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Council approves DCM Farms rezoning and preliminary plat for 253 homes after traffic and drainage debate; vote 3–2
Summary
The council approved rezoning and a preliminary plat for the DCM Farms development, a 253‑lot subdivision with narrow‑lot product and a planned developer contribution to roundabout work; the vote was 3–2 after residents raised traffic, groundwater, and construction concerns.
The Dayton City Council voted to approve a rezoning from A‑1 (agricultural) to R‑3 with a PUD overlay and the preliminary plat for the DCM Farms subdivision, a proposed project of roughly 253 single‑family lots on about 91 acres. The motion passed 3–2 after more than an hour of staff presentation and extensive public comment focused on traffic and drainage.
Staff said the developer proposes a mix of lot sizes and home styles and requests code deviations typical in a PUD: higher percentages of lots narrower than the R‑3 standard (the developer proposed 70% narrower lots where the R‑3 allows up to 30%), minimum lot widths down to 40 feet, smaller minimum lot areas, and reduced setbacks. The developer also offered public benefits that include funding the full cost of a roundabout at 114th and a proportionate contribution toward a future roundabout at 117th, parkland dedication and HOA amenities, and funds for parkland and trail fees.
City staff and the developer said stormwater design must address several ponds that currently rely on single outlets; staff asked the developer to provide redundant outlet capacity as part of final engineering. City staff noted the county supports examining a roundabout at 114th, but the county has not yet completed design; councilmembers said final design or mitigation of access for several existing homes must be resolved before final plat approval.
More than a dozen nearby residents spoke at the meeting. Several described recurring groundwater and sump‑pump activity at their homes and said recent nearby development has increased groundwater or surface drainage into their yards. Speakers asked the city and developer to commit to drainage fixes, to limit construction hours, and to avoid routing heavy construction traffic on 113th Avenue, where sight lines and lane width are constrained. Residents also objected to smaller lots and said narrow alley‑loaded product changes neighborhood character.
Council discussion focused on three topics: (1) whether to require the developer to construct water and sewer to the trail/alley behind six existing Fernbrook homes so those owners would have an option if their wells or septic systems fail; (2) the appropriateness of lot sizes and product mix given local character and the city's housing goals; and (3) the need to resolve the 114th intersection design or a broader corridor plan with the county before final plat.
Council ultimately approved the preliminary plat and rezoning with the direction that the roundabout/access issue be addressed (council asked staff to ensure there is a solution before final plat) and directed the developer and staff to work on stormwater stabilization and the design of infrastructure improvements. The motion carried on a 3–2 vote.
Next steps: final engineering revisions to address redundant stormwater outlets, developer agreement negotiations to document the developer’s contributions (roundabout funding share, park dedication and HOAs), and work on the timing and routing of construction traffic. Staff also plans to continue coordination with Hennepin County on corridor planning.
