Based on the context provided and the content of the transcript, here is the formatted version with speaker identifications. **Note on Identifications:** * **Chair Dirk Rody:** Identified via the roll call and the reference to "Dirk's question" at [56:41]. * **Tony (City Staff):** Refers to the Planning staff member presenting the first three items (likely Tony Winger, though not on the provided list, he is clearly the lead staff presenter). * **John Powell:** City Engineer (provided in context). * **John Anderson:** Applicant/Developer for Vita Ativa LLC. * **Jared (City Staff):** Planning staff member presenting the beekeeping ordinance. * **Commissioners Mitch Snowbeck and Andy Berg:** Identified by name in the dialogue and roll call. *** [0:01] [Music] [0:12] [Music] [0:33] **Chair Dirk Rody:** [Music] [Music] All right, we'll call the meeting to order. On behalf of the planning commission, I'd like to welcome our residents and viewers to this regular meeting of June 10th, 2025. [0:58] **Chair Dirk Rody:** On tonight's agenda, we have four discussion items. Uh before we get into those items, we have one housekeeping item to take care of. That would be the minutes from our regular meeting of May 13, 2025. Are there any additions or corrections to those minutes? [1:16] **Chair Dirk Rody:** If not, is there a motion? **Commissioner Andy Berg:** Motion. **Chair Dirk Rody:** We have a motion. Is there a second? **Commissioner Mitch Snowbeck:** Second. **Chair Dirk Rody:** Motion and second. All in favor say I. **Commissioners:** I. I. **Chair Dirk Rody:** Minutes are approved. With that then we'll start our first discussion item. Uh this is the Farmington Industrial Park fourth edition final plat and the site plan for Arnell Carriers. The address is 5260 208th Street West. And Tony, you'll take this. [1:38] **Tony (City Staff):** I am. Thank you, Mr. Chair, commission members. Uh yes. Before you this evening is the site plan and final plat for the Farmington Industrial Park 4th edition. Um, Remar Land Corporation, RNL Carriers, is requesting site plan review for the expansion of the truck terminal within the industrial zoning district. [1:58] **Tony (City Staff):** Hold on. Let me see if I can get this up and running here. **Chair Dirk Rody:** We bragged about all the nice screens you got, Tony, too. **Tony (City Staff):** I know. I apologize for that. It's okay. All right. Uh, the property is owned uh in our industrial zoning district. Um and then the uh like I had mentioned the second thing is the Farmington Industrial Park fourth edition final plat. Uh the subject property is addressed at uh 5260 208th Street West. [2:27] **Tony (City Staff):** Uh the property owner is RLR Investments LLC out of Wilmington, Ohio. Uh the location is at the southeast intersection of Pilot Knob Road and 208th Street West. The area is bounded by industrial uses to the east and south, vacant industrial land to the north, and pilot knob road is adjacent to the west. [2:49] **Tony (City Staff):** The property, as I previously mentioned, is zoned I industrial and guided to mixed-use commercial industrial and industrial in the 2040 comprehensive plan. As far as the current land use of the overall development area, it consists of four different lots, uh two outlots and then two buildable lots. Uh the existing truck terminal is located on one of those buildable lots and contains the following. It includes a 76,230 sq ft truck terminal building, 10,029 ft maintenance garage, 216 sq ft fuel building, and then associated parking and storm water facilities uh on the site as well. Uh as the commission uh is aware, a conditional use permit was approved by the planning commission in August of last year. uh specifically for the expansion uh use. [3:34] **Tony (City Staff):** As far as the site plan uh itself, uh they are proposing a 71,700 sq ft terminal building expansion. So about double what they have that would include 108 uh bay doors. Uh this would be on the south end of the existing building. Uh the site plan does relocate the storm water facility uh basically from the center portion of the site to the northwest corner. Uh it includes a 3,178 ft addition to the maintenance building. [4:13] **Tony (City Staff):** Also includes additional parking area to the west of the existing terminal building. And then also there's some additional parking on the south end of the site um that they are proposing as well. Uh the expansion area will match similar to the existing building as far as uh facade and height. So it'll match seamlessly with what they have uh at the site currently. [4:35] **Tony (City Staff):** Uh this is included in your packet. This is uh the ALTA survey of the site basically showing the existing conditions on the site. Um what you see is the 72,000 ft uh existing building with the ponding just to the west. Uh the two outlots I had mentioned are on the very west side of the site. They're labeled that outlot A and B. [4:58] **Tony (City Staff):** Um and then this is the uh proposed site plan. Basically what is shaded or in the darker area is what they're basically adding to the site. Uh as you can see the building is uh extended to the south and west um of this of the existing building. Again doubling approximately what they have in size. Um the storm water pond is located as I'd mentioned in that northwest corner. Uh and then the associated parking or the additional parking is shown um on the north and west of the existing building and then uh on the south end uh where there would be trailer or semi parking uh available. [5:39] **Tony (City Staff):** Uh as I mentioned the property is owned I industrial. Uh the setbacks are front yard 50, sideyard setback of 25, rear yard setback of 25 ft. These are the minimums. The proposed expansion exceeds all of those setbacks with the closest setback being approximately 124 ft. Um and that would be to the western property line. [6:01] **Tony (City Staff):** So they they're well in uh well in those uh setbacks. Uh there will be uh 317 off-street parking stalls provided uh with this expansion. Per code a total of 247 uh would be required based on the use of the property. Um additionally 272 trailer parking spots are provided again at that south end um of the site as well. [6:28] **Tony (City Staff):** Uh access to the site will remain as it currently uh exists today with the main entrance coming off of 208th Street West and a secondary access off of 210th Street West. Uh the development does consist of four parcels as I mentioned earlier. Uh replat of these parcels into a singular lot uh will be necessary. Uh that is why we're also looking at the plat this evening as well. Uh this will be a condition of approval of the site plan that they do go through and uh plat the property and get that recorded. [7:00] **Tony (City Staff):** Uh with the development uh there will need to be some uh easements that need to be vacated as part of that that were dedicated with the uh Farmington Industrial Park third edition um back almost 20 years ago now. Um so a conditional of approval of uh the site plan is that they go through that process um and get those easements vacated. Um new easements will obviously be dedicated with the the new plat as necessary. [7:30] **Tony (City Staff):** So that gets us to the Farmington Industrial Park fourth edition plat. Uh, basically this replats lots one and two of block one of Farmington Industrial Park third edition along with those two outlots, outlots A and B of that third edition as well. Uh, basically combines them into one large lot. Uh, so pretty simple plat when you look at it. [7:52] **Tony (City Staff):** Uh, as I previously indicated, the replatting does require the vacation of certain easements uh, from that third edition uh, plat. A public hearing has been scheduled for that and is uh scheduled for June 16th, so next Monday at the council. So I'm trying to tie everything in together as much as possible. [8:13] **Tony (City Staff):** So um being that the plat or the property is adjacent to county road uh that being Pilot Knob, it is uh subject to the county's uh adjacent or um abutting uh contiguous plat ordinance. I should say uh the plat commission did review the plat on May 21 of this year. Uh plat commission recommended approval contingent upon plat being advised to show restricted access along all of Pilot Knob Road. Uh a quit claim deed will have to be provided to the county uh for that restricted access at the time of the recording of the plat mylars. [8:53] **Tony (City Staff):** Um and then the last thing that uh needs to be changed with the plat is that the final plat needs to be amended uh to add a signature block for the planning chair. Um as that was not in—was not shown on the instrument of dedication for the plat. So that would be a condition of approval that that be amended for that as well. [9:16] **Tony (City Staff):** That leads us to the action that's requested this evening um and that is to approve the following recommendations by separate motion. So we'll take—take each one. Um I'll go through them and then we can take each one um as we go. Um the first one is approve the attached site plan contingent upon the following. [9:35] **Tony (City Staff):** Number one, satisfaction of all city comments and letter provided to applicant on February 21st of this year. Obtaining all necessary building and fire permits that may be required. And number three, prior to issuance of building permit, the Farmington Industrial Park fourth edition plat must be recorded with Dakota County and certain easements must be vacated from the properties. [9:56] **Tony (City Staff):** And then the second action that is being requested this evening is to recommend approval of the Farmington Industrial Park fourth edition plat contingent upon the following and forward that recommendation on to the city council. Uh the conditions are as follows. Number one, a development contract between the applicant and the city of Farmington shall be executed and security fees and cost shall be paid. Submission of all the documents required under the development contract shall be required. [10:21] **Tony (City Staff):** Two, the final plat must be amended to add a signature block to the instrument of dedication for the