HomeMy WebLinkAbout11/8/11
City of Farmington
430 Third Street
Farmington, MN 55024
AGENDA
PLANNING COMMISSION
November 8, 2011
7:00 P.M.
CITY COUNCIL CHAMBERS
1. CALL TO ORDER
2. APPROVAL OF MINUTES
a) October 11, 2011 Regular Meeting
3. PUBLIC HEARINGS
a) Conditional Use Permit - Home Occupation - Barbershop/Salon
Applicant: Cassandra Tolzman
19022 Estate Avenue
Farmington, MN 55024
A Proud Past - A Promising Future
Committed to Providing High Quality,
Timely and Responsive Service to All
Of Our Customers
b) Variance Request to exceed the maximum height requirement of the IP Zoning District - 21025 Edmonton
Avenue
Applicant: Quality Ingredients Corporation
14300 Rosemount Drive
Burnsville, MN 55306
4. DISCUSSION
a) Set workshop date for Comprehensive Plan Update 2011
5. ADJOURN
City of Farmington
430 Third Street
Farmington, Minnesota
651.280.6800 . Fax 651.280.6899
www.ci.farmington.mn.us
TO:
Planning Commission
FROM:
Tony Wippler, Assistant City Planner
SUBJECT:
Conditional Use PermitIHome Occupation Permit - Salon
Applicant: Cassandra Tolzman
19022 Estate Avenue
Farmington, MN 55024
DATE:
November 8, 2011
INTRODUCTION
The applicant, Cassandra Tolzman, has submitted an application for a Conditional Use/Home Occupation Permit
involving the operation of a hair salon out of her home.
Plannin!! Division Review
Applicant:
Cassandra Tolzman
19022 Estate Avenue
Farmington, MN 55024
Attachments:
1. Application
2. Letter from applicant
3. Location Map
Location of Property:
Located off of Estate Avenue, south of 190th Street Wand west of Pilot Knob Road in the
Fair Hills Addition.
Property Address:
19022 Estate Avenue, Farmington, MN 55024
Surrounding Land Uses:
The subject property is surrounded by single-family residences
Existing Zoning:
R-l (Low Density Residential)
Off-street Parking:
Yes - two stalls in driveway
DISCUSSION
The applicant, Cassandra Tolzman, is requesting Planning Commission approval of a Conditional Use/Home Occupation
Permit to allow her to conduct a I-chair hair salon within her residence.
The salon will involve basic hair cuts, colors, permanents, etc. It should be noted that the use of some chemicals will be
involved.
Mrs. Tolzman indicated that she would be available by appointment only. Her hours of operation are tentatively set for 2
pm to 8 pm Monday and Tuesday and 8am to 3pm on Saturday. The applicant stated that she would be the only person
working at the salon.
Home Occupation Code
Section 10-6-2 of the City Code provides as follows:
A home occupation is permitted as an accessory use if it complies with the requirements of this Section following all
procedures outlined for approval of a conditional use.
(A) The home shall be conducted solely and entirely by persons who reside full time in the home.
As stated above, the applicant has indicated that she would be the sole person working in the salon.
(B) The home occupation shall be conducted wholly within the principal or accessory structures.
The salon operation would be conducted wholly within the applicant's home.
(C) No structural alterations or enlargements shall be made for the sole purpose of conducting a home
occupation.
The applicant will not be making any enlargements to the home to accommodate the proposed home
occupation. The salon is proposed to be within an existing 10' x 12' room in the basement of the applicant's
house.
(D) Only one home occupation shall be permitted for each principal structure.
No conditional use/home occupation permit exists for this property.
(E) Exterior displays or signs other than a two-sided, two (2) square foot, non-illuminated sign and exterior
storage of materials and exterior indication of the home occupation or variation from the residential character
of the principal structure shall not be permitted.
The applicant has not indicated whether she would install a sign for the business or not. If the CUP is
approved, a condition of approval would be that a sign permit be obtained by the applicant for any signage
to be placed on the subject property.
(F) The activity does not involve the manufacturing, assembling or distribution of goods and the activity does
not deal with the general retail public.
The activity being proposed will not involve manufacturing, assembly or distribution of goods and does not
deal with the general retail public. The applicant has indicated that her clientele will all be appointment
based and will largely consist of family and friends.
STAFF DRECOMMENDATION
Staff recommends approval of the Conditional Use Permit as the proposal appears to meet all the criteria of Section 10-6-
2 of the City Code subject to the following conditions:
1) The applicant shall obtain a sign permit for any signage to be placed on the subject property.
