HomeMy WebLinkAboutItem 05a- Spirit of Brandtjen Farm 25th Addition3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
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PLANNING REPORT
TO: Community Development Director Tina Goodroad
Planning Manager Kris Jenson
FROM: D. Daniel Licht
DATE: 13 March 2025
RE: Lakeville – Spirit of Brandtjen Farm; 25th Addition
TPC FILE: 135.01
ACKGROUND
Tradition Development (d/b/a SBF Development Corporation) has submitted plans to develop seven
detached townhomes along the west side of Draft Horse Boulevard and north of 170th Street within the
Farmstead Preservation Area of Spirit of Brandtjen Farm. The subject property includes Lot 2, Block 1,
Spirit of Brandtjen Farm Office Addition that is developed with the Tradition Development real estate
office and Outlot B, Spirit of Brandtjen Farm, which encompasses the original outdoor horse ring.
The proposed development requires consideration of applications for a PUD Ordinance amendment, PUD
Development Stage Plan, Preliminary Plat, and vacation of drainage and utility easements. A public
hearing to consider the application was been noticed for the Planning Commission meeting on 6 March
2025. The public hearing was tabled to the Planning Commission on 20 March 2025 to allow the developer
to host a neighborhood meeting on 11 March 2025.
Exhibits:
A. Site Location Map
B. SBF Master Land Use Plan (SBF Booklet p. 3.4)
C. SBF Sample Master Site Plan (SBF Booklet p 3.5)
D. SBF Farmstead Preservation Area Concept Plan (SBF Booklet p. 8.3)
E. Existing Conditions
F. Site Plan
G. Demolition Plan
H. Preliminary Plat
I. Erosion and Sediment Control Plan
J. Grading and Drainage Plan
K. Landscape Plans (2 pages)
Dakota County, Maxar, Microsoft
170TH ST
±
DRAFT HORSE BLVD
169TH ST
Proposed
25th Add.
plat area
City of Lakeville
Spirit of Brandtjen Farm
25th Add. Pre Plat
Site Location Map
EXHIBIT A
DRAPER WAY
DYNAMIC DR
EXHIBIT B
EXHIBIT C
EXHIBIT D
Know what's below.before you dig.Call
R
EXHIBIT E
EEXHIBIT F
REMOVE & RELOCATE
UTILITY BOX
REMOVE PIPE
AND CAP WATER
SERVICE AT MAIN
REMOVE / SALVAGE 23,777 SF OF EX
CL 5 GRAVEL
REMOVE EX
HYDRANT,
GV AND 17 LF PIPE
REMOVE 707 LF OF EX
DECORATION FENCE
EXISTING FIBER
OPTIC PER OWNER
(VERIFY LOCATION
AND ELEVATION PRIOR
DEMOLITION)
REMOVE / ADJUST
EX LANDSCAPE
AS NEEDED
REMOVE 23 LF PIPE
AND PLUG SANITARY
PIPE
REMOVE 72 LF CURB
AND GUTTER
REMOVE 195 SF
SIDEWALK
REMOVE 624 SF
PAVEMENT AND 44 LF
CURB & GUTTER
REMOVE & RELOCATE
LIGHT POLE.
EX TREE TO BE
RELOCATED
(SEE LANDSCAPE PLAN
REMOVE 372 SF
PAVEMENT
Know what's below.before you dig.Call
R
EXHIBIT G
Lot 1, Block 21, SPIRIT OF BRANDTJEN FARM, Dakota
County, Minnesota.
and
Lot 2, Block 1, SPIRIT OF BRANDTJEN FARM OFFICE
ADDITION, Dakota County, Minnesota.
PROPERTY DESCRIPTION
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DRAWN BY
DATE
REVISIONS
PLM
11/22/2024
CAD FILE
20662-66pp.dwg
PROJECT NO.
20662-66
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ANALYSIS
Tradition Development received City Council approval of a PUD, Planned
Unit Development District on 30 June 2005 for development of 548 acres as the Spirit of Brandtjen Farm.
The approval of the PUD District established zoning entitlements for a mix of commercial businesses;
residential dwellings including single family, detached townhomes, two-family, townhouse, and multiple
family dwellings; and public and private open spaces that Tradition Development has proceeded with
constructing over the last 20 years.