chair of the planning commission. And then finally, number three, the final plat must be amended to show the restricted access along the entirety of Pilot Knob Road as required by Dakota County. [10:36] **Chair Dirk Rody:** All right. Thank you, Tony. Nice job. Um, here with us tonight, uh, representing RNL carriers is Mr. Brandt. Do you have anything to add to the staff report? [10:44] **Mike Brandt (Kimley Horn):** Thank you, Mr. Chair. No, I do not. I'm Mike Brandt with Kimley Horn. Just stand for any questions you may have. [10:54] **Chair Dirk Rody:** Okay. Yeah, if you stay around then, we'd appreciate it. Um, I'm going to start with the commission table and then if—if anybody in the audience has anything, we'll take some time and you can certainly ask your questions also. Let's start with Commissioner Snowbeck. [11:05] **Commissioner Mitch Snowbeck:** Yeah, everything seems to be moving forward from what we talked about in the past and I really don't have any questions. It looks really nice and I'm excited about—I saw one of your trucks driving down the road on the way here. So, it's good to see activity in Farmington. **Chair Dirk Rody:** It's an omen, huh? **Commissioner Mitch Snowbeck:** Yeah, this is an omen. All right. [11:20] **Chair Dirk Rody:** Anything else, Mitch? **Commissioner Mitch Snowbeck:** Nope, I'm good. **Chair Dirk Rody:** Commissioner Berg. [11:22] **Commissioner Andy Berg:** Um Tony, I just have one question because I'm the new guy on the—on the commission. So, when we talk about the restricted access along Pilot Knob, what does that mean? [11:38] **Tony (City Staff):** Basically the county—they can restrict the access based on uh access spacing guidelines that they have. Currently there's a—generally the entire portion of pilot knob is restricted for this site except for at the very southern end there's I think an 80 foot area to where they could potentially do a right in right out. [11:58] **Tony (City Staff):** Um what the county is saying now is they would prefer to have that entirely restricted being that they're not looking to change their access to the site. **Commissioner Andy Berg:** Okay. Thank you. Yeah. Other than that, I've—I've followed this one for a while. It looks good. [12:18] **Chair Dirk Rody:** Yeah. And I—I'll follow up on Andy's question then. Um Tony, our city engineers reviewed this. Uh planning reviewed this. The county plat commission's reviewed this. **Tony (City Staff):** Correct. **Chair Dirk Rody:** This is a part of a Pilot Knob that's a different width than the stuff to the north. **Tony (City Staff):** Correct. **Chair Dirk Rody:** Would in the future if—if development occurs enough, is there enough room here for that road to be upgraded as needed? [12:43] **Tony (City Staff):** I do believe there's plenty of—I believe that's a fairly wide right of way. Um I don't foresee that being an issue. Um, yeah. And I would assume that the plat commission certainly would have raised their hand and asked the same question if—if their engineers looked at it at all. They didn't have any concern with that. [13:04] **Chair Dirk Rody:** Okay. That was really the question I had. And, you know, I just want to compliment RNL carriers. You know, when we did the uh public hearing for the CUP conditional use permit back um last year, uh there were the residents property owners just to the south. And as I mentioned to Mr. Brandt earlier, they were in favor of it. um actually supportive of Arnell Carriers. Sounds like you're a good neighbor, which is nice to hear. [13:30] **Chair Dirk Rody:** Um and you know, I don't see a problem with this expansion um at all. I—I—I think again um as Mitch said, there's a lot of your trucks on the road. I'm—you know, that intersection right there on 208 does get a little busy. Um some kind of uh control at some point may be indicated. [13:44] **Chair Dirk Rody:** But I think as I recall your representative at the time said that um there wasn't—even though it's doubling the amount of traffic, it won't double—it's not—the trucks won't double. Can you comment on that Mr. Brandt? And I'm—I'm trying to recall maybe somebody else remembers why you do. [14:05] **Mike Brandt (Kimley Horn):** Okay. Yeah. Really just because you double the square footage of a building doesn't always necessarily mean that the traffic will double per se because really what they're doing is just moving stuff around getting more room to store product in there. Okay. As well is really what happens with it. Usually the trucks per day don't double. It goes over time with a situation like that. Okay. Yeah. [14:34] **Tony (City Staff):** I—I remember at that meeting uh they had mentioned that it may add anywhere between 12 to 15 trucks in total. Um really what the expansion does, it provides for better efficiency of them um storing and moving the freight and for loading and unloading. [14:55] **Chair Dirk Rody:** And after Mr. Brandt mentioned it, that's what I recall that representative commenting also. So I—I have no issue with it. I would certainly support this. The reason Tony mentioned two motions is the first one site plans is the commission would approve. The uh final plat are always a recommendation to our city council. [15:11] **Chair Dirk Rody:** That's why we will take them separately. I did mention that we would offer an opportunity for any resident that has comments or questions. Does anybody have anything? Nothing. Okay, that's great. All right. um with in front of us the commission then are going to be uh two separate motions. The first one's the uh site plan and there's three contingencies that Tony outlined um on that. Is there a motion for the approval of the site plan? [15:42] **Commissioner Andy Berg:** I'll motion to approve the site plan. **Chair Dirk Rody:** We have a motion. Is there a second? **Commissioner Mitch Snowbeck:** I'll second. [15:45] **Chair Dirk Rody:** Motion and second. Call the roll, please. **City Clerk Shirley Buecksler:** Rody, yes. Snowbeck, yes. Berg. Yes. [15:58] **Chair Dirk Rody:** All right. In front of the commission. Then as a second one, that's a recommendation to our city council for the Farmington Industrial Park fourth edition final plat um contingent upon the three items as Tony listed uh just recently. Is there a motion? [16:13] **Commissioner Mitch Snowbeck:** I'll motion. **Chair Dirk Rody:** We have a motion. Is there a second? **Commissioner Andy Berg:** A second. **Chair Dirk Rody:** Motion a second. Call the roll, please. **City Clerk Shirley Buecksler:** Snowback. Yes. Berg, yes. Rody, yes. [16:26] **Chair Dirk Rody:** All right. Thank you. Good luck. You know, one question I always ask and it's because our residents, do you know when you plan to start the construction? [16:35] **Mike Brandt (Kimley Horn):** It's a good question. It's just a matter of getting all the permits in line and everything. So, probably another couple months. **Chair Dirk Rody:** Oh, so this year still mid—mid to late summer. **Mike Brandt (Kimley Horn):** Late summer, early fall. Okay. Might go into next year. It's all dependent on a lot of— **Chair Dirk Rody:** Well, we won't hold you to it. We just—some people might say, you know, when are they going to start? So, all right. We appreciate it. Thank you. **Mike Brandt (Kimley Horn):** All right. Thank you. [17:01] **Chair Dirk Rody:** All right. We'll move into our second uh discussion item. That's the final plat for Vita South Creek fourth and fifth editions. The applicant is Vita Ativa LLC. And Tony, you're going to take this one also. [17:08] **Tony (City Staff):** I am. You can't get rid of me that fast. Jared, you getting off easy tonight. Wow. Uh yes. The request this evening is from CC Vita Ativa LLC and they're requesting the review and uh recommended approval of the fourth and fifth editions of the Vita at South Creek um subdivision. The subject development is located south of County Road 50 and to the southwest of the Vermillion River Crossings development. [17:30] **Tony (City Staff):** Uh the plat uh consists of the platting of outlot A, Vita Ativa South Creek third edition, outlot C and H of Vita Ativa South Creek first edition and part of track B registered land survey number 66. Uh the final plat does contain 54 single family lots along with right-of-way for Pilot Knob and Spruce Street. [17:51] **Tony (City Staff):** Property is zoned R2 which is our low medium density residential and is part of an approved planned unit development. The plat contains 17.5 acres and has a net density of 3.9 dwelling units per acre. Lot sizes within this uh phase uh vary from 5,367 square ft up to 21,693 square ft with an average lot area of 8,600 square ft. Uh the plat does contain one outlot that's labeled as outlot A on the plat which will be used for storm water ponding uh and will need to be deeded to the city. [18:30] **Tony (City Staff):** Uh this is the fourth edition plat showing the general location uh and uh layout. Um as you see on the north end is the track B which is the extension of Pilot Knob uh to this uh development. [18:48] **Tony (City Staff):** As far as transportation is concerned uh with this plat uh 216th and 217th street west uh both will be extended west and will connect into what is called Ellsworth Way. Ellsworth Way cul-de-sacs towards the southern end of the development and then there's Eclipse Street which will be extended to the north from 216th Street to Spruce Street. Uh, Eclipse Street, Ellsworth Way, 216th and 217th are platted at a 60 foot right-of-way and will be constructed to a width of 34.92 ft. [19:21] **Tony (City Staff):** Uh, Pilot Knob will be extended uh south from County Road 50. Uh, this provides the secondary access for the development. Uh, this will require the relocation and replacement of the stop lights at the intersection of uh, Highway 50 and Pilot Knob. Uh and then lastly, Spruce Street will be constructed from Pilot Knob uh east to Eclipse Street. [19:47] **Tony (City Staff):** As far as uh sidewalks and trails, uh 5 foot wide sidewalks will be provided on the north side of 217th Street West, south side of 216th Street West, east side of Ellsworth Way, east side of Eclipse Street, and the north side of Spruce Street. And then a 10 foot wide bituminous trail will also