HomeMy WebLinkAbout12/10/13City of Farmington
430 Third Street
Farmington, MN 55024
1. CALL TO ORDER
2. APPROVAL OF MINUTES
a) October 8, 2013 Regular Meeting
b) October 29, 2013 Special Meeting
3. PUBLIC HEARINGS
AGENDA
PLANNING COMMISSION
December 10, 2013
7:00 P.M.
CITY COUNCIL CHAMBERS
A Proud Past A Promising Future
Committed to Providing High Quality,
Timely and Responsive Service to All
Of Our Customers
a) Conditional Use Permit allowing a Manufacturing Facility within the IP Zoning District 21205 Eaton Avenue
Applicant: HOBO Inc.
21365 Hamburg Avenue
Lakeville, MN 55044
b) Conditional Use Permit allowing an Auto Sales and an Auto Repair, Minor use within the B -1 Zoning District 705 8
Street
Applicant: Triton Properties, LLC
3121 39 Avenue S
Minneapolis, MN 55406
4. DISCUSSION
a) Sunrise Ponds
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 Permit allowing a Manufacturing Facility within the IP Zoning District
DATE: December 10, 2013
INTRODUCTION
An application for a Conditional Use Permit [CUP] has been submitted requesting approval of establishing a
Manufacturing Facility within the IP (Industrial Park) zoning district. The subject property is 21205 Eaton Avenue and is
currently owned by Vinge Properties, LLC. The applicant and contract purchaser of the property is HOBO Inc.
Planning Division Review
Applicant:
Property Owner:
Property Location:
Legal Description:
Current Land Use:
HOBO Inc.
21365 Hamburg Avenue
Lakeville, MN 55044
Vinge Properties, LLC
21205 Eaton Avenue
Farmington, MN 55024
21205 Eaton Avenue
Lots 3 4, Block 3 Farmington Industrial Park
Multi- tenant building. Existing businesses in building include: Vinge Tile Stone, and
EDCO Products.
Surrounding Land Uses: Commercial /Industrial properties are adjacent to the west, north, and east. CSAH 50 is
adjacent to the south.
Existing Zoning: IP (Industrial Park)
Comprehensive Plan: Industrial
Attachments: 1. CUP Application Exhibit A
2. Aerial of property Exhibit B
3. Survey of property Exhibit C
4. Letter from applicant describing proposed business Exhibit D
DISCUSSION
The applicant, is seeking approval of a Conditional Use Permit to allow a Manufacturing Facility to be established within
the IP (Industrial Park) zoning district. The applicants intend to eventually utilize the entire building for their facility.
The Manufacturing Facility is called HOBO Incorporated and is a custom manufacturer of specialty chemical products
used in a variety of industries. HOBO's primary business is the blending of cleaning products for the commercial
carwash industry. In the course of HOBO's regular business it compounds and blends raw material and ships finished
good that fall under the following hazard classifications:
Corrosive
Oxidizer
Toxic
Flammable
Environmental Hazards
HOBO has a complete training and safety program for their employees and complies with all Federal, State and Local
agents regarding the storage, handling and shipping of these materials. In addition, HOBO contracts consultants to ensure
the company is in compliance with the ever changing regulations. The applicant has stated that their operations do not
produce any noxious fumes or loud noises that would be disruptive to the surrounding uses.
City Code defines a manufacturing facility as follows:
MANUFACTURING FACILITIES: Facilities used for the manufacture, compounding, processing, packaging, treatment
or assembly of products and materials that may or may not emit objectionable and offensive influences beyond the lot on
which the use is located. Such uses include, but are not limited to: sawmills, refineries, commercial feedlots; acid; cement;
explosives; flour, feed, and grain milling or storage; meatpacking and slaughter houses; coal or tar asphalt distillation;
rendering of fat, grease, lard or tallow; alcoholic beverages; poisons; exterminating agents; glue or size; lime; gypsum;
plaster of paris; tanneries; automobile parts; paper and paper products; glass chemicals, crude oil and petroleum products
including storage; electric power generation facilities; vinegar works; junkyard; auto reduction yard; foundry forge;
casting metal products; rock, stone, cement products; lumberyards; machine shops; products assembly; sheet metal shops;
plastics; electronics; general nonalcoholic beverages; signs and displays; printing; publishing; fabricated metal parts;
appliances; clothing; textiles and used auto parts.
Staff believes the proposed use, as previously mentioned in this memorandum, meets aforementioned definition.
Setbacks and lot coverage are not applicable to this CUP application as the proposed use will occupy an existing building.