The PUD District approval was the outcome of a more than two year planning process led by Tradition
Development to work with the Planning Commission to create development standards unique to Spirit of
Brandtjen Farm. These standards outlined in the SBF PUD Booklet dated 30 June 2005 adopted concurrent
with the rezoning amendment, including the allowed mix of uses within the development, lot
requirements and setbacks, design standards for streets and private drives, pedestrian accessibility, and
preservation of open space that is to be either public or publicly accessible and privately maintained. The
planning process also involved extensive study of the proposed development related to potential for
environmental impacts, as well as transportation studies and utility planning to ensure that adequate
infrastructure would be in-place at full-build out.
Each addition to Spirit of Brandtjen Farm is implemented through consistency with the PUD District set
forth by the ordinance adopted by the City Council and the SBF PUD Booklet. The PUD District ordinance
and SBF PUD Booklet provide direction to the developer, public, and City officials as to consideration of
development within Spirit of Brandtjen Farm. Several key principles are integral to the PUD District and
SBF PUD Booklet:
▪Spirit of Brandtjen Farm is to include a mix of commercial, residential dwellings, private recreation
amenities, and public or publicly accessible open space.
▪The development is allowed to include up to 2,109 dwelling units.
▪The developer is given the flexibility to transfer density within the planned residential areas of
Spirit of Brandtjen Farm up to the limit of 2,1019 dwelling units.
▪Because of the timeframe involved in developing the area included in the PUD District, the
developer Is to be given flexibility through amendments to the PUD District or through PUD
Development Stage Plan approvals to address changes in market preferences and trends.
The SBF Master Land Use Plan (Page 3.4 of the SBF PUD Booklet) designates the subject
property a Farmstead Preservation Area. The Farmstead Preservation Area was a focus in the planning for
Spirit of Brandtjen Farm to reflect the history of the property and provide character for the overall
development that was to occur under the provisions of the PUD District. Section 8 of the SBF PUD Booklet
documents the history of the Brandtjen Farm and provides guidance for planned restoration of the
remaining buildings within designated Farmstead Preservation Area and additional development to be
allowed to occur within the area.
The central element of the Farmstead Preservation Area is the dairy barn that has been converted to a
private neighborhood recreation building and outdoor pool. The Brandtjen residence demolished as the
structure was not suitable for reuse, but was reconstructed for commercial uses with exterior design
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almost exactly matching with that of the original structure. The horse barn is the third remaining element
of the original Brandtjen farmstead that was repurposed for office uses and expanded to the east in 2018
that is currently occupied as a real estate office.
Zoning. The subject property is zoned PUD, Planned Unit Development District. The PUD District ordinance
specifies that the allowed uses within the Farmstead Preservation Area as those use allowed within the
O-R, Office Residential District, and:
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Building Plans. The developer intends that the detached townhouses will be of the same or similar design
as the buildings constructed within Spirit of Brandtjen Farm 21st to 23rd Additions located east of Eagleview
Drive and 162nd Street for Planning Commission consideration with the submitted plans. The
representative structures are characteristic of the high quality single family architecture within Spirit of
Brandtjen and in harmony with the single family dwellings to the east and other structures within the
Farmstead Preservation Area.
Lot Area. Development of detached townhomes within Spirit of Brandtjen Farm is to provide a minimum
of 5,000 square feet of lot area per dwelling unit in accordance with the requirements of the RST-2, Single
and Two Family District. The area of the seven unit lots and one base lot for the detached townhomes is
0.912 acres (39,726.72 square feet) or 5,675.24 square feet for each dwelling unit. The area to be
developed for the proposed detached townhouses complies with the minimum lot area requirements of
the SBF PUD Booklet.
Setbacks. The table below indicates the required setbacks for the proposed detached townhouse
buildings as established by the table on page 7.1 of the SBF PUD Booklet:
th Street
nd Street was
approved for Spirit of Brandtjen Farms 21st through 23rd Additions. The reduced setback provides a more
building forward streetscape and reflects the side yard being indented the primary open space for each
dwelling within the site plan. The proposed 15 foot setback to Draft Horse Boulevard is acceptable within
the intent of the site plan and architecture of the proposed detached townhouses.
th Addition appropriate.
Access. The subject property abuts 170th Street and Draft Horse Boulevard. The preliminary plat does not
include dedication of right-of-way or construction of new streets. Access to the proposed detached
townhouse dwellings is to be provided for with construction of private drives and off-street parking areas
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within Outlot A and B of the preliminary plat. These private drives and off-street parking areas will also
serve the horse barn and real estate office buildings.