be provided on the east side of Pilot Knob road as well. [20:12] **Tony (City Staff):** Uh Vita South Creek fifth edition. Um I figured instead of doing two separate uh memos I would all lump them into one memo. So bear with me. Um the fifth edition uh this consists of platting of outlot B Vita Ativa South Creek third edition uh into 16 town home lots uh four town home buildings um and two remnant lots. Uh the property is zoned R3 medium density residential and is part of a planned unit development. Uh town homes are a permitted use. Uh the plat contains 2.23 acres and has a net density of 7.17 dwelling units per acre. [20:51] **Tony (City Staff):** The two remnant lots, those being lot nine, block one and lot nine of block two, essentially consists of the common areas around the town homes and will be owned by the HOA. Uh the driveways for the town home units will be located within these uh lots as well. [21:08] **Tony (City Staff):** Uh this is just a copy of the plat showing the general layout uh with the uh basically four quadrants of the the property being divvied up for uh those 16 town home units. As far as transportation with this uh fifth edition, uh the plat will be split east to west with Eckert Way uh which will connect to 216th Street and 217th Street. The right-of-way for Eckert Way is shown as 60 ft in width and a roadway uh width of 34.92 ft in width. [21:43] **Tony (City Staff):** As far as trails and sidewalks for the fifth edition, five foot wide sidewalk will be provided on the west side of Eckert Way. Uh the sidewalk will connect into the existing sidewalk within 216th and 217th streets. [21:59] **Tony (City Staff):** Uh the engineering department has reviewed the final plat for the fourth and fifth editions and recommend approval of both upon satisfaction of all comments related to the construction plans for grading utilities and streets as well as the applicant entering into a development contract or contracts with the city and all security fees and costs uh being paid. [22:20] **Tony (City Staff):** The action as requested this evening uh similar to the previous uh application uh we want to do these by separate motion uh is to recommend approval of the following actions. The first action is approval of the Vita Ativa South Creek fourth edition final plat contingent upon the following and forward that recommendation onto the city council uh with the first condition being the satisfaction of all engineering comments related to the construction plans for grading utilities and streets. Number two, a development contract between the applicant and the city of Farmington shall be executed and security fees and costs shall be paid. Submission of all other documents required under the development contract shall be required. [23:02] **Tony (City Staff):** And then the second action is approval of the Vita Ativa South Creek fifth edition final plat contingent upon the following and to forward that recommendation on to the city council. Uh the first condition is satisfaction of all engineering comments related to construction plans for grading utilities and streets. And the second one is a development contract between the applicant and city of Farmington shall be executed and security fees and costs shall be paid. Submission of all other documents required under the development contract shall be required. [23:32] **Chair Dirk Rody:** All right. Thank you Tony. Mr. Anderson, welcome. You have anything to add? [23:36] **John Anderson (Vita Ativa LLC):** Yeah, good evening. I have a couple things I'll just touch base on. Um, sorry for missing the last meeting—I end up having since kind of life just got in the way that week with a bunch of stuff happening. So, okay, we waited for you, but we're here. So, uh, tonight, uh, yeah, a couple things. This will be the last phase of the Vita, last two phases, I should say. Uh, we did break this up into separate phases. One being the townhouse section, one being the single family. Um, there is a possibility that a different builder could build some of the single family. That's why we kind of separated them. [24:18] **John Anderson (Vita Ativa LLC):** Uh what we also did is uh on the single family uh what we learned in the previous couple phases with the single family is there was a lot of uh questions or you know a lot of people wanting a third—an option for a third stall garage which we cannot accommodate in the current lots. So we did uh remove some of the lots and enlarge some of the sizes. There are a few on the eastern end and they're still the same but these do have the ability to allow for a third stall garage by going a little bit wider. I think we end up losing I think it was nine lots overall um from the original preliminary plat. [24:48] **John Anderson (Vita Ativa LLC):** Uh with the town homes. What we learned there is the end units were very popular. The interior not so much. So instead of having an eight-unit building that was all connected, we kind of separated them into two four-unit buildings. More of a quad style versus a row style. And that way we kind of have all four end units basically which is the more popular style. Still the same amount of town home units with just a little bit different design with the building itself and how it lays out and driveways and things of that nature. So, those are a couple of the additions here. [25:12] **John Anderson (Vita Ativa LLC):** Uh timing, we do have our contractor pretty lined up um to do the work for both these projects. This would extend Pilot Knob Road obviously uh do the extension where the little townhouse piece is to connect there and basically finish the project out. Um the previous two phases—were actually doing final street warranty work on both the first and the third edition. Uh I think they poured the curb and sidewalk that need to replace and as of yesterday. So we're hoping to have all that done here by the end of the week. And so we're slowly finishing off those first couple phases here. Um and with that being said, we're looking for final plat to uh move forward and get this project going this summer. [25:52] **Chair Dirk Rody:** So thank you John. Um, and again, I'll offer a chance for the residents in the audience. Um, first we'll go through the commission table. Commissioner Berg. [26:02] **Commissioner Andy Berg:** I don't have many questions on this. Um, I think the big question, we kind of talked about this last time was around that extension of Pilot Knob, but you covered that well, Tony. So, yeah, looks good to me. [26:12] **Chair Dirk Rody:** Snowbeck. [26:14] **Commissioner Mitch Snowbeck:** Yeah, just a big picture question. Would Pilot Knob eventually then go through further? Is that would that be a big picture plan if—? [26:22] **Tony (City Staff):** Yes, that's the big picture plan right now. It would end uh about midway down probably at where lot 9 or 10 is located. Um there's some uh sloping issues as you go further south. They'll likely need to be a box culvert or bridge of some sort put in place to cover the the river to cross that. Um but yes, long term, yes, it will continue south. **Commissioner Mitch Snowbeck:** And then moving of the stop lights is just because it's going to be a four-way stop. Is that the—? **Tony (City Staff):** Well, those lights need to be replaced anyway. They're at their life cycle to where replacement would be warranted. Um and with the uh extension of Pilot Knob, this is just the appropriate time to do that. **Commissioner Mitch Snowbeck:** Good. Everything else looks great. Good work. Um it's—it's fun to see it develop. That's all. [27:18] **Chair Dirk Rody:** Thanks, Mitch. Um, and to follow up on Mitch's question, no, Tony, you mentioned and John—you got some vested interests here. Okay. You got some residents and then some close by. So, um, Pilot Knob. Tony, you said we'll go not all the way to the end of the plat, but—? **Tony (City Staff):** No, it will stop short of the end of the plat. **Chair Dirk Rody:** So, you said between 9 and 10. **Tony (City Staff):** I want to say between 9 and 10. [27:44] **Chair Dirk Rody:** Okay. Yep. So, uh, something develops in the future to the south. I don't know if it can because of the river and stuff, but that's something we'd have to work through. Who's responsible to pay for that? We'd have to work between the city and the developer. All right. I know that I can remember and Pat, you probably remember there's some issues that we went through um when we first looked at this years ago and you know to get Pilot Knob and it was tied to the—to the this plat right here, the—the approval of this the final approval of this plat here. So, go ahead John. You have— [28:08] **John Powell (City Engineer):** Yeah. So, the extension of Pilot Knob across the South Creek, um, part of what's going on is we don't have the design of the bridge, which is actually something that would be located off of this plat. Okay? And we could extend it further, but the problem is we don't know the elevation. So, you extend something that might be two feet too low or two feet too high. Then you got to rip it all back out. And the property to the south um on the other side of the creek can be developed. [28:34] **John Powell (City Engineer):** And I know recently Dakota County worked with the Petersons on that and took right-of-way and took the um flood plane creek area for that trail corridor. So they have the right-of-way in place on the other side already purchased by Dakota County. And the long term this road would extend down to 220th Street which is the east-west road running south of the Vermillion Commons neighborhood there. So there is—that has been looked at. The same with Eaton Avenue on the east end is kind of in a similar situation. So when that property directly south of the creek would develop is when most likely this would be—have to be determined and figured out. [29:11] **Chair Dirk Rody:** And I—I just raise it because yeah I can remember years and decades ago—30 plus years ago—we had a plat that we stopped it mid-plat and I don't recall why and then the developer that came up right after said why am I paying for the extension and it was his plat you know and so I—I raise it now. I'm glad we're okay. That's fine. Enough said. Um John, um