2) Any other condition deemed necessary by the Planning Commission.
Respectfully submitted,
~t.J~
Tony Wippler, Assistant City Planner
Cc: Cassandra Tolzman
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CONDITIONAL USE PERlvIIT APPLICATION
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Address:
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Premises Involved: ()i Z hJ 0 Q Je (y (1A wLMI ) IS
Address/Legal Description (lot, block, plat name, section, township, range)
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Zip Code
C 6 Copies of Site Plan
[] Abstract/Residential List (required 350' from subject property)
[] TOTIl5. (o~er'r DuDlicate Certificate of Titie Reauired)
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'Date Signatnre of Applicant
Date
Request Submitted to Planninft. staff on / () /I.~ If I
Public Hearing Set for: /1/ '8/1/ I I
For office use only
Advertised in Local Newspaper: I ~ / ~ 7 / II
.
Planning Conullission Action: _Approved
City Council Action (if necessary): _Approved
_Denied
_Denied
Fee Paid )(
$200 - City of Farmington
$46 - Dakota County Recorder
Comments:
Conditions Set:
Planning division:
Date:
9/06
DRAFTF.O BY:
City of t'armingtou
430 Tbird Street
Farmington. loiN 55024
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Dakota County, MN
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not
guaranteed. This is not a legal document and should not be substituted for a title search,
appraisal, survey, or for zoning verification.
Map Scale
1 inch = 317 feet
http://gis.co.dakota.mn.us/website/dakotanetgis/printPreview.aspx?PrintOptData=Dakota County, MNIOIO... 1111/20 II
City of Farmington
430 Third Street
Farmington, Minnesota
651.280.6800 . Fax 651.280.6899
www.ci.farmington.mn.us
TO:
Planning Commission
FROM:
Lee Smick, AICP CNU
City Planner
SUBJECT:
Variance Request to Height Requirements in the IP District
DATE:
November 8, 2011
INTRODUCTION
The applicant, APPRO Development on behalf of Quality Ingredients Corporation (QIC), is seeking approval of a
variance to exceed the maximum height requirement within the IP (Industrial Park) Zoning District to add an additional
23 feet to a portion of the existing roof to a maximum height of 68 foot. Additionally, the QIC is seeking approval of
storage tanks to be constructed on the west side of the building. .
Planning Division Review
Applicant: APPRO Development on behalf of Quality Ingredients Corporation
21476 Grenada Ave
Lakeville, MN 55044
Attachments: 1. Application (Ex. A)
2. Business Information (Ex. B)
3.. Site and Building Plans (Ex. C)
4. Exterior Buildings Cales (Ex. D)
5. Aerial photograph of the property (Ex. E)
Property Location: 21025 Edmonton Ave - Former PIC Building
Variance Request: A variance from the maximum height requirement of 45 feet to add an additional 23 feet
to the north side of the building..
Property Area: 4.3 Acres - Two Lots
Existing Building Coverage: Approximately 61,598 square feet or 32.9%
Surrounding Land Uses: The property is completely surrounded by the IP zoning district.
Existing Zoning: IP (Industrial Park)
2030 Comprehensive Plan: Industrial
DISCUSSION
APPRO Development on behalf of QIC is seeking approval to exceed the maximum height requirement within the IF
(Industrial Park) Zoning District to add an additional 23 feet to a portion of the existing roof to a height of 68 foot. QIC
processes wet material into dry powders (see Ex. B). QIC is an employee owned company. The company currently has a
location in Bumsville and Marshfield WI (see page 7 and page 8 respectively as shown in Ex. B). The employees added
to the Farmington site will be 12-16 skilled workers. QIC representatives will be on hand at the meeting to further
explain the processes of the company.
The maximum height of buildings within the IF zoning district is 45 feet. QIC is proposing building renovations to occur
in two phases. Phase 1 includes the extension of the roof on the south side of the building to a height of 35 feet meeting
the maximum height allowed in the IF District. Phase 2 will consist of increasing the height of the north side of the
building to 68 feet. Roll drums will be stored in the 35 foot section of the building and a vertical drum will be installed in
the 68 foot portion of the building. . Additionally, QIC proposes to locate storage tanks on the southwest side of the
building, which requires city approval but not a variance. There is no screening requirement of the storage tanks because
the lot is within the interior of the Industrial Park and is not exposed to CSAH 31 and CSAH 50.
This increase would require a variance to be approved by the Planning Commission. Revised Variance language from the
State Statute states that variances shall only be permitted when they are in harmony with the general purposes and intent
of the official control and when variances establish that there are practical difficulties in complying with the official
control.
