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Home My WebLink About07.06.26 Joint Planning Commission & City Council Work Session Packet AGENDA Special Work Session Meeting 5:00 PM - Monday, July 6, 2026 Farmington City Hall Page 1. CALL TO ORDER 2. APPROVE AGENDA 3. DISCUSSION ITEMS 3.1. Land Use Discussion - 158-acres Adelmann Farm, LLC Development Plans - Vermillion Reserve Discuss the future land use of the Adelmann Farm, LLC property. Agenda Item: Adelmann Farm, LLC Development Plans - Vermillion Reserve - Pdf 2 - 6 3.2. Discussion on Transportation Device Use and Enforcement Review the information presented by Staff regarding the use and regulation of e-bikes, e-scooters, motorized bicycles, golf carts, UTVs, and side-by-side vehicles within the City. Provide feedback and policy direction regarding the proposed e-bike and e-scooter ordinance and identify any additional regulatory measures Staff should evaluate for future Council consideration. Agenda Item: Discussion on Transportation Device Use and Enforcement - Pdf 7 - 8 4. CITY COUNCIL COMMITTEE UPDATE 5. CITY ADMINISTRATOR UPDATE 6. ADJOURN Page 1 of 8 COUNCIL WORK SESSION AGENDA MEMO To: Mayor, Councilmembers and City Administrator From: Tony Wippler, Planning Manager Department: Community Development Subject: Land Use Discussion - 158-acres Adelmann Farm, LLC Development Plans - Vermillion Reserve Meeting: Joint Planning Commission and City Council Work Session - Jul 06 2026 INTRODUCTION: In February, a 158-acre parcel of land owned by the Adelmann Farm, LLC was annexed into the City from Eureka Township. The property owners petitioned the City for this annexation and listed the proposed land use as "future residential subdivision" on the petition. The subject property is located at the southwest intersection of Denmark Avenue and 220th Street W. During the May 18th City Council meeting, while discussing the record decision on the Environmental Assessment Worksheet for the proposed residential development of this site, a comment was made that the development of the parcel felt rushed, since the process did not involve a discussion of the proposed land use prior to the annexation. It was requested that the Planning Commission and City Council review the future land use of the property, specifically for the potential for the addition of commercial land uses on the property. The property owner and developer have indicated their desire to keep the development of this property to residential. DISCUSSION: Background A timeline is provided below for the processes/actions that have occurred to date for the subject property:  the permitting 2026-001 adopted Council Ordinance 2026, 2, February City annexation of the Adelmann Farm, LLC property from Eureka Township. Annexation petition indicated future residential subdivision as planned use.;  February 25, 2026, an Administrative Law Judge for the State of Minnesota issued an annexation to of City the property the of annexation approving order the Farmington;  plat, preliminary for application submits 15, 2026, April planned Lennar unit development, rezoning and comprehensive plan amendment for the Vermillion Page 2 of 8 Reserve development. The application was deemed complete which started the 60- day clock per state statues to process application.;  May 18, 2026, The City Council passed Resolution 2026-046 adopting Findings of Fact and Record Decision on the Vermillion Reserve Environmental Assessment Worksheet (EAW), finding and Environmental Impact Study (EIS) is not required. Based on the City Council's request, the planning and zoning applications were extended 60-days and the applicants were notified. Process - Rezoning, Comprehensive Plan Amendment and Planned Unit Development When the property was annexed into the City, it was automatically given an