Parking will be accommodated on site. Code requires that 1 off- street parking space be provided for every 600 square feet
of manufacturing use. The footprint of the existing building is approximately 18,000 square feet, thereby, requiring a
minimum of 30 off street parking stalls. The paved area on the property is sufficiently sized to accommodate the required
amount of parking.
Conditional Use Permit
The City Code provides criteria that must be satisfied for the Planning Commission to grant a Conditional Use Permit.
Those criteria are:
1. The proposed use conforms to the district permitted and conditional use provisions and all general regulations of
this title.
The proposed use is a conditional use within the IP zoning district and conforms to all general regulations of this
title.
2. The proposed use shall not involve any element or cause conditions that may be dangerous, injurious or noxious
to any other property or person and shall comply with the performance standards listed below.
The proposed use will not involve any element or cause and conditions that may be dangerous, injurious or
noxious to any other property person and it complies with all performance standards.
3. The proposed use shall be constructed, designed, sited, oriented and landscaped to produce a harmonious
relationship of buildings and grounds to adjacent buildings and properties.
The use will be established within an existing building.
4. The proposed use shall produce a total visual impression and environment which is consistent with the
environment of the neighborhood.
The use will be established within an existing building.
5. The proposed use shall organize vehicular access and parking to minimize traffic congestion in the neighborhood.
The proposed use will not significantly increase traffic in the surrounding neighborhood.
6. The proposed use shall preserve the objectives of this title and shall be consistent with the comprehensive plan.
The proposed use is consistent with the Comprehensive Plan.
ACTION REQUESTED
Approve the Conditional Use Permit allowing a Manufacturing Facility to be established within the IP zoning district at
the property addressed as 21205 Eaton Avenue, subject to the following conditions:
1. A sign permit be applied for and approved for any signage to be placed on the premises.
2. The applicant shall obtain all necessary building permits from the City's Building Official.
Respectfully submitted,
r r 0
o
Tony Wi As istant City Planner
Cc: Ken Wentworth, HOBO Inc.
Bruce Rydeen, Cerron Commercial Properties
Nov 1513 10:36e Doug Vinge 2185434135
City of Farmington
a3omaaRt
r 654.2516803-11.‘51.2616841
CONDITIONAL USE PERMIT APPLICATION
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Applicant: Pile') 1 e%C Telephone 15233•'igS- c k c i. Fax: 5$S-` c e
Address: 2 4 36.5 ftAv. (5uRa- 41%. 1..r1KGP It -t_E An.N S504 14
Street City State Zip Code
Owner: V f Y1 ?nom 1 {S 1 U- Tdephoae 611. 32. 17Z),. Fax: (LA? L te° 4591
Address: 2t 2-oS &4-fi> v) Ave, FA'QrrntYl j -fr+, Th N SSA
Stmt City State Zip Code
Premises Involved: 1- .es{ ck w o tk 3 cvk c kt•ZeA Pot
Address/Legal Description dot, b1oc1, plenum; scction, township. range)
ConenaZorringDistrict 'P Current Land Use Us)o: 4,cy>JS,r3 f Q -cc` Ce.-.-
Specific Nature af Request Gx0c i IS' ?p r% deA's 5 rc) kOte_taal e_
tl es. on 40, e_i4.Jr-.) FeLC ft:
ST)B MTPT'AL REO IRBMENTS
Proof ofOwnershi P 6 Copies of Sim Plan
ion Fee 2-1tb 'dentist List (required 3511' f subject property)
sib ner'sDualicate Cati of de), nuked)
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Si tare ofApplleant
NOV 152013
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Request Submitted to Planning staff on For offcce the only
Publlic Bearing Sat for. Advertised in Local Newspaper:
Planning Commission Action: .Approved Denied Fee Paid
CityCotrucilAaioaa ifnacessary): Approved Denied $200 —City of Farmington
$46 Dakota County Recorder
CovYUrtantS:
Conditions Set:
Planning division: Data 9/06
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439 ttidStreet
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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 Map Scale
legal document and should not be substituted for a title search,appraisal, survey, or for zoning 1 inch 145 feet
verification. Dakota County assumes no legal responsibility for the information contained in this data. 12/4/2013
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I N C O R P O R A T E D
HOBO Inc., is a custom manufacturer of specialty chemical products used in a variety of
industries. Our primary business is the blending of cleaning products for the commercial
carwash industry. In the course of our regular business, Hobo Inc. compounds and blends raw
materials and ships finished goods that fall under the following hazard classifications:
Corrosive
Oxidizer
Toxic
Flammable
Environmental Hazards
Hobo Inc. has a complete training and safety program for our employees and complies with all
Federal, State and Local agents regarding the storage, handling and shipping of these materials.