outlot A stormwater pond. Why'd you pick that one? That lot there. [29:41] **John Anderson (Vita Ativa LLC):** Yeah. Uh the original—so when we did the first fifth edition, we did a preliminary storm water management plan for the entire site. As we got into this—the last edition, we realized the storm water amount coming down south from Pilot Knob and what we actually had to drain south to our project. The pond down there just to the east of outlot A wasn't big enough. So we actually the—the most logical or feasible place to extend or enlarge the pond was outlot A which will—used to be a lot. **Chair Dirk Rody:** Yeah. So you— **John Anderson (Vita Ativa LLC):** We couldn't really go into the bigger pond at the entrance because that was kind of surrounded by streets and buildings already. This area we had the ability to expand it. So there was not much we could do. We had to enlarge the pond and that's the most logical place to go. **Chair Dirk Rody:** It is logical. I just assume it's a pretty nice lucrative lot. **John Anderson (Vita Ativa LLC):** It would have been and you are correct but it is what it is. [30:37] **Chair Dirk Rody:** So, um, can I ask a question? And it's—it's really, uh, from a—a relative that lives out in there and my in-laws. Um, there's a bike path going in and—question Tony on this. Are you familiar with that bike path that's going in? So, it's a—it's not city, it's county, I believe, Tony, is that right? County Greenway. [31:01] **Tony (City Staff):** I'm familiar with it. We had discussions on the original approval and uh part of the land to the south of this plat which was owned by the Petersons as I said has been bought by Dakota County for that trail. We do have a trail connection off Eaton Avenue that will extend and connect into that whenever that trail goes. We don't know the exact location or anything of that nature or timing, but we are fully aware. [31:22] **Chair Dirk Rody:** Yeah, that was the two questions with timing and location. And my in-laws want to know how far back it is of their unit. And I—I suspect some of the other people because I know at least one other one has a lot right up that—that adjoins that. [31:28] **John Anderson (Vita Ativa LLC):** Yeah, I do know when we did the—the layout that area down there has flood plane in it and there was—there had to be a corridor that was wide enough. I think it was like 100 feet approximately through there that was outside of the flood plane to be able to have the trail located in that. You know, I was kind of like, "Can you put it in the flood plane?" But they said that, you know, county said no. So there is—and then that line kind of does this. So exact location and where that's going to go. I know on the eastern end it will be closer to the units than it will be on the western end I believe. **Chair Dirk Rody:** Okay. **John Anderson (Vita Ativa LLC):** So closer to Eaton Avenue. Yeah. [31:46] **Chair Dirk Rody:** Yeah. And then you're—you're on the eastern end. So you know they want to know is the silt fence any indication—it's still up there? Is that still uh—? **John Anderson (Vita Ativa LLC):** No, that does not take—no indication at all. **Chair Dirk Rody:** Okay. Because there—there's couple silt fences and I go, "That was just grading limits of the original phase." **John Anderson (Vita Ativa LLC):** Okay. I just wanted to verify that. I—I get quizzed on this. [32:06] **John Anderson (Vita Ativa LLC):** Okay. Yeah. If you—and if you remember the—I think it was like the eastern four or five lots uh when we were going through the original grading plan, we couldn't touch those lots with the grading until we had to go through a FEMA study and we determined that line and once it was determined everything was fine, but we couldn't grade that area until we knew 100% for sure. [32:26] **Chair Dirk Rody:** So, okay. And it's interesting you're—you're adding lots. I mean, as a good developer would do, you try to listen to what your customers are asking for for—for third stall. Um I do see you know you got like one—two—one and two are same size as the existing and then looks like three through nine along on the—and then some of the ones to the north are all a little bigger. **John Anderson (Vita Ativa LLC):** Yeah those ones that are existing—because when you averaged them out you just—you come up with an odd lots. We just kept those last couple there the same size and the rest got larger. [32:52] **Chair Dirk Rody:** Right thing to do and you know you got the cul-de-sac there and uh you know I'm not sure when we'll see the extension of Pilot Knob beyond where you're going to stop it now but to me it was the right thing to do. It—it offered a second um ingress-egress for the residents out there um you know we—it's—it's busy. It's—can be a difficult intersection pulling out so that one—the new one of Pilot Knob—will really help I feel the residents to get in and out there um so you know you've done a nice job. I haven't—I've spoken to a number of residents out there. They all like it, enjoy it, think it's great development. [33:29] **Chair Dirk Rody:** So, but I'm going to open it up now to if anybody has a question or a comment. **Commissioner Andy Berg:** Sir, could I ask a question real quick? **Chair Dirk Rody:** Sure. [33:38] **Commissioner Andy Berg:** If I could ask one question real quick—just you brought up uh a question that I had around the—the change to Pilot Knob. That intersection going south. Are those two lanes that turn left and one that goes right? I believe—which lane will be the straight lane that goes in? Will they take one of those left turn lanes? [33:55] **John Anderson (Vita Ativa LLC):** Um I can look at the uh specific design and I know the county has reviewed this already. We've already resubmitted comments to them. Um— **Commissioner Andy Berg:** See that's the grading and—and if you don't have it that's totally fine. I just I was thinking that's going to have to change. **John Anderson (Vita Ativa LLC):** Yeah, maybe the middle one. That's what I was—we have it. I just have to look and see if—if you guys have already had that conversation and it's been discussed. That's fine. I just— **John Anderson (Vita Ativa LLC):** I'll let—we've been—I'll—I'll look for working with the county on that. Yeah, let me look at it and I'll find it. **Chair Dirk Rody:** Totally fine. Yes, sir. Just change—state your name and address please for the record. [34:38] **Brian Lacroy (Resident):** Sure. Um Mr. Chair, Commissioner—Brian Lacroy, 5,217th Street. I'm a resident of Vita. Very simple question. Just curious if there is a timeline for the—the road construction on this particular phase. [34:53] **John Anderson (Vita Ativa LLC):** Yeah, great question, Mr. Lacroy. The road construction would happen this summer and be paved and with building houses being able to be built by winter. So, I'm not sure the exact start date right now, but uh probably looking at July maybe. **Chair Dirk Rody:** You're talking the—the extension of Pilot Knob also and then also the tie out too. **John Anderson (Vita Ativa LLC):** Yeah, the plan would be to have everything built this year. [35:16] **Chair Dirk Rody:** Okay. **John Anderson (Vita Ativa LLC):** And I know there was just a comment from John Powell, I think it was this morning. Uh there's some trunk water main that's being put in Pilot Knob that's separate from our project as far as a cost standpoint. We have it bid into our contract. There's some back and forth about having the city hire someone or just use our contractor. So we have that all worked out. We're going to do it through our contractor. **Chair Dirk Rody:** That's a smart way to do it. **John Anderson (Vita Ativa LLC):** Yeah. I mean it—it saves timing. Then you got the issue if that contractor something settles, who's the settlement issue on? Is it their contractor? So doing it all under one contract makes sense. and we'll work the development agreement numbers as far as the fees and let our credit stuff. [35:41] **Chair Dirk Rody:** That's good. I think the residents will appreciate that. **John Anderson (Vita Ativa LLC):** Yeah. **Chair Dirk Rody:** So, maybe even the property owners on the west side, too, huh? So, all right. Anything else, Pat? Don, anything? [35:56] **John Anderson (Vita Ativa LLC):** And I do have that answer. Okay. So, it appears um I think you were talking about the roads coming south. **Commissioner Andy Berg:** Yep. **John Anderson (Vita Ativa LLC):** Uh there coming south there'll be like uh one lane which I believe extends through that middle one and then there—so that'd be a right turn lane and a left turn lane. I can show you the document. **Commissioner Andy Berg:** Oh, okay. **John Anderson (Vita Ativa LLC):** Where do I put it? Over here. [36:25] **John Anderson (Vita Ativa LLC):** I just got a couple clips on there. Take those off. Easier. Take a bit for that. Is that too far? It's getting hard to—oh, go the other way, too. Yeah. Yeah. See, right there, you can kind of see the intersection of the road on the north side of 50. Yep. How them lanes come in and how this happens. [37:18] **John Anderson (Vita Ativa LLC):** So, there'll be a median there um in the middle. Um I know there was some questions about the right turn lane going east on 50. There's existing pavement there, so we propose restriping it. I know there's a couple comments about how that need to be adjusted accordingly, but um for the most part, everything uh is I'll say okay. [37:38] **John Anderson (Vita Ativa LLC):** There's some issues about the vertical curves in it because we come up and then come back down to get everything to drain. And it looks like we can reduce that a little bit based on some of the discussion, but those are, you know, design factors that really doesn't change the overall layout. It's just kind of grade issue stuff. So, I think we're pretty close on everything right now on the plan standpoint. And I know John's looked at it as well. So, yep. [37:55] **Chair Dirk Rody:** Great. Thank you. Good deal. A very nice addition. Very nice uh uh addition again to Farmington and I would appreciate it. Um, you know, it's going pretty quick, it sounds like. So, all right. In front of the commission then are going to be two separate