A-1 (Agriculture) zoning classification per the city's code. It would have to be rezoned to accommodate any future land use other than agricultural. Lennar is seeking an R-2 (Low/Medium Density Residential) zoning classification. Additionally, Lennar is seeking approval of a planned unit development to allow for smaller lot sizes (the R-2 zone requires a minimum lot size of 6,000 square feet). The property is currently non-designated in the city's 2040 Comprehensive Plan due to its recent annexation. Lennar is seeking comprehensive plan amendments to re-guide the property to Low Medium Residential, add the 158-acre parcel into the City's municipal urban service area (MUSA), and include the property within the 2020-2030 development staging timeframe. Site Constraints As shown on the preliminary plat (attached), the site is encumbered with 4 gas pipelines that run north/south through the center of the site making a large portion (approximately 30 acres) of the site undevelopable. Additionally, the location of these pipelines dictates where accesses to the site, specifically along 220th Street W and 225th Street W, can be provided. This along with the County's access spacing guidelines limit where these accesses can be located. Preliminary Plat The Vermillion Reserve preliminary plat (attached), as proposed by Lennar consists of 369 residential lots spread over the 158 acres site. The lots vary in size from 5,200 square feet up to 19,119 square feet. Additionally, the preliminary plat provides lot widths of 40 feet, 50 feet, 55 feet and 65 feet. The breakdown of number of lots based on lot width is:  40-foot-wide lots - 116  50-foot-wide lots - 87  55-foot-wide lots - 120  65-foot-wide lots - 46 The submitted preliminary plat shows 6 accesses to the site; 2 from each of the adjacent roadways (i.e., 220th Street W, Denmark Avenue and 225th Street W). The site is adjacent to County Road 31 (Denmark Avenue) and the future County Road 70 (220th Street W). Page 3 of 8 The proposed access for Street 1 along 220th Street W does not meet the County's access spacing guidelines (it is shown at 550 feet versus the County required 880 feet for restricted access). Dakota County wants restricted access shown along all of CR 31 and future CR 70 except for 3 access opening; those being at Street 7, Street 3 and Street 11. ACTION REQUESTED: Discuss the future land use of the Adelmann Farm, LLC property. ATTACHMENTS: Pages 2-3 Vermillion Reserve Preliminary Plat Plans 2026-04-10 Page 4 of 8 75 0 0 0 91 4 . 2 7 1 GS 6 0 1 6 I N V 5 . 4 0 75001914.566GS 6000 75004914.217 GS 6001 75005914.547 GS 6014 75 0 0 7 91 4 . 4 8 5 GS 6 0 1 7 C U T + - 1 9 T O P O F P I P E 75009913.748 GS 6019 CUT 5.15 TOP OF PIPE 75010914.008 GS 6032 CUT 2.80 TOP OF PIPE 75 0 1 1 915 . 7 5 0 GS 6 0 3 1 C U T 4 . 0 0 T O P O F P I P E 75 0 1 2 915 . 3 4 9 GS 6 0 2 0 C U T 6 . 2 0 T O P O F P I P E 75 0 1 3 915 . 8 4 1 GS 6 0 1 3 C U T 3 . 3 5 T O P O F P I P E 75 0 1 4 916 . 0 8 8 GS 6 0 0 2 C U T 3 . 7 5 T O P O F P I P E 75 0 1 5 918 . 2 7 6 GS 6 0 0 3 C U T 2 . 9 0 T O P O F P I P E 75016 918.300 GS 6004 C U T 2 . 9 0 T O P O F P I P E 75 0 1 7 918 . 2 2 8 GS 6 0 0 5 C U T 3 . 1 0 T O P O F P I P E 75 0 1 8 918 . 1 3 7 GS 6 0 1 0 C U T 4 . 3 0 T O P O F P I P E 75019 918.337 GS 6011 C U T 4 . 4 0 T O P O F P I P E 75 0 2 0 918 . 4 0 5 GS 6 0 1 2 C U T 4 . 3 0 T O P O F P I P E 75 0 2 1 916 . 2 3 4 GS 6 0 2 1 C U T 6 . 3 0 T O P O F P I P E 75022 916.186 GS 6022 C U T 6 . 3 5 T O P O F P I P E 75 0 2 3 916 . 5 3 8 GS 6 0 2 3 C U T 6 . 5 0 T O P O F P I P E 75 0 2 4 916 . 1 5 5 GS 6 0 3 0 C U T 3 . 9 0 T O P O F P I P E 75025 916.468 GS 602 9 C U T 4 . 0 0 T O P O F P I P E 75 0 2 6 916 . 8 0 1 GS 6 0 2 8 C U T 3 . 9 5 T O P O F P I P E 75 0 2 7 916 . 1 2 9 GS 6 0 2 7 C U T 4 . 1 0 T O P O F P I P E 75 0 2 8 912 . 