Comprehensive Plan: The site is designated on the City’s Comprehensive Plan Land Use Map “LD” (Low Density Residential/2-6 units per acre). The “LD” is designed to accommodate residential developments that range from two to six units per acre and include most of the existing single-family residential areas that are zoned “R-1”, “R-2”, “R-3”, and “R-CL”. Other zoning districts eligible for this land use category include “R-5” (two family); “M-1”, “M-2”, and “M-3” (multiple family); and “PD” (planned development). The proposed 42-lot single-family residential development on 15.22 acres will have a gross density of 2.75 units per acre, which exceeds the minimum required density within the “LD” designation.
Livable Communities Impact: The proposal will create up to 42 market-rate single-family dwelling units to the City’s existing housing stock, which is consistent with the following Livable Communities Act principles:
- Provide a balanced supply of housing supply, with housing available for people of all income levels; and
- Provide a variety of housing types for people in all stages of the life cycle.
Zoning: The property is currently zoned “SG” (Sand and Gravel), which allows limited agricultural pursuits, including crop and plant production and commercial greenhouses and nurseries as permitted uses, and sand and gravel mining as a conditional use. The property is part of a large sand and gravel mining operation, of which, portions of the operation area such as this have been reclaimed for development.
The applicant has requested a rezoning of the property from “SG” to a “PD-975/zone 1” (Planned Development). This planned development designation has established uses, area requirements, and performance standards for the planned development district, consistent with the existing subdivision developments within the “PD” district. The minimum lot area and lot width within this “PD” district is 8,450 sq. ft. and 60 feet for an interior lot, and 10,400 sq. ft. and 80 feet for a corner lot. All lots meet the minimum lot area and lot width requirements.
The proposed development is located on property that is part of a sand and gravel mining conditional use permit (C.U.P.). This proposal will end the ability of Fischer Sand and Aggregate, the current owner, to mine the property. Therefore, the owner will need to formally release this property from the sand and gravel mining C.U.P. Staff will work with the developer and property owner with an amendment of their C.U.P.
Mining operations will continue north and east of the proposed development, which could result in potential conflicts. This will need to be addressed through the zoning code regulations that establish setbacks between residential property and mining operations, operating hours, and screening.
The applicant is also requesting an ordinance amendment to allow for a five-foot reduction in minimum required front yard setback to allow for the dwelling units on Lots 9-13, Block 3, Quarry Ponds Fifth Addition and Lot 1, Block 1, Quarry Ponds Sixth Addition to be set back a minimum of 25 feet from the front property line. This will give those lots an additional five feet a rear yard, which is encumbered by 50 feet of an 100-foot pipeline easement.
Preliminary Plat: The preliminary plat consists of the platting of approximately 15.22 acres into 42 single-family lots. This will result in a gross density of 2.75 units per acre. Lot sizes will range from 9,918 sq. ft. to 18,960 sq. ft. in area.
The project is proposed to be done in two phases. The first phase (Fifth Addition) will plat 34 lots. The remaining eight lots will be developed in the second phase (Sixth Addition). Therefore, the proposed residential lots in the Sixth Addition should be platted as an outlot, consistent with the phasing plan.
Direct access to the individual lots within the proposed development will be via the extension two local streets north from the previous Quarry Ponds developments. Fairfield Avenue will be extended from the south and eventually intersect with the future extension of Johnny Cake Ridge Road located directly to the east of the development. The plans show that that this street will provide access to 21 lots in the first phase and four lots in the second phase. Fairchild Way will also be extended from the south and intersect with future Fairfield Drive and will provide direct access to the remaining 13 lots in the first phase and eight of the four lots in the second phase.
Approximately 816 feet of right-of-way for Johnny Cake Ridge Road will be dedicated with this plat. No direct access from the lots within this preliminary plat to Johnny Cake Ridge Road will be allowed. This shall be accomplished with the execution of an access restriction easement agreement that will place a one-foot easement over that portion of the lots directly abutting the two streets. Execution of this access restriction easement shall be part of the final plat approval.
The preliminary plat identifies drainage and utility easements over and across lots in the Fifth Addition, consistent with the City's subdivision requirements. The plat also identifies a 20-foot wide drainage and utility easements along the common lot line of Lot 7 and 8 Block 3, of the Fifth Addition. This easement area will be the location of a trail connection from the proposed development to Regatta Park to the west. And finally, a 55-foot wide drainage and utility easement is located in the rear yards of Lots 1-5, Block 1 of the Fifth Addition.