motions. One would be the first one, I should say, is the approval of Vita Ativa South Creek Fourth Edition final plat uh with the two contingencies. Is there a motion? Would be a recommendation to our city council. [38:15] **Commissioner Andy Berg:** Motion. **Chair Dirk Rody:** We have a favorable recommendation to our city council. Is there a second? **Commissioner Mitch Snowbeck:** I'll second. [38:21] **Chair Dirk Rody:** Motion and second. Any more discussion? If not, call the roll, please. **City Clerk Shirley Buecksler:** Berg, yes. Rody, yes. Snowbeck, yes. [38:33] **Chair Dirk Rody:** All right. Our second motion then is very similar, but it's the approval of Vita Ativa South Creek Fifth Edition final plat contingent upon the uh two contingencies similar to the first one. Again, this is a recommendation to our city council. Is there a motion? [38:43] **Commissioner Mitch Snowbeck:** Motion. **Chair Dirk Rody:** We have a motion. Is there a second? **Commissioner Andy Berg:** I'll second. [38:44] **Chair Dirk Rody:** Motion and second. Any more discussion? If not, call the roll, please. **City Clerk Shirley Buecksler:** Rody, yes. Snowback, yes. Berg, yes. [38:53] **Chair Dirk Rody:** All right. Well, thank you. Um, if you want to stay around, it's great. We got a couple other uh discussion items. If not, uh, thanks for coming. All right, we'll move into our next discussion item. This is the final plat and final PUD, Dakota Meadows Preserve, First Edition. The applicant is Distinctive Land Development. [39:10] **Tony (City Staff):** Yes, this evening, uh, we have the final plat and final planned unit development for the Dakota Meadows Preserve, uh, first edition. Uh, Distinctive Land Development LLC is requesting uh the review of this final plat and final PUD. Uh, the development is generally located towards the southeast intersection of Denmark Avenue and 220th Street West and is south of Dakota Electric and west of the fairgrounds. [39:36] **Tony (City Staff):** Uh, the Dakota Meadows Preserve first edition final plat consists of 42 single family lots. Uh these 42 lots are part of the overall 134 overall single family lots that were approved as part of the preliminary plat. Uh the first edition uh does correspond with the preliminary plat that was approved by the plan commission on April of this year and city council uh on April 21st of this year. [40:04] **Tony (City Staff):** The minimum lot area proposed uh within the first edition is uh 4,261 square ft with the average lot area in the first edition being 5,392 square ft. The minimum lot width is 40 ft. uh with this uh development. [40:23] **Tony (City Staff):** So far as the minimum proposed setbacks, uh they're proposing a front yard setback of 20—20 ft uh with it being increased to 25 ft uh where it is adjacent to a sidewalk. The rear yard setback is six, sideyard is five and sideyard corner would be 15. [40:42] **Tony (City Staff):** The final plat does contain four outlots labeled A through D. Outlot A is a combination of storm water ponding and wetland. Outlot B is a combination of future development, storm water, ponding, and open space. What's labeled as outlot C would be open space or was part of a uh what would be a trail corridor. Uh as we'll discuss a little later in the presentation, um that trail corridor or that trail location has been moved um at the recommendation of our parks and rec commission. [41:18] **Tony (City Staff):** Uh so what I would suggest um and actually the developer provided me with an updated plat uh late today. Um and what—yeah and what they are proposing is to remove that outlot C and extend the lots um to the rear um of that um area which here—I will try to show you that as well here. [41:44] **Tony (City Staff):** All right. So, in your packet, the plat will show in outlot C along this northern boundary of the—the property of the first edition, and that was for that trail corridor. Now, that—that trail is being relocated, what they're proposing is just to extend—remove that outlot and extend those lots to where that outlot would be located. Um, which is completely reasonable. Um, but what I would suggest with this—with that change is to maybe add a condition um of approval um at the end here that that outlot just be removed from the—the plan. That way we'll continue on with the same exhibits that we have at council. It just memorializes that removal of that outlot. [42:29] **Tony (City Staff):** So, um and then outlot D, let me go back here, uh is a combination of storm water ponding and wetland. um outlots A and D would be deeded to the city uh with this final plat. And I do believe that um one of those would be renamed based off of the removal of that outlot C. The outlots get relabeled, so it gets a little different, but we can work that out through the development contract. [42:58] **Tony (City Staff):** Uh this is the uh exhibits of the final plat showing the general layout. Uh this is—ex—essentially the very western portion of the uh development first phase. Um again just showing the general layout uh as long as well as those outlots uh that I had previously mentioned. [43:19] **Tony (City Staff):** Um accesses to the development will come from Denmark Avenue. Uh this will actually be a shared access with the CDA property directly to the north. Um a secondary emergency access will be provided uh towards the southern end of this development um near the wetland area. Uh this emergency access consists of a 20 foot wide enhanced trail section. Uh it will have to be gated and closed to motorized vehicles uh of the general public. [43:49] **Tony (City Staff):** Um with this first uh initial phase, it will be extended to the eastern boundary of what is labeled outlot D. Eventually, this uh trail will be extended further as future phases continue and uh will connect into that north-south road on the very east side of the development uh that was labeled that street C on the preliminary plat that uh you all reviewed just a few months ago. [44:04] **Tony (City Staff):** Um additional trail connection is provided from the end of the cul-de-sac uh labeled street B on the final plat to the emergency access trail. Uh the road right-of-way within the development is 60 feet in wide or wide with a roadway width of 29 ft. Uh a condition of approval of this uh final plat will be that the street names be uh added to the final plat. Um right now they're just labeled street A and street B. [44:38] **Tony (City Staff):** Um what we are suggesting or requiring that those uh streets be named. Uh the first one would be 223rd Street West instead of the street A. Denmark Trail for the portion of street B that is north of the intersection with street A. So the piece that goes into the uh CDA property and then Denmark Court for the cul-de-sac portion of street B uh south of the intersection with street A. So those will be a condition of approval. [45:12] **Tony (City Staff):** Parks, trails, and sidewalks. Uh the city will take cash in lieu of park dedication with this plat. Uh the park uh that will service this development is Westview Acres Park which is located a few blocks to the north of this area. [45:28] **Tony (City Staff):** Uh as the commission—if you'll recall there was uh again quite a bit of discussion at the preliminary plat stage on that trail on the northern boundary. Um that preliminary plat was approved but was conditioned upon staff working with the developer to come up with a resolution to that location um and have that uh resolve prior to final plat uh submittal. Uh staff did take this uh discussion to the park and rec commission uh at their May 14th meeting. [46:01] **Tony (City Staff):** The developer was present at that meeting. We had a long discussion on that uh trail location. Um and what was decided on is shown here on this map here. Essentially, it is removing the trail from the uh northern boundary um for a majority of that run of what would be street A. um we would take sidewalk on the south end of um or the south side of that um those lots on the northern end of street A whereas the sidewalk was shown on the south side of street A. [46:40] **Tony (City Staff):** So originally uh here—this might be easier doing this here with this guy. Sidewalk was originally shown to be placed along here. Uh as part of that discussion was to remove the sidewalk from that side, move it to the north side along here as shown here. um remove the trail from along here and essentially between what would be lots uh 21 and 22 of the preliminary plat. [47:15] **Tony (City Staff):** Generally in kind of this area here um that's where we would uh transition into a trail go in between those lots and then continue north along that northern uh boundary line up to uh Ash Street or 220th Street. Um that is the um recommendation of the park and rec commission. Um they felt that that was a reasonable um compromise to the solution. [47:37] **Tony (City Staff):** Um one of the things that was mentioned with the trail being located on that northern boundary is that in some instances that trail would be about 20 ft from the—the rear of those homes. And uh the commission realized that and uh came up with this recommendation or uh compromise um which was acceptable to the park and rec commission and to the developer. Um so uh that is uh what we came up with. That's the recommendation that was provided to this commission. Um and then lastly, trail will also be provided along Denmark Avenue. [48:17] **Tony (City Staff):** As far as the final planned unit development, attached in your packet is ordinance uh 2025-00003. Um if you recall, we kind of transitioned from going from planned development agreements to ordinances. Um so this is the second um of that. Um uh the ordin—out—the ordinance outlines the kind of the deviations or the development standards that would be uh associated with the development. Uh this includes includes uh reducing the minimum lot area to 4,261 square ft where the typical minimum is 6,000 square ft. [49:02] **Tony (City Staff):** Reducing the minimum lot width to 40 ft. Typical minimum is 60. uh reducing the corner sideyard setback to 15 feet, a typical minimum is 20. Uh reducing the interior sideyard setback to 5ft, which is typically a 6ft setback. And increasing