Adopting a Resolution approving Major Land Subdivision No. CD2026-023PLAT by Anthony Properties, with four conditions, to be known as Danielson Farm, subdividing 26.56 acres at the northeast corner of 55th St NW and 18th Ave NW into 1 lot, 2 outlots, and a right-of-way for 18th Ave NW and an internal collector road.

The subject site is located in the southwest portion of the Danielson Farm General Development Plan. Danielson Farms is a 115-acre mixed-use development project at the northeast quadrant of the 55th St NW and 18th Ave NW intersection, having 26 acres of MXC (Mixed Use Center), 21 acres of R-3 (Medium Density Residential), 60 acres of R-2 (Low Density Residential-small lot) zoning districts, along with an 8-acre park site. The 2025 approved GDP (CD2025-002GDP) has been attached to this report for reference purposes.

The subject Major Land Subdivision Preliminary Plat is approximately 26 acres and consists of one lot, two outlots, and a dedicated right-of-way for an internal collector road and for 18th Ave NW (CSAH 112). Lot 1 (Block 1) is 5.01 acres in size and is the future development site of the American Cooperative 62+ senior housing condominium development (CD2025-047SDP) that is currently under review.

Proposed Outlot A is 9.10 acres and reserved for future commercial or multifamily development. Outlot B is 9.49 acres and will be utilized as a regional storm water treatment facility. Public right-of-way is dedicated, including a roundabout, to serve the lots within the plat and the future residential development to the north.

Public sanitary sewer is located at the southwest corner of the 55th St NW and 18th Ave intersection and will be extended under the intersection to serve the lots within this plat. Watermain is stubbed to the site from 55th St NW. Storm water management has been studied, and Outlot B does provide adequate area to treat storm water runoff generated by the development.

This plat is consistent with the General Development Plan previously approved by the City and meets the dimensional standards of the underlying zoning designations. A traffic study was previously completed and accepted for the development; therefore, a traffic impact report waiver was granted by the City Engineer for this Major Land Subdivision application.  

The Neighborhood Informational Meeting (NIM) for this application was held on August 25, 2026. Based on the NIM meeting notes, the largest concern expressed related to future potential traffic mitigation for the King’s Run Dr NW and 55th St NW intersection. This intersection currently provides full movement to the neighborhood south of 55th St NW.

This intersection may need to be modified when the Danielson Farms project reaches 70% buildout, which may result in the limiting of full movement out of the existing neighborhood on the south side of 55th St NW onto westbound 55th St NW. Whether traffic mitigation is or is not required in the 55th St NW median, there are no implications of either scenario that would impact the proposed Lemon Grass Dr NW collector alignment location or needed right-of-way. Access to this project from 55th St NW (CSAH 22) has been intended to be taken at this location since Olmsted County improved the highway several years ago.

Both the Planning Commission and the Development Review Committee are recommending that Council approve the subject application, subject to four conditions of approval. At their September 30, 2026 meeting, the Planning Commission unanimously recommended approval of CD2026-023PLAT, by a 6-0 vote. 

Conditions:

Prior to final plat submission, the following items shall be addressed:

1. No development will be allowed to occur until Council has determined that all required public facilities are adequate for said development. In lieu of waiting for all facilities to be in place, the Owner may request that the City prepare a Development Agreement for Owner’s execution to memorialize terms and obligations specific to development of this Property. If an agreement is requested, owner execution and recording of document would be required.
2. Civil, Grading & Storm Water Management Plan approvals will be required prior to submittal of a Final Plat for this phase of development.
3. The Major Land Subdivision Plat shows a 72-foot-wide right-of-way for Lemon Grass Drive NW, which is wider than a standard parkway for this use. Applicant shall discuss proposed dedication with the City Engineer with an explanation for the need for the extra right-of-way, and adjust as necessary.
4. A 30-foot sanitary sewer utility easement adjacent to the south property line of Lot 1, Block 1, and Outlot B is required to be dedicated to the City via a separate conveyance document, which shall be shown on the final plat document.

The proposed Major Land Subdivision is consistent with an active General Development Plan and achieves the Comprehensive Plan Core principles of Economic Vibrancy and Growth Management and Fiscal Responsibility & Sustainability.

August 25, 2026: Neighborhood Informational Meeting - Danielson Farm Major Land Subdivision

September 30, 2026:  Planning and Zoning Commission Report and Recommendation

October 9, 2026:  Public Notice for Council Public Hearing mailed to surrounding properties and forwarded for newspaper publication

All development costs will be the responsibility of the developer and will be outlined in a Development Agreement and/or City-Owner Contract.

No alternative actions are suggested at this time.