Public Street. The only modification to public streets is construction of a parking lane for two vehicles on
the west side of Draft Horse Boulevard. Plans for construction of the parking lane is to be subject to review
and approval of the City Engineer. City staff recommends that a 20 minute parking zone be established
for the two spaces to limit use to deliveries and drop offs. Section 6-1-1-1 of the City Code provides for
establishment of parking zones by City Council resolution. A resolution establishing the proposed parking
zone will be considered concurrently with an application for final plat.
Private Drive/Off-Street Parking. The private drive accessing the proposed detached townhouse
dwellings is encompassed within Outlot A and connected to the existing private drive to the north of the
subject property at an existing stub. The proposed private drive is to be 24 feet in width to allow for two
way traffic with an additional eight feet to the west side to allow for parking spaces with concrete curb
and gutter. The seven off-street parking spaces along the private drive satisfy the guest parking
requirements for the proposed detached townhouses.
Sidewalks/Trails. There is an existing five-foot wide sidewalk abutting the subject site Brandtjen Farm
Drive and Draft Horse Boulevard and a 10-foot wide trail along 170th Street. There is also a five-foot wide
sidewalk along the north line of the subject property adjacent to the off-street parking area and private
drive to the north. The site plan includes construction of a five-foot wide concrete sidewalk between Lots
4 and 5, Block 1 connecting Draft Horse Boulevard and the private drive within Outlot A and a sidewalk
between the private drive within Outlot A to the sidewalk east of the riding arena building connected to
the off-street parking area within Outlot B. These sidewalks must be overlaid by easement to allow public
access as part of the overall pedestrian system within Spirit of Brandtjen Farm.
Landscaping. A landscape plan has been submitted for the proposed development. There are existing
trees in the median of Draft Horse Boulevard and the east boulevard of the street adjacent to the single
family homes to the east. The landscape plan provides for planting of additional street trees in the west
boulevard of Draft Horse Boulevard and a landscape buffer yards abutting 170th Street consistent with
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previous phases of SBF. There is also a row of shade trees along the west side of the private drive
separating the real estate office and proposed detached townhomes. The landscape plan is to be subject
to review and approval of the City Forester.
Easements. Existing drainage and utility easements dedicated over the subject property with the Spirit of
Brandtjen Farm or Spirit of Brandtjen Farm Office Addition final plats are to be vacated with the current
subdivision application as they will no longer serve a public purpose upon approval of a final plat for the
proposed development. The City Council will hold a public hearing to consider vacation of the existing
drainage and utility easements concurrent with review of the proposed development.
Park Dedication. Land within Spirit of Brandtjen Farm to be acquired by the City as public parks or open
space or retained by the Spirit of Brandtjen Farm as either private or publicly accessible, privately
maintained open space is designated on the SBF Master Land Use Plan. The SBF PUD Booklet does not
identify acquisition of public open space or development of additional private or publicly accessible,
privately maintained open space within the Farmstead Preservation Area. As such, the preliminary plat
does not include dedication of land to the City for public parks. Park dedication requirements are to be
satisfied at the time of final plat approval by payment of the specific cash fee in lieu of land established
by the provisions of the SBF Master PUD Agreement.
Storm Water Management. The submitted plans include grading, drainage, and erosion control plans. All
grading plans are subject to review and approval by the City Engineer.
Utilities. The subject site is included within the current MUSA. Plans have been submitted for connection
of sanitary sewer and water utilities to serve the proposed detached townhouses. All utility plans are
subject to review and approval of the City Engineer.
Outlots. The preliminary plat includes two outlots encompassing the proposed private drive and off-street
parking area with the proposed ownership of each outlot identified below. Ingress and egress easements
will be required to be established over the outlots to allow for access and circulation.
th Add. sub-HOA
Homeowners Association. Documents including Spirit of Brandtjen Farm 25th Addition as part of the Spirit
of Brandtjen Farm Master Homeowners Association are required. A separate homeowners association
must also be established for ownership and maintenance of Lots 1-8, Block 1 and Outlot A within the
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preliminary plat. All homeowners association documents are subject to review and approval by the City
Attorney and must be recorded prior to the issuance of building permits.