the building coverage percentage for lots to 50%, typical maximum is 35. [49:28] **Tony (City Staff):** And then the allowance for storm water basins within the development to exceed maximum uh detention pond depth of 8ft as provided for the city engineering guidelines. uh due to the need to bring up the pad elevations um for this development, the the pond has to be deeper because that's where they're getting the fill to bring that up. And in certain instances, these ponds are getting close to 40 ft in depth. So that's just to memorialize that is all that is. [50:00] **Tony (City Staff):** Uh the engineering department has reviewed the Dakota Meadows preserve first edition final plat and recommend approval upon satisfaction of all engineering comments related to the construction plans for grading and utilities as well as the applicant entering into a development contract with the city and all security fees and costs paid. [50:17] **Tony (City Staff):** Uh so therefore the action is requested and I will request that we do add a fourth condition here and that would be the removal of that outlot C on the final plat and essentially re-relabeling of the outlots. Um the other thing I do want to mention is your number three on here is a little different um than what was provided in your packet. Um, I did forget to add the uh language on the satisfaction of engineering comments in your memo. Uh, so that's why I have it highlighted here just to make you aware that I—I am requesting that to be part of the uh condition. [50:52] **Tony (City Staff):** So therefore, the action that's requested this evening is to recommend approval of the Dakota Meadows Preserve first edition final plat and final planned unit development. Uh which would be ordinance number 2025-00003 contingent upon the following and forward that recommendation on to the city council. Uh the conditions are as follows. [51:11] **Tony (City Staff):** One, construction plans must be amended to reflect the recommendation from the parks and rec commission uh made at its May 14th regular meeting regarding trails and sidewalks within the development. Two, the final plat must be amended to reflect the following street names. 223rd Street West instead of street A, Denmark Trail for the portion of street B north of intersection with street A, and Denmark Court for the Cul-de-sac portion of street B south of the intersection with street A. [51:38] **Tony (City Staff):** The third condition is satisfaction of all engineering comments related to the construction plans for grading and utilities and execution of a development contract between the developer and city of Farmington and security and fees paid. Submission of all other documents required under the development contract shall be required. And then the fourth condition would be an added one and that being that uh outlot C can be removed from the final plat and that the outlots be—re-relabeled uh as appropriate. So with that that's all I have. [52:20] **Chair Dirk Rody:** All right. Thank you Tony. I think we got it all. Yeah. John, you got anything to add to this one? [52:23] **John Anderson (Distinctive Land Development):** Yeah, I'll add a couple items just uh if you remember this going back a few years. It was another developer brought this forward as Dakota Meadows. Um that did not happen. It was preliminary plot approved. It expired. We came in and relooked at it. We were actually looking at town homes originally and we found a distinctive uh land development. I was going to build it himself and he ended up finding another property in different city that he got under contract as well. [52:52] **John Anderson (Distinctive Land Development):** So, we end up bringing in Capstone Homes um as the builder. They will be the only builder in this project. And we're at a point now where we're already grading on the site. So, we did have a grading pre-con here a little while ago, and they are moving dirt. Uh all the trees have been cleared. Uh silt fence is up around the entire property, and they're basically doing the grading right now for the phase one, which is 42 lots of 134. Um we're looking for final plan approval so we can start utility work out there. And I know I believe this goes to council next Monday. So, we're looking to, you know, get this done, recorded, you know, get everything in place, and start utility work up there right away. [53:23] **John Anderson (Distinctive Land Development):** Um, we are—we kind of got a schedule with the take down with the builder, and we're just trying to stay on track right now. Everything's fine. Um, couple things on the development itself. Uh, Tony did a good job talking about the trail. Uh, we will, you know, put that in. We came to an agreement with the park commission and that's all been adjusted. The plans have been resubmitted and that addresses that comment along with some other engineering comments. [53:49] **John Anderson (Distinctive Land Development):** I actually have a copy of the revised final plat. So, taking that outlot out has already been adjusted—that was submitted here late today. I don't know if you seen the email or not, but that came a little later than the other one. We also um uh at request of Kelly, the parks director, we updated the preliminary plat with some of these items and that adjusted the trail accordingly and pulled that out of there because there was some back and forth I had with her about how are we going to state the preliminary plat. So, we also submitted that as well with those changes. There's a few other things that we addressed with that, you know, related to ponding and some stuff, but that's all been resubmitted. Uh, so we should everything addressed there. [54:33] **John Anderson (Distinctive Land Development):** Uh, there is going to be the connection to the CDA property. That would be that Denmark Trail Cul-de-sac. Um, I know they have an access that's paved right now with curb. That'll actually be removed this summer. So, it'll be a short-lived street. I guess that's a temporary access and their access will come through our site and out on—I guess it's Denmark Trail now, I believe, is what the name was. [54:58] **John Anderson (Distinctive Land Development):** um the pond depth—basically the big basin in the middle um that we're—that's partially graded right now. If you go out there and look you can just start to see we're getting to groundwater. We don't need to go completely full with that with this phase—just to—we're just balancing phase one. So, as that uh moves into the next phase of grading, we'll actually open that up at that point, dewater that and actually dig that pond out and it'll be very similar to the pond in Sapphire Lake and Mystic Meadows where we have the extra depth on those which actually become a real nice amenity for that neighborhood. People kind of use it as a small little lake and the big basin itself, you know, the storm water doesn't feed directly into that. It goes into the little corner basins and that'll all be, you know, basically groundwater fed due to the depth of that. [55:31] **John Anderson (Distinctive Land Development):** So, um, so with that being said, the only other couple comments I have more—more for Tony, I guess, is we have a development agreement I think is coming this week, I believe. **Tony (City Staff):** Trying my best. **John Anderson (Distinctive Land Development):** Yeah. And then, uh, we—we haven't received the addresses yet, so I'm sure that'll be coming soon as well. But we're—we're um already moving dirt, so we're ready to go on this one. And, um, have a contractor lined up and just need this approval to keep things rolling. So, all right. [55:51] **Chair Dirk Rody:** Thank you. Stay around for questions, please. Uh, Mitch, you got anything? [55:54] **Commissioner Mitch Snowbeck:** Yeah. Does that—when you—when you move the uh sidewalks from the south side to the north side, does that adjust your lots at all? I—or is it—is it—so it just stays the exact same but they add the sidewalk—stays within the right of way? [56:08] **John Anderson (Distinctive Land Development):** Yeah. Yeah, it doesn't adjust the lots. The outlot going away makes those lots deeper. So, our landscaping adjusts slightly how we can screen the the properties to the north, which is, you know, a big concern on that area. Uh the only thing I did adjust was the front setback because the setback we're using is 20 ft, but if it has a sidewalk it's 25. So previously 25 was on the south side. Now it's gone to the north. So other than that, nothing adjusted other than the front. **Commissioner Mitch Snowbeck:** I was just curious on that. Yeah, that's all I have. **Chair Dirk Rody:** Well, yeah, that's all I have. We'll get you next time. Andy. [56:46] **Commissioner Andy Berg:** um I know tonight we're just talking about first edition. I assume future editions will come back and we'll have similar conversations. **Tony (City Staff):** Absolutely. **Commissioner Andy Berg:** Okay. Um, yeah. I—I like the adjustment. I think that makes more sense with the trail, what we're doing with it, compared to what we saw originally. Um, I'm going to steal Dirk's question and ask. As far as construction, what—what are you guys thinking as far as rough timeline? [57:03] **John Anderson (Distinctive Land Development):** Right. Everything's in the works right now. Right now, grading is under construction. They're probably 50% maybe somewhere in that ballpark through grading. um our—our timing with getting, you know, this plat recorded before we can start utilities. You know, if we get approval next Monday at the council, we're probably looking at a week or so, 10 days, two weeks of, you know, turning around documents, getting things recorded, getting everything in place, letter of credit to the city, that sort of stuff. [57:33] **John Anderson (Distinctive Land Development):** Probably looking at utility work if we're lucky, late June, probably early July. And we're looking to have streets paved this fall, um hopefully by the end of September. And we are looking to get there's four model permits that have been negotiated. Um it's on lots one of one and then one, two, and three of block two. Yeah. And we're looking to try to get those ready for being able