We also contract with outside consultants to keep us up to date on the ever changing
regulations.
It is our intent to begin these types of operations at the facility located at, 21205 Eaton Avenue
in Farmington legally described as Lots 3 and 4, Block 3, Farmington Industrial Park, Dakota
County MN. We believe that the current zoning of "IP" for this parcel is too restrictive to fully
accommodate our operation and the handling of the above materials. We are requesting a
Conditional Use Permit to allow compounding and blending of hazardous materials at the site.
Our operations do not produce noxious fumes or loud noises that would be disruptive to our
industrial neighbors, or surrounding communities.
Sincerely,
i
►•iii
Ken Wentworth, President
Fx.
TO: Planning Commission
FROM: Tony Wippler, Assistant City Planner
SUBJECT: Conditional Use Permit allowing an Auto Sales and Auto Repair, Minor use within the B -1 Zoning District
DATE: December 10, 2013
INTRODUCTION
Triton Properties, LLC is in the process of rehabilitating the property located at 705 8 Street. As part of that rehabilitation, an
application has been made for a Conditional Use Permit [CUP] requesting approval of an auto sales and auto repair, minor use within
the B -1 (Highway Business) zoning district. The subject property is 705 8 Street (formally Oasis Market) and is owned by Triton
Properties, LLC. The applicant is Mr. Randy Jacobson.
Planning Division Review
Applicant: Randy Jacobson
1505 Concord Street South
South St. Paul, MN 55075
Property Owner: Triton Properties, LLC
705 8 Street
Farmington, MN 55024
Current Land Use: The buildings on site are both currently empty. The property has historically been used as a gas
station/convenience store with a carwash in the accessory building. Additionally, the northern half
of the existing principal building had previously been used for office space.
Surrounding Land Uses: Commercial property is adjacent to the north, Trunk Highway 3 is adjacent to the west, and
residential is adjacent to the east and south.
Existing Zoning: B -1 (Highway Business)
Comprehensive Plan: Commercial
Attachments: 1. CUP Application Exhibit A
2. Aerial of property Exhibit B
3. Site Plan Floor Plans Exhibit C
DISCUSSION
City of Farmington
430 Third Street
Farmington, Minnesota
651.280.6800 Fax 651.280.6899
www.ci.farmington.mn.us
The applicant, Randy Jacobson, has submitted a Conditional Use Permit application in order to allow an auto sales and auto repair,
minor use to be established on the property addressed as 705 8 Street. The property is zoned B -1 (Highway Business) and both auto
sales and auto repair, minor are conditional uses in this particular zoning district.
Auto Sales use
The owner of the property has indicated that a maximum of twenty (20) cars will be allowed to be parked on site for the auto sales use.
The cars listed for sale are proposed to be parked on the east and southern sides of the property.
Auto Repair, Minor use
The auto repair, minor use will consist of performing oil changes, and brake and battery work. This work is proposed to take place in
what used to be the car wash facility located near the southeast corner of the lot. This structure is a 1,200 square foot building that will
be modified in the interior with two (2) car lifts. The use as previously described meets the definition of auto repair, minor that I have
provided below:
It should be noted that an office space and restroom in the southeast corner of the principal building is proposed for the Auto Repair,
Minor business.
Setbacks Lot Coverage
Setbacks and lot coverage are not applicable to this CUP application as the proposed uses will be established on a developed parcel.
Parking
The site plan (Sheet Al of Exhibit C) shows the property as having twenty three (23) total off street parking stalls. As shown on the
floor plan for the principal building (Sheet A3 of Exhibit C), the building will generally be split into office area (northern 2,700 square
feet of building approximate) and retail space (southern 2,500 square feet of building approximate). The parking requirements per
code are as follows:
Code Requirement
Auto Repair, Minor: 2 per bay plus 2 per service station
Office: 1 per 250 square feet
Retail: 1 per 200 square feet
Auto Sales: No requirement identified
If the CUP is approved by the Commission, a condition of approval should be that nine (9) additional parking stalls be striped on site
to meet the required off street parking requirements shown above. It appears there is adequate paved surface on the site to
accommodate the additional nine (9) parking stalls. The location of the additional nine (9) stalls can be worked out with staff at a later
time, preferably before issuance of building permit.
Screening
AUTO REPAIR, MINOR: The replacement of any part or repair of any part which does not require removal of the engine
head or pan, engine transmission or differential; incidental body or fender work, minor painting and upholstering service; or
minor automotive service including changing oil and transmission fluid.
The existing screening is acceptable. The adjacent residential property to the east is screened by a six (6') foot high wood fence. A
portion of the fence near the northeast corner of the property is missing. It is noted on the attached site plan that this portion of fence
will be repaired.