Perimeter drainage and utility easements should be shown on the lots within the proposed Sixth Addition and the 55-foot wide drainage and utility easement should be extended across the rear yards of Lots 1-4, Block 2 of the Sixth Addition. A 45-foot wide drainage and utility easement shall be established from the east property line to 10 feet west of a storm water pipe located in Lot 4, Block 1, of the Sixth Addition.
The submitted plans identify a "Trailway Outlot" located north of the proposed residential lots. This is likely to be the location of a section of the North Creek Greenway, a 14-mile regional trail that travels through Empire Township, Farmington, Lakeville, Apple Valley, and Eagan. A portion of a 100-foot wide pipeline easement is located in this outlot, which will restrict how Dakota County utilizes the outlot for the trail.
A 15-foot wide strip of land is located directly west of the proposed development. This strip of land should be platted as an outlot with the Fifth Addition.
Grading: The site has been disturbed as part of a sand and gravel mining operation. The site will be mass graded in preparation for development. The City Engineer has reviewed the grading plans and his comments are included in the attached memo.
Landscape Plan: A landscape plan is normally not required with a single-family development proposal in the City’s typical single-family zoning districts. However, this development is located in a planned development and will be adjacent to two collector streets. These two elements dictate the need for a landscaping plan that identifies the species type and location of plantings on lots located directly adjacent to future Johnny Cake Ridge Road and the future greenway.
The staging plan does identify landscape and landscape/berm areas in the rear and side of all lots abutting and Johnny Cake Ridge Road. Scenic/conservation easements shall be established over those areas.
The plan shows landscaping in the rear of Lots 8-13, Block 1 of the Fifth Addition and Lot 1-4, Block 1, of the Sixth Addition. Landscaping will be installed in the rear of these lots to provide screening from the greenway. Because 50 feet of the rear lots are located within a pipeline easement, installing landscaping in the easement area may be prohibited and installing landscaping outside of the easement area would likely have a significant impact on the use of those rear lots. Therefore staff is proposing that the estimated cost of the landscaping in those lots be escrowed until we know the location of the proposed greenway trail, which may provide more opportunities on where
to locate the landscaping.
Availability of Municipal Utilities: Utilities to serve this proposed development will be extended north from the existing development to the south. The City Engineer has reviewed the proposed plans and his comments are contained in the attached memo.
Street Classifications/Accesses/Circulation: Fairfield Drive and Fairchild Way, two local streets will be constructed within the proposed preliminary plat and will provide direct access to the individual lots. Fairfield Drive will intersect with both Fairchild Way and Johnny Cake Ridge Road. Construction of the segment of Fairchild Way within the proposed plat and all of Fairfield Drive with the exception of the section from Johnny Cake Ridge Road to Fairchild Way with be constructed as part of the Fifth Addition. The remaining section of Fairfield Drive and Johnny Cake Ridge Road, from 155th Street West to 157th Street West, shall be constructed as part of the Sixth Addition.
Johnny Cake Ridge Road, which will run along the east side of the development, will be constructed from 157th Street West to 155th Street West. Johnny Cake Ridge Road is a major collector. Major collector streets are designed to serve shorter trips within the city and collect traffic from neighborhoods and employment centers to the arterial system. The 2030 traffic volumes for the section of this street between CSAH 46 and CSAH 42 are estimated to be 13,000-19,800 trips per day.
Although this is outside the scope of this project, it should be noted that the 155th Street West/Johnny Cake Ridge Road intersection is being proposed as two-lane roundabout. The necessary right-of-way for this intersection has not been indicated on any of submitted plans.
Pedestrian Access: Sidewalks, trails or pathways shall be provided in accordance with provisions of the City’s pedestrian circulation plan. Sidewalks will be required along both sides of Fairfield Drive and Fairchild Way and pathways will be installed on both sides of Johnny Cake Ridge Road.
A trail connection between Lots 7 and 8, Block 3 of the Fifth Addition shall be installed with the first phase.
As previously mentioned, a section of the North Creek Greenway will be established in this development. This will include the location of a tunnel under Johnny Cake Ridge Road, just south of the 155th Street West intersection. A second tunnel is proposed under 155th Street West, west of the Johnny Cake Ridge Road intersection. Staff and the developer will be working closely with Dakota County on securing these tunnel locations.