8 3 9 GS 6 0 2 4 C U T 5 . 0 5 T O P O F P I P E 75 0 2 9 914 . 9 5 8 GS 6 0 0 9 C U T 3 . 8 0 T O P O F P I P E 75 0 3 0 915 . 8 0 6 GS 6 0 0 6 C U T 3 . 3 0 T O P O F P I P E 75 0 3 1 918 . 0 0 6 GS 6 0 0 7 C U T 3 . 5 5 T O P O F P I P E 75 0 3 2 917 . 9 8 4 GS 6 0 0 8 C U T 4 . 4 0 T O P O F P I P E 75 0 3 3 917 . 9 3 3 GS 6 0 2 6 C U T 6 . 6 0 T O P O F P I P E 75 0 3 4 915 . 6 8 7 GS 6 0 2 5 C U T + - 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N o . 29 9 9 W E S T C . R . 4 2 , S U I T E 1 0 0 BU R N S V I L L E , M N 5 5 3 0 6 PH O N E : 9 5 2 - 8 9 0 - 6 0 4 4 jb e n d e r @m n h i l l . c o m ww w . m n h i l l . c o m I h e r e b y c e r t i f y t h a t t h i s p l a n , sp e c i f i c a t i o n o r r e p o r t w a s p r e p a r e d by m e o r u n d e r m y d i r e c t s u p e r v i s i o n an d t h a t I a m a d u l y L i c e n s e d Pr o f e s s i o n a l E n g i n e e r u n d e r t h e l a w s of t h e S t a t e o f M i n n e s o t a . PRE L I M I N A R Y FO R FA R M I N G T O N , M I N N E S O T A V E R M I L L I O N R E S E R V E L E N N A R 16 3 5 5 3 6 T H A V E N U E N O R T H , S U I T E 1 0 0 , P L Y M O U T H , M N 5 5 4 4 6 F : \ _ C i v i l 3 D P r o j e c t s \ 2 4 3 3 0 \ P R E - P L A T P L A N S \ 2 4 3 3 0 E X C . d w g - 4 / 1 0 / 2 0 2 6 1 1 : 0 3 A M 24330 EXC 1.1 E X I S T I N G C O N D I T I O N S JSO LEGEND Know what's below. before you dig.Call R SCALE IN FEET 0 150 300 TP-1 EXISTING TELEPHONE BOX EXISTING ELECTRIC TRANSFORMER BOX EXISTING TREELINE/TREES > I EXISTING STORM SEWER EXISTING SANITARY SEWER EXISTING WATERMAIN > I S EXISTING POWER POLE EXISTING CURB & GUTTER EXISTING FENCEnnnn EXISTING ASPHALT EXISTING CONCRETE EXISTING GRAVEL EXISTING RETAINING WALL SB-1 G G G EXISTING UNDERGROUND GAS UFO UFO UFO EXISTING UNDERGROUND FIBER OPTIC T T T EXISTING UNDERGROUND TELEPHONE EXISTING TELEVISION BOX EXISTING CONTOUR923 EXISTING WETLAND EDGE EXISTING WETLAND EXISTING SOIL BORING LOCATION AC EXISTING AIR CONDITIONER EXISTING CLEANOUT EXISTING ELECTRIC OUTLET POST EXISTING GAS METER EXISTING GUY WIRE EXISTING HANDHOLE EXISTING SIGN EXISTING VAULT EXISTING WELL E V EXISTING OVERHEAD UTILITYOHUOHUOHU EXISTING UNDERGROUND TELEVISIONTVTVTV EXISTING TEST PIT LOCATION T TV Pa g e 5 o f 8 The Northeast Quarter of Section 1, Township 113, Range 20, except the North 275.31 feet of the West 389.93 feet thereof, Dakota County, Minnesota. Abstract Property PROPERTY DESCRIPTION PROJECT NO. 24330-00 CAD FILE 04/10/2026 DATE REVISIONS DRAWN BY 29 9 9 W E S T C . R . 4 2 , S U I T E 1 0 0 BU R N S V I L L E , M N 5 5 3 0 6 PH O N E : 9 5 2 - 8 9 0 - 6 0 4 4 ma r c u s @m n h i l l . c o m ww w . m n h i l l . c o m FA R M I N G T O N , M I N N E S O T A V E R M I L L I O N R E S E R V E L E N N A R FO R 16 3 5 5 3 6 T H A V E N U E N O R T H , S U I T E 1 0 0 , P L Y M O U T H , M N 5 5 4 4 6 P R E L I M I N A R Y P L A T 24330PP-1.dwg F : \ _ C i v i l 3 D P r o j e c t s \ 2 4 3 3 0 \ P R E - P L A T P L A N S \ 2 4 3 3 0 p p - 1 . d w g - 4 / 1 0 / 2 0 2 6 1 1 : 0 3 A M PLM Da t e : Re g . N o . I h e r e b y c e r t i f y t h a t t h i s s u r v e y , p l a n or r e p o r t w a s p r e p a r e d b y m e o r un d e r m y d i r e c t s u p e r v i s i o n a n d t h a t I am a d u l y L i c e n s e d L a n d S u r v e y o r un d e r t h e l a w s o f t h e S t a t e o f Mi n n e s o t a . PRE L I M I N A R Y ZONING INFORMATION A-1 (AGRICULTURAL)CURRENT ZONING: PROPOSED ZONING:P.U.D. (PLANNED UNIT DEVELOPMENT) LOTS 40' LOTS (BLOCKS 14-17) 50' LOTS (BLOCKS 10-13) 55' LOTS (BLOCKS 1-5, LOTS 4-14, BLOCK 6, & LOTS 1-9, BLOCK 7) 65' LOTS (LOTS 1-3, BLOCK 6, LOTS 10-22, BLOCK 7, & BLOCKS 8-9) GROSS DENSITY (TOTAL UNITS/GROSS AREA) LOTS 40' LOTS (BLOCKS 14-17) 50' LOTS (BLOCKS 10-13) 55' LOTS (BLOCKS 1-5, LOTS 4-14, BLOCK 6, & LOTS 1-9, BLOCK 7) 65' LOTS (BLOTS 1-3, BLOCK 6, LOTS 10-22, BLOCK 7, & BLOCKS 8-9) R.O.W. EXISTING ROAD (DENMARK AVENUE) EXISTING ROAD (220TH STREET WEST) EXISTING ROAD (225TH STREET WEST) SUBDIVISION ROADS OUTLOTS TOTAL 369 LOTS (116 LOTS) (87 LOTS) (120 LOTS) (46 LOTS) 2.33 D.U./ACRE 67.28 ACRES (16.57 ACRES) (16.45 ACRES) (23.64 ACRES) (10.62 ACRES) 29.16 ACRES (5.56 ACRES) (3.88 ACRES) (1.17 ACRES) (18.55 ACRES) 61.82 ACRES 158.26 ACRES 55' FOOT LOTS (BLOCKS 1-5, LOTS 4-14, BLOCK 6, & LOTS 1-9, BLOCK 7) NO. OF LOTS SMALLEST LOT SIZE LARGEST LOT SIZE AVERAGE LOT SIZE 120 LOTS 7,150 S.F. 14,661 S.F. 8,581 S.F. SITE DATA GROSS AREA 158.26 ACRES 65' FOOT LOTS (LOTS 1-3, BLOCK 6, LOTS 10-22, BLOCK 7, & BLOCKS 8-9) NO. OF LOTS SMALLEST LOT SIZE LARGEST LOT SIZE AVERAGE LOT SIZE 46 LOTS 8,450 S.F. 14,974 S.F. 10,063 S.F. SCALE IN FEET 0 150 300 PROPOSED MINIMUM SETBACKS FRONT SIDE (HOUSE & GARAGE) SIDE (STREET) REAR 25 FEET 6 FEET 20 FEET 20 FEET 50' FOOT LOTS (BLOCKS 10-13) NO. OF LOTS SMALLEST LOT SIZE LARGEST LOT SIZE AVERAGE LOT SIZE 87 LOTS 6,500 S.F. 19,119 S.F. 8,237 S.F. 40' FOOT LOTS (BLOCKS 14-17) NO. OF LOTS SMALLEST LOT SIZE LARGEST LOT SIZE AVERAGE LOT SIZE 116 LOTS 5,200 S.F. 10,406 S.F. 6,222 S.F. 2.0 Pa g e 6 o f 8 COUNCIL WORK SESSION AGENDA MEMO To: Mayor, Councilmembers and City Administrator From: Nate Siem, Police Chief Department: Police Subject: Discussion on Transportation Device Use and Enforcement Meeting: Joint Planning Commission and City Council Work Session - Jul 06 2026 INTRODUCTION: City Staff has identified a growing need to review and discuss the operation of e-bikes, e- scooters, motorized bicycles, golf carts, utility task vehicles (UTVs), and side-by-side vehicles within city limits. Increased use of these transportation and recreational vehicles has raised questions requirements, safety applicable operated, be may they where regarding enforcement challenges, and whether current city ordinances adequately address their use. The purpose of this work session discussion is to review existing regulations, identify policy considerations, and present a draft ordinance related to e-bikes and e-scooters for Council feedback and direction. DISCUSSION: The popularity and availability of e-bikes, e-scooters, motorized bicycles, golf carts, and side-by-side vehicles have increased significantly in recent years. While these vehicles provide alternative transportation options and recreational opportunities, they also present concerns and pedestrian operations, traffic interactions, public to related safety, enforcement. Staff will provide an overview of applicable state laws and existing City regulations governing these vehicle types. The discussion will focus on operational requirements, permitted licensing restrictions, standards, safety age equipment use, of areas and considerations, and enforcement options. Staff will also present a proposed ordinance establishing regulations for the operation of e-bikes and e-scooters within the City and seek Council input regarding desired policy direction and any additional regulatory considerations for other vehicle classifications. BUDGET IMPACT: There is no immediate budget impact associated with the work session discussion. Future budget impacts may result from ordinance implementation, public education efforts, signage, enforcement activities, or other regulatory measures that may be considered by the City Council. ACTION REQUESTED: Page 7 of 8 Review the information presented by Staff regarding the use and regulation of e-bikes, e- scooters, motorized bicycles, golf carts, UTVs, and side-by-side vehicles within the City. Provide feedback and policy direction regarding the proposed e-bike and e-scooter ordinance and identify any additional regulatory measures Staff should evaluate for future Council consideration. Page 8 of 8