Conditional Use Permit
Total Required: 32 stalls
Site Requirement
8 stalls
11 stalls
13 stalls
None required
The City Code provides criteria that must be satisfied for the Planning Commission to grant a Conditional Use Permit. Those criteria
are:
1. The proposed use conforms to the district permitted and conditional use provisions and all general regulations of this title.
The proposed uses are conditionally allowed within the B -1 zoning district and conform to all general regulations of this
title, except off street parking, which is addressed in the conditions of approval.
2. The proposed use shall not involve any element or cause conditions that may be dangerous, injurious or noxious to any other
property or person and shall comply with the performance standards listed below.
The proposed uses will not involve any element or cause and conditions that may be dangerous, injurious or noxious to any
other property person and it complies with all performance standards.
3. The proposed use shall be constructed, designed, sited, oriented and landscaped to produce a harmonious relationship of
buildings and grounds to adjacent buildings and properties.
The uses will be established within the existing buildings on site. The site is already developed.
4. The proposed use shall produce a total visual impression and environment which is consistent with the environment of the
neighborhood.
The uses will be established within the existing buildings on site. The site is already developed.
5. The proposed use shall organize vehicular access and parking to minimize traffic congestion in the neighborhood.
The proposed uses will not significantly increase traffic in the surrounding neighborhood.
6. The proposed uses shall preserve the objectives of this title and shall be consistent with the comprehensive plan.
The proposed uses are consistent with the Comprehensive Plan.
If the conditional use permit is approved, the approval should be made contingent upon the applicant obtaining all necessary building
permits to occupy the space.
ACTION REQUESTED
Approve the Conditional Use Permit allowing an auto sales and auto repair, minor use within the B -1 zoning district at the property
addressed as 705 8 Street, subject to the following conditions:
1. A sign permit be applied for and approved for any signage to be placed on the premises.
2. The applicant and/or property owner shall obtain all necessary building permits from the City's Building Official.
3. An additional nine (9) parking stalls shall be striped on site to meet the off street parking requirements listed in Section 10 -6-
4 of the City Code.
Respectfully submitted,
Tony Wippler, Assistant City Planner
Cc: Randy Jacobson
Triton Properties, LLC
Applicant: T IiA -JA (0,so Telephone: (mil) 1/73 -06 V pax: (6s 93 7
5 Con, (Pi Se�UTH Sr Pa La- ,;7 5-507S City State Zip Code
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C Telephone: Fax; 83 6 I I C 6
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Address/ Description (lot, block, plat name, section, township, rang)
Current Zoning District 5 1 Current Land Use
Specific Nature of Request: I_. t CAK S4L 'S L i6. -iiD VTo l�&F$1!c',
Address:
Street
Owner: Or
7os8
Address:
Street
Premises Involved:
SUBMITTAL RU UIREI► E
of of Ownership
[Application Fec
0 Mound Lot Survey
Owner
Request Submitted to Planning staff on For office use only
Advertised in Local Newspaper:
Public Hearing Set for
Planning Commission Action: Approved Denied Fee Paid
City Council Action Of necessary): Approved Denied --$200 Ci of Farmington
X46 Dakota County Recorder
Comments:
Conditions Set:
Planning division:
City of Farmington
430 Third Street
nrnaington, Minnrtora
651.280.6800 Fax 651.260.6899
a.watai taxmiaremt,RUi
CONDITIONAL USE PERMIT APPLICATION
Copies of Site Pien
0 Abstract/Residential List (required 350' from subject property)
p Torrens (Owner's Duplicate Certificate 3 'tie Required)
9
ate
Signature or Applicant
Date: 9/06
NOV 202013
it -13
Date
EX '4
t7Ct;PT0.p Dv:
City of Farmington
4g1i Third Street
Farmington. MN 55024
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.
Dakota County assumes no legal responsibility for the information contained in this data.
EC. IS.
Map Scale
1 inch 63 feet
12/5/2013
TOM OSOSKI
DESIGN SERVICES, LL C.
1550 EUSTIS STREET, SUITE K
SAINT PAUL, MN 55108
TELEPHONE: 651-208.4949
&IMIL: neUunososkleyahao.co.uk
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TO: Planning Commission
FROM: Tony Wippler, Assistant City Planner
SUBJECT: Sunrise Ponds
DATE: December 10, 2013
INTRODUCTION DISCUSSION
City of Farmington
430 Third Street
Farmington, Minnesota
651.280.6800 Fax 651.280.6899
www.cifarmington.mn.us
Premier Bank, the owner of the remaining unbuilt lots in the Sunrise Ponds Subdivision, will likely be making an