to pull those permits by like mid August. [57:49] **John Anderson (Distinctive Land Development):** So we're looking to start four houses out there right away and then have like I said streets done by end of September and then more houses coming in the fall after that. And then from a phasing overall, uh right now we're only grading really phase one with a little bit of ponding. That'll kind of be for the overall uh once we get streets and everything going and kind of get down that road. We are considering and discussing right now coming back with a full-blown grading plan for the entire rest of the site and possibly grade the rest of the site out this fall so that's ready to go and we'd come back, you know, late fall uh with a final plat most likely on phase two, get that approved over the winter so we can get going right away next spring on construction for phase two. [58:35] **John Anderson (Distinctive Land Development):** So, it all depends on if we pull a trigger on the final grading for the rest of it this fall or wait till spring, but it's a sand site, so it allows grading and you know, you can rain out there and the next morning you're right back to work. So, it is kind of nice to work in that way. **Commissioner Andy Berg:** Okay, great. Thank you. Yeah, that's all I've got. [58:52] **Chair Dirk Rody:** Couple questions. I got a—just a couple comments too. Um, all slab on grade, right? **John Anderson (Distinctive Land Development):** Correct. **Chair Dirk Rody:** And something that we—commission—asked sometimes it—more for our viewers out there that might be interested in this area. Um approximate square footage approximate—the approximate price point. [59:05] **John Anderson (Distinctive Land Development):** So you're—yeah. So um Steve from Capstone's not here tonight. I think he was at the preliminary plat meeting. **Chair Dirk Rody:** He was. **John Anderson (Distinctive Land Development):** Um but from my—the approximate square footage I don't know him off top of my head but I think they're like in the 1800 to like 2000's range. Um, and what this is a slab-on grade due to the water table is really the big issue out here. Um, and from a price standpoint, I think we're starting in that 370 range and going on up into the 400s from there. [59:31] **John Anderson (Distinctive Land Development):** And what this really is with the lot designing this product, and they've done this in a few other communities already. Um, if anyone had any interest, we could get you those neighborhoods to go take a look at. So, it's basically the same house series, um, is what they call it. And um basically it's—it's kind of the—it's—it's a starter entry home. It's—it's—it's competing with town homes but it's not a town home because you know from a price point it is a little bit more expensive than say the Lennar stuff up in Vermillion Commons. [1:00:05] **John Anderson (Distinctive Land Development):** But there is that competition there. But it kind of gets that first-time buyer into the single family structure and um you know it's one—you know, a couple things we do that you know with the setbacks—that's not even really in here—but we kind of or I should say capstone adjust them where instead of just being straight down the road you got a straight line everyone's like two and a half feet one way or the other. So this one's at 25 the next one might be at 22.5 the next one might be at 20. You know they kind of adjust as you go. So you get that kind of staggered look a little bit especially on the straight roads. You notice that when you got curvy streets, it's not as big a deal. [1:00:46] **John Anderson (Distinctive Land Development):** but um so there's a few things they do to make that, you know, work out good and we're—we're conscious about our landscaping with the properties to the north and, you know, the railroad on the eastern end there and things like that. So, thank you. [1:00:54] **Chair Dirk Rody:** Uh just a couple comments. One, I want to thank uh the park and rec commission staff and John, you—you know, it was a—a comment from this commission about the—the trail being right in the backyards. And you know, I—I appreciate the park and rec looking at it and—and a nice compromise. I agree. Um so that the residents that live in the first so many houses at least won't have a trail right in their backyard. So that's nice. [1:01:21] **John Anderson (Distinctive Land Development):** And just real quick on that where the trail will come through, there's a pond back there. So really that trail when it makes—there's two houses that'll be on the sideyard, but it makes the turn it goes on the back side of that pond. So it won't be right in anyone's backyard. [1:01:26] **Chair Dirk Rody:** That's good then. Yeah, I see. I—I saw where it goes and I go, "Well, you still got a couple lots before the—the—the right-of-way gets a little bit wider there." So, okay, that's good. Then, um the other one I got and it's more for the commission and and it's on PUDs. Um and and probably already familiar with it, but um there's some words that were used, terms that were used I should say, that I just want the commission to be aware of. [1:01:46] **Chair Dirk Rody:** You know, here they called them—very articulate, Tony—"special development standards." um he used the word that I use usually is "deviations." That's what PUD's offer um a developer is deviations from um the zoning district. you know, the zoning district may say you got this size a lot and that PUD can have a deviation from those types of standards and Tony list—always lists them when he does this and that's—that's what the commission should look at to see if they're in line. These were—I mean and this is a unique parcel. You got to look at the uniqueness of the parcel. [1:02:16] **Chair Dirk Rody:** Um, but PUDs are in a lot of the plats that—that the commission's seen over the last 10, 15 years or more. I don't know, John, you maybe know more too about that, but this could be more of a standard than they are exception now, I think. [1:02:42] **John Powell (City Engineer):** But yeah, it—in PUDs, the big thing about them is there's neighborhoods like Dakota Meadows or the Vita neighborhood that we reviewed before. Um, if you just want straight zoning, those neighborhoods don't happen. They're not even possibilities. So PUDs allows flexibility in the design with the streets, the—the lot sizes, setbacks to create a unique product. Um because if you just—everyone did the same thing, you'd have the same product everywhere. And what you're looking for in your overall comprehensive plans and cities are looking for is different housing types or what they call maybe life-cycle housing where you got all the way from the first-time home buyer all the way up potentially the senior living or the 55 plus and VA. [1:03:28] **John Powell (City Engineer):** So, it allows for different ages, a different type of housing, different um products. Um like I said, you know, zoning is great, but it doesn't accommodate different types of uses. And as you see nowadays, not just in Farmington, but all over, there's all sorts of different concepts out there with neighborhoods and how to build products. **Commissioner Andy Berg:** So, I have to imagine it helps with financial viability for the builders as well, too. [1:04:13] **John Powell (City Engineer):** Yeah. Part of it is—an—you know there is a deal with addressing the market and you know right now um utility street construction grading—you know the infrastructure of the project itself—it's not cheap. I mean and if you take a 40 foot lot and your lots were say 100—you got three or two and a half lots for every—you know one lot on 100 foot lot—so when you go back and reconstruct those streets down the road 40—50—60 years down the road as a city you have the ability to spread those costs out over more residences or our properties, which also lowers the assessment costs and things like that or reconstruction costs or maintenance costs. So, and also the tax base, it gives you a better tax base overall. And um like I said, it's—it's—um you know, Farmington's a—you know, an up-and-coming community, you know, overall in the—in the metro area. Obviously, you've seen a lot of activity in the last few years here and um I think it's going to continue and, you know, go from there. [1:04:46] **Chair Dirk Rody:** So, and gentlemen, we learned a new word tonight, too. The developer calls it "flexibility." I like it. I like it. Tony calls it "special development standards." Some of us call it "deviations." He calls it "flexibility." Okay. Thank you. All right. I—I have no problem um with any of this. Um I'm glad the property is being developed. It's—it's got a—it's got a high water table. **John Powell (City Engineer):** Yes. [1:05:01] **Chair Dirk Rody:** Um and I remember Sapphire when you were in here about the deep pond out there and I don't know what—how comparative these two ponds will be in depth, but I remember they're both going to be deep. **John Powell (City Engineer):** Yeah. **Chair Dirk Rody:** So there'll have to be some kind of safety issues for anybody close to those ponds just— [1:05:14] **John Powell (City Engineer):** Yeah, basically we go as deep as we need to balance the site through—if you remember the previous plat ponds like this and they were like 190,000 yards short of dirt. So they're hauling that dirt in from somewhere else which is not a cheap undertaking. I mean that's—it's a very expensive cost. So, if you can balance your site like we're doing by doing this, it achieves—um it makes everything more affordable. [1:05:43] **John Powell (City Engineer):** And like I said, you know, the Sapphire Lake pond and I always go back to the Mystic Meadows pond because that was one that was done almost 20 years ago now. People use that. Like I said, it's an amenity to those houses and helps the values and you know, it's—it's something that can be done. And um I always say there's a neighborhood up in Blaine called The Lakes and they built like 400 acre lakes and they did that and they created this unique neighborhood. It was like a thousand acre site, so it was a big deal. But, um, if you go up and drive through that, they created million-dollar homes, which it never would have been