Development Contract. The Subdivision Ordinance requires the developer to provide construction and
warranty securities for the public improvements within the final plat that are to be outlined within a
development contract. The development contract will also memorialize the PUD Development Stage Plan
approvals. The development contract will be drafted by the City Attorney and is to be executed by the
applicant prior to City Council consideration of the final plat.
Neighborhood Meeting. The developer hosted a neighborhood meeting on 11 March 2025 at the Spirit
of Brandtjen Farm barn to provide information and answer questions about the proposed development.
There were approximately 40 residents of Spirit of Brandtjen Farm present along with Tradition
Development and City representatives. Residents’ questions included how the proposed dwellings would
be incorporated into the SBF Master Association; traffic and access; site design, architecture and setbacks;
and the start, duration, and construction hours. Tradition Development addressed questions as to why
they are proposing townhomes versus additional recreation amenities or open space, noting that what is
proposed is much less intensive than what can be allowed under the PUD District and SBF PUD Booklet.
City staff addressed the history of planning for Spirit of Brandtjen Farm, including responding to questions
about traffic impacts from the proposed development to Draft Horse Boulevard.
RECOMMENDATION
th Addition is consistent with the PUD District, SBF Master Land
Use Plan, and Farmstead Preservation Area guidelines. The proposed preliminary plat also complies with
the Subdivision Ordinance. Our office and City staff recommend approval of the requested applications,
subject to the following stipulations:
th Street
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4. A parking zone limiting of the parking spaces on Draft Horse Boulevard to 20 minutes shall be
established by City Council resolution at the time of final plat approval.
th Addition sub-homeowners
association for ownership and maintenance.
th Addition including the plat
within the SBF Master Association and establishing a sub-association for ownership and
maintenance of Lot 8, Block 1 and Outlot A shall be subject to review and approval by the City
Attorney and must be recorded prior to the issuance of building permits.
City of Lakeville
Memorandum
To:Kris Jenson, Planning Manager
From:Jon Nelson, Assistant City Engineer
McKenzie L. Cafferty, Environmental Resources Manager
Joe Masiarchin, Parks and Recreation Director
Copy:Zach Johnson, City Engineer
Julie Stahl, Finance Director
Dave Mathews, Building Official
Tina Goodroad, Community Development Director
Date:March 13, 2025
Subject:Spirit of Brandtjen Farm 25th Addition
•Preliminary Plat Review
•Preliminary Grading and Erosion Control Plan Review
•Preliminary Tree Preservation Review
•Preliminary Utility Plan Review
BACKGROUNDBACKGROUND
Tradition Development has submitted a preliminary plat application for a development to be
known as Spirit of Brandtjen Farm 25th Addition. The proposed subdivision is located north of
and adjacent to 170th Street, west of and adjacent to Draft Horse Boulevard, south of, east of
and adjacent to Brandtjen Drive. The parent parcel consists of two platted lots (PID No.
227130021010 and 227136001020) zoned PUD, Planned Unit Development District.
The preliminary plat consists of seven (7) townhome lots, one (1) common area lot, one (1)
office space lot, and two (2) outlots on 2.44 acres.
The outlots created with the preliminary plat shall have the following use:
Outlot A: Private Driveway; to be retained by the developer (0.27 acres)
Outlot B: Parking Lot; to be retained by the developer (0.94 acres)
The proposed development will be completed by:
Developer: Tradition Development
Engineer/Surveyor: James R. Hill, Inc.
SSPIRITPIRIT OFOF BBRANDTJENRANDTJEN FFARMARM 2525THTH AADDITIONDDITION PPRELIMINARYRELIMINARY PPLATLAT
MMARCHARCH 13,13, 20252025
PPAGEAGE 22 OFOF 55
SITESITE CONDITIONSCONDITIONS
The Spirit of Brandtjen Farm 25th Addition site consists of an existing office building, gravel
parking lot, and community garden constructed as part of the Planned Urban Development of
Spirit of Brandtjen Farm Addition and Spirit of Brandtjen Farm Office Addition. The south end
of the site generally drains north to south and the north end of the site generally drains south
to north. There is a property access on the west end and north end of the site.
EASEMENTSEASEMENTS
The existing drainage and utility easements on the parent parcels will be vacated in
conjunction with the preliminary plat and reestablished with the final plat.
Prior to recording of the final plat:
•Outlot A and Outlot B shall be removed and shown as lots and blocks.