In reviewing this criteria staff recommends approval of the variance because it meets the practical difficulties test as
follows:
1. The lot is located within an Industrial Park and is within an interior lot of the park.
2. The property is surrounded by industrial buildings.
3. The lot is not located along CSAH 31 and CSAH 50.
4. The exterior material made of pre-engineered metal of the renovations meet the 50% wall surface in the code.
(Ex. D).
5. The equipment in the building needs to be covered~
ACTION REQUESTED
1. Staff recommends approval of the variance to exceed the maximum height requirement within the IF (Industrial Park)
Zoning District to add an additional 23 feet to a portion of the existing roof t~ a total height of 68 foot. Conditions to the
variance are set as follows:
a) Obtain all necessary building permits for the renovations to the building.
b) Obtain a sign permit.
2. Staff recommends that the storage tanks be approved for the location of storage tanks on the southwest side of the
building.
ex. A
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V AffiANCE APPLICATION
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Street City State Zip Code
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Telephone: U
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o Abstract/Residential List (adjoining property owners only)
o Torrens (Owner's Duplicate Certificate of Title Required)
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Signature of Property Owner
Request Submitted to the Planning Commission on
Public Hearing Set for:
For office use only
Advertised in Local Newspaper:
Planning Commission Action:
_Approved
_Denied
Fee Paid_
$200 - City of Faonington
$46 - Dakota County Recorder
Comments:
Conditions Set:
Planning division;
Date:
9106
DRAFI'llD BY:
City ofFarmlngtOll
430TIIirdSbeel
Farm1n(:1on, MN 5SO~4
Our Company
Quality Ingredients Corporation was
founded in 1987. The company set out
to deliver value-added and high-perfor-
mance powdered ingredients that enhance
flavor, improve texture, support nutritional
needs, and facilitate the processing of foods
for food and beverage manufacturers.
Quality Ingredients opened its first
manufacturing facility in Burnsville,
Minnesota in the I 990s, followed by the
acquisition of its second facility in
Marshfield, Wisconsin. Today, our
customers recognize Quality Ingredients
as a high-quality and creative ideas
generator and solutions provider to the
food and beverage industries.
i
Our People)'i
From the laboratories where your ideas are transformed
into reality, to the manufacturing floor where laboratory
innovations are scaled into commercial realities, to our office
facilities where your application and supply chain needs are
fuIfilled... our people are ready to serve you.
At Quality Ingredients, we are proud of our technological
capabilities, capabilities that we leverage to create new
ingredient systems, solve your technical challenges and make
good foods even better.
Quality Ingredients Corporation is an employee-owned
corporation (ESOP). We all share a vested commitment
to your success.
Quality-it's in our name
Quality is the key aspect of everthing we do. Our ingredient tech-
nology expertise, product applications capabilities, our manufactur-
ing flexibility and our rapid response capabilities are all designed
to deliver a high quality end product package.
Quality means not just superior ingredients, but how we work to
provide those superior ingredients to you. We pride ourselves on our
consistent and attentive customer service and communication - we
define success as when we are able to make you feel like you're the
only customer we are serving!
Our products and technologies
At Quality Ingredients Corporation, we draw upon more than 120 combined years of R&D
expertise to apply our high-performance dry ingredient systems to a wide range of food
and beverage challenges. We apply our years of expertise in spray drying, spray chilling, roll
drying and blending to develop a wide variety of dry ingredients that offer a broad spectrum
of functional properties, all according to your specific product needs. We can help you make
your products healthier, better tasting, better performing, easier to use and more fun and
unique. Once created, we work with you to scale-up your formulas through plant trials to
ensure that they perform, at minimum, to your original expectations.
We use this technical expertise to help you differentiate your products, add to your total
value proposition and contribute to your marketplace competitiveness.
Making good foods even better
The food industry is fast changing, dynamic, and fun and we, at
Quality Ingredients Corporation, like to stay ahead of to day's food
and beverage, trends. We see your products, we understand your
challenges, and we imagine the possibilities that arise when we lever-
l:lge high-performance dry ingredient technology to a wide range of
food and beverage challenges to make good foods even better.
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Dakota County, MN
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Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not
guaranteed. This is not a legal document and should not be substituted for a title search,
appraisal, survey, or for zoning verification.
Map Scale
1 inch = 475 feet
http://gis.co.dakota.mn.us/website/dakotanetgis/printPreview.aspx?PrintOptData= Dakota... 11/3/20 II
Print Preview
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