there if it was just flat fields. So, you know, it—it does help values. **Chair Dirk Rody:** John, is the fishing going to be any good in these—in this spot or not? [1:06:26] **John Anderson (Distinctive Land Development):** They're—they're catching. Well, I was uh out in uh Sapphire Lake this spring and there's a guy out there in his rowboat fishing and this last winter I was out there one time. There's at least three fish houses out there in Sapphire Lake at one time. **Chair Dirk Rody:** Just concerned about that. All right, gentlemen. In front of us is—is just one uh motion tonight. That's uh approval of Dakota Meadows preserve first edition final plat and the final planned unit development. Tony listed the ordinance number. We have four contingencies now. So I'm not going to relist them. The one—the additional one—we remove outlot C on the final plat and relabel the outlots. John, I'm going to ask you because you commented about developer agreement not coming, not seen it yet. Do you agree with these contingencies? [1:06:56] **John Anderson (Distinctive Land Development):** Yeah, I have no issues with these uh comments. **Chair Dirk Rody:** I just want to put you on record. **John Anderson (Distinctive Land Development):** So there's a few other things that'll be addressed through the development agreement. That's something the council addresses restriction. **Chair Dirk Rody:** Yep. Not us, but our easement that sounds good. Developer agrees to the contingencies. Is there a motion? [1:07:05] **Commissioner Mitch Snowbeck:** I'll motion. **Chair Dirk Rody:** This is a favorable recommendation to our city council. Is there a second? **Commissioner Andy Berg:** I'll second. **Chair Dirk Rody:** We have a motion and second. Any more discussion? If not, call the roll, please. **City Clerk Shirley Buecksler:** Snowback. Yes. Berg, yes. Rody, yes. [1:07:22] **Chair Dirk Rody:** All right. Well, thank you. Thank you for coming tonight. **John Anderson (Distinctive Land Development):** Yeah. **Chair Dirk Rody:** Yeah. Items. Got a couple going. That's good. Yeah. Well, it's been a busy year, so it has been. Thanks for all your work on in Farmington here. **John Anderson (Distinctive Land Development):** Not a problem. Thank you. Appreciate it. Yep. [1:07:40] **Chair Dirk Rody:** All right. We need to get Jared into the picture here. Craft beekeeping ordinance. Jared. [1:07:43] **Jared (City Staff):** Yes. Thank you, chair. Uh, planning commission members. Uh so as you guys have recalled um we've had several discussions regarding a potential beekeeping ordinance to allow honeybees to be kept on residential lots smaller than 2 and a half acres. Um we did present a draft ordinance um that was up for discussion at the April 8th, 2025 planning commission meeting. Um and then based off feedback from that meeting um staff has brought back a slightly revised um draft ordinance uh for the commission's review. [1:08:18] **Jared (City Staff):** Um so just an overview of what was included in that first draft ordinance um that was presented back at the April meeting. Uh this ordinance included a definition section. Um it requires an administrative permit to be approved by staff. Um education requirements including proof of completion of a beekeeping uh basics course or three or more years of beekeeping experience. Um the hives are only allowed to be placed in the rear yard. Uh setbacks are 20 ft from lot lines, uh 30 feet from adjacent decks, patios, swimming pools, or other outdoor living space. [1:08:52] **Jared (City Staff):** Uh a flyaway barrier is required if kept within 25 ft of a lot line or 35 ft from adjacent decks, patios, swimming pools, or other outdoor living spaces. Uh this barrier must run parallel to the lot line for at least 10 ft in both directions in front of the hive entrance. Um, inspections will be required upon issuance of the permit. Um, and each time a renewal permit is uh received. Um, hives shall be kept in good condition and colony shall be continuously managed to prevent swarming. [1:09:22] **Jared (City Staff):** And then permit termination. Uh, permits will be terminated if expired and no renewal permit was received. Um, a violation of the ordinance or per or of the permit is occurring or a failure to allow an inspection, transfer of ownership of property or if a public nuisance is occurring. um hives that aren't removed um after a permit is terminated will be deemed a public nuisance and may be abated by the city. [1:09:47] **Jared (City Staff):** And so after uh the commission discussed the above standards, uh they came up with um you guys have come up with some proposed edits related to setbacks, flyaway barriers, and removal time frame for terminated permits. And so staff has included um some of those edits in this um version of the attached ordinance. [1:10:04] **Jared (City Staff):** Uh this includes um relation to setbacks—um as we talked about at that last meeting—um adding in a—an exemption for maybe lots um that abut uh like a storm water pond or open space that they can put it closer to that lot line so they can put it further away from adjacent neighbors. Um we've added an exemption in for that. Um these properties you can set back shall be reduced to 5ft from those lot lines. [1:10:30] **Jared (City Staff):** And then with the flyway barrier, there was concerns that maybe requiring a 10-ft barrier um in both directions, maybe in the middle of a lot, wasn't going to maybe look as aesthetically pleasing. Uh so we included language um that the flyway barrier may be placed—surround the hive on three sides—instead of requiring that parallel line um for 10 ft in both directions as another option um including with that um 10-ft parallel uh flyway barrier. [1:11:03] **Jared (City Staff):** And then hive removal. Um there was a little concern too that you know if we did need to terminate a permit that five days was you know too—too little for somebody to figure out where to put the bees. um we determined we were going to keep this number um just because you know if we do have to end up getting to a state where we need to terminate somebody's permit um and there might be a you know hazardous situation or a public nuisance being caused, we—we want the hive removed as soon as possible. Um so that's why we're keeping the 5 days notice in there. [1:11:32] **Jared (City Staff):** Um, but we did add language that would allow for an alternative time frame um that may be approved by the planning department if there's um certain circumstances that you know prevent it unnecessary for them to get it removed within 5 days or if there's not that immediate hazard um to get it removed. Uh so the action requested for the commission tonight is to provide feedback to staff on the revised draft ordinance. Um if none are needed, the next step would uh potentially be to schedule a public hearing for it. [1:12:00] **Chair Dirk Rody:** Nicely done, Jared. Thank you. Um, Andy's our expert. [1:12:12] **Commissioner Andy Berg:** um, yeah, great work, Jared. I—I think you addressed a lot of the concerns that we had last time. One thing I was looking through here and I don't remember a conversation about is if a permit is issued, how long is it good for? **Jared (City Staff):** Uh, one year. **Commissioner Andy Berg:** One year, correct? Okay. So, it's an annual renewal cycle. **Jared (City Staff):** Annual renewal. [1:12:35] **Commissioner Andy Berg:** Okay. Okay, that was one piece I was looking for. Um, other than that, I like the changes you've—you've made. I—I understand the five-day thing, but I—I appreciate the willingness to put in some additional language around sure there's some alternatives, right? Right. If need be. So, um, but I do like that—that also would need to be reviewed and approved. So, yeah, good job. I like it. [1:13:00] **Commissioner Mitch Snowbeck:** I don't have any questions. I'm kind of excited to see how many people take advantage of this and and what happens in the city of Farmington. We should probably add in there they should have to bring a tasting, you know, honey tasting—the commission after their first year, but I'm excited. [1:13:16] **Chair Dirk Rody:** Yeah, that's all I got, Jared. I think it looks nice. Um, and you know that the five days, you know, if you make it too ambiguous, I—I think it may be difficult to enforce. I'd leave it there. I—I like your changes though that we did. I—I think we're ready to have a public hearing. Um and I'll just remind the commission anything new like this. Um probably in your lifetimes on this you—you may modify it a little bit. Staff may recommend it and it may come logical good comments a lot of time from our residents that says you know can you think about this—so be prepared. [1:14:05] **Chair Dirk Rody:** But this is—I think a very good first attempt and I think it's something we can take to uh this city council and see—you know we did something very similar to this with the chicken ordinance a number of years ago—um and so we'll see what happens you know there aren't a lot of those either—but if there's one or two you need to have some kind guidelines so our residents and staff and everybody else knows how to deal with it when the time comes. [1:14:15] **Chair Dirk Rody:** So, I would support it and I would also recommend that um that you schedule a public hearing on it for the commission and uh then we can make a recommendation to our city council from there. **Jared (City Staff):** Absolutely. All right. **Chair Dirk Rody:** Sounds good. Appreciate it. **Jared (City Staff):** Not a problem. [1:14:30] **Chair Dirk Rody:** We got through our uh discussion items. Was there anything else from staff? **Tony (City Staff):** Nothing, sir. **Chair Dirk Rody:** Anything else from the commission? Um, if not, I'll remind the commission our next regular meeting is July 8th. We're already getting into the middle of the summer. With that, um, with that, I'd look for a motion to adjourn. **Commissioner Andy Berg:** A motion to adjourn. **Chair Dirk Rody:** We have a motion. Is there a second? **Commissioner Mitch Snowbeck:** I will second. **Chair Dirk Rody:** Motion and second. All in favor say I. **Commissioners:** I. **Chair Dirk Rody:** We're officially adjourned. Thank you. [Music]