STREETSTREET ANDAND SUBDIVISIONSUBDIVISION LAYOUTLAYOUT
Private Drives
Development of Spirit of Brandtjen Farm 25th Addition includes the construction of a privately
owned and maintained roadway providing access to townhome lots. The Developer is
dedicating a drainage and utility easement over the private roadway. The City shall not be
responsible for any repairs (including cost) to the private roadway due to maintenance within
the easement area.
CONSTRUCTIONCONSTRUCTION ACCESSACCESS
Construction traffic access and egress for grading, utility and street construction will be from
Brandtjen Farm Drive.
PARKS,PARKS, TRAILS,TRAILS, ANDAND SIDEWALKSSIDEWALKS
The Park Dedication requirement has been collected on the parent parcels with the final plat
of Spirit of Brandtjen Farm 1st Addition.
UTILITIESUTILITIES
SSANITARYANITARY SSEWEREWER
Spirit of Brandtjen Farm 25th Addition is located within subdistricts NC-20070 of the North
Creek sanitary sewer district, as identified in the City’s Comprehensive Sewer Plan.
Wastewater will be conveyed through sanitary sewer to the northern trunk monitored by
meter M643A and continue to the Empire plant.
SSPIRITPIRIT OFOF BBRANDTJENRANDTJEN FFARMARM 2525THTH AADDITIONDDITION PPRELIMINARYRELIMINARY PPLATLAT
MMARCHARCH 13,13, 20252025
PPAGEAGE 33 OFOF 55
Spirit of Brandtjen Farm 25th Addition includes the extension of privately owned and
maintained sanitary sewer. 8-inch sanitary sewer will be constructed within the development
and connect to the existing sanitary sewer stub at Draft Horse Boulevard.
st Addition.
WWATERMAINATERMAIN
th Addition includes the construction of privately
owned and maintained watermain. 8-inch watermain will be constructed within the
development and connect to the existing watermain stub at Brandtjen Farm Drive.
DRAINAGEDRAINAGE ANDAND GRADINGGRADING
th Addition is located within subdistrict NCL 80a-11P of the North
Creek stormwater district, as identified in the City’s Water Resources Management Plan.
th Addition utilizes an existing stormwater
management basin network constructed with previous additions of Spirit of Brandtjen Farm
to collect and treat the stormwater runoff generated from the site. The stormwater
management design is consistent with City ordinance requirements.
th Addition contains more than one acre of site disturbance. A
National Pollution Discharge Elimination System General Stormwater Permit for construction
activity is required from the Minnesota Pollution Control Agency for areas exceeding one acre
being disturbed by grading. A copy of the Notice of Stormwater Permit Coverage must be
submitted to the City upon receipt from the MPCA.
STORMSTORM SEWERSEWER
th Addition includes the construction of privately
owned and maintained storm sewer systems. Private storm sewer will be installed within the
subdivision to collect and convey stormwater runoff generated from within the private lots to
the stormwater management basin system located within previous Spirit of Brandtjen Farm
Additions.
SSPIRITPIRIT OFOF BBRANDTJENRANDTJEN FFARMARM 2525THTH AADDITIONDDITION PPRELIMINARYRELIMINARY PPLATLAT
MMARCHARCH 13,13, 20252025
PPAGEAGE 44 OFOF 55
Draintile construction is required in areas of non-granular soils within Spirit of Brandtjen
Farm 25th Addition for the street sub-cuts and lots. Any additional draintile construction,
including perimeter draintile required for building footings, which is deemed necessary
during construction shall be the developer’s responsibility to install and finance.
st Addition.
FEMA FLOODPLAIN ANALYSIS
WETLANDSWETLANDS
th Addition preliminary plat.
TREETREE PRESERVATIONPRESERVATION
th Addition. The trees
shall be identified in accordance with City Ordinance tree preservation requirement prior to
recording of the final plat.
EROSIONEROSION CONTROLCONTROL
SSPIRITPIRIT OFOF BBRANDTJENRANDTJEN FFARMARM 2525THTH AADDITIONDDITION PPRELIMINARYRELIMINARY PPLATLAT
MMARCHARCH 13,13, 20252025
PPAGEAGE 55 OFOF 55
RECOMMENDATIONRECOMMENDATION
Engineering recommends approval of the preliminary plat, grading and erosion control plan,
tree preservation, and utility plan for Spirit of Brandtjen Farm 25th Addition, subject to the
requirements and stipulations within this report.