrance
side; unless the barrier is installed to completely surround the hive(s).
5. Colonies shall be kept in hives with removable frames and kept in good condition.
6. Each hive shall be continuously managed to provide adequate and healthy living
spaces to prevent swarming.
7. All beekeeping equipment shall be kept in good condition and unused equipment
shall be stored indoors.
8. Each colony shall be provided with a source of clean water.
9. For each colony allowed, there may also be one nucleus colony in a hive structure
not to exceed one standard 9-5/8 inch depth ten (10) -frame hive body with no
supers.
10. If a colony exhibits frequent aggressive behavior, the beekeeper shall take immediate
action to address and correct it, including replacing the queen, if necessary.
11. Fruit trees and other flowering trees may not be sprayed while in full bloom with any
substance harmful to honey bees.
(E) Inspection: Upon issuance of the permit and full set up of the first hive, the permit
holder shall permit the city to inspect the apiary lot. The apiary lot shall be inspected
each time a renewal permit is received. The apiary lot may be inspected at any
reasonable time to ensure compliance with this ordinance.
(F) Termination:
1. An approved permit shall be terminated and the colony hives shall be removed from
the apiary lot if any of the following occurs:
(a) The permit expires without a renewal application being received.
(b) The city finds a violation of the approved permit or this ordinance.
(c) Failure to allow the city to inspect the apiary lot.
(d) The keeping of honey bees in an unlawful manner so as to constitute a public
nuisance or to otherwise adversely affect the health, safety or general welfare
of the public.
(e) A transfer of ownership of the property.
2. Any hive not removed after a permit has been terminated shall be deemed a public
nuisance and may be abated pursuant to Section 6-6-2 of this code.
Page 66 of 70
SECTION 4. 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 xx day of xx 2025.
ATTEST:
____________________________ ______________________________
Joshua Hoyt, Mayor Shirley R Buecksler, City Clerk
Page 67 of 70
PLANNING COMMISSION AGENDA MEMO
To: Planning Commission
From: Tony Wippler, Planning Manager
Department: Planning Commission
Subject: Harris Property Concept Plan - Lennar
Meeting: Planning Commission - Apr 08 2025
INTRODUCTION:
At the March regular meeting the Commission reviewed a concept plan submitted by Lennar for the
property known as the Harris property. Lennar has submitted a revised concept plan in an attempt
to address the concerns expressed by the Planning Commission at the March meeting.
DISCUSSION:
Review
The Harris property currently consists of two parcels of land totaling approximately 153 acres.
These parcels were annexed into Farmington in 2022 as part of the incorporation of Empire
Township as a city. The parcels contain approximately 20 acres of wetland and 3 acres of
floodplain from the North Creek tributary. Additionally, the property is bisected by two natural gas
pipelines. The property is located directly south of the Mystic Meadows subdivision.
Concept Plan
Attached, for Commission's review, is a revised concept plan for the Harris property. The plan
proposes a total of 297 lots with lot widths ranging from 55 feet to 75 feet. The breakdown of the
lots is as follows:
55' wide lots: 168 units
65' wide lots: 124 units
75' wide lots (shoreland): 5 lots
The minimum lot depth would be 120 feet. The proposed setbacks would be as follows:
Front yard setback setback: 20 feet
Side yard interior setback: 6 feet
Side yard corner setback: 20 feet
Rear yard setback: 6 feet
As shown above, 5 lots are to be located within the shoreland of the North Creek Tributary. In
accordance with Section 10-6-18 of the City Code, these five lots are required to be a minimum of
Page 68 of 70
75 feet in width and impervious surface coverage for each of these lots cannot exceed 25% of a lot
area.
Comprehensive Plan and Zoning
These parcels were annexed into the city in 2022 and are currently zoned and comprehensively
guided as Agriculture. These parcels would have to be rezoned to an R-2 (Low/Medium Density
Residential) classification. The development would also have to be processed as a Planned Unit
Development (PUD) in order to address the 55 foot wide lots. A Comprehensive Plan Amendment
would also be required to change the land use guidance from agriculture to low medium density
residential, incorporate the property within the Metropolitan Urban Service Area (MUSA), and to
give it a development staging timeframe of 2020-2030.
Parks and Trails
The pan shows a 11.8 acre park in the northwest corner of the site. This park location has been
found acceptable by the city's Park and Recreation Commission.
The development will have to provide trail corridors for the County Greenway. The city is currently
working with Dakota County on the preferred alignment of the greenway trail. The location of these
trails me impact the layout of the site.
Transportation
The concept plan shows the extension of both Dellwood Avenue and Deerbrooke Path south into
the proposed development from the Mystic Meadows neighborhood. Diamond Path will have to be
extended south to provide additional means of access to and from this development. Staff is
suggesting that two roads be extended and connected to Diamond Path. This will help to ensure
circulation in and out of the development and provides additional means of access for emergency
services. The road configuration has been modified significantly with this revised plan. The
previous plan that the commission reviewed in March had the northeast portion of the site isolated
with only one means of ingress and egress. The revised plan now shows an east west connection
across the wetland area along with the southern access. Additionally, the Deerbrook Path
extension has been modified from the previous plan where it was a continuous roadway extending
to the southern boundary of the site. With the revised concept, is not shown as a continuous road
through the development but ultimately leads out to Diamond Path.
BUDGET IMPACT:
Not applicable
ACTION REQUESTED:
Review and provide feedback to staff and the developer regarding the revised concept plan.
ATTACHMENTS:
Concept Plan 03-26-2025 v2
Page 69 of 70
DRAWN BY
DATE
REVISIONS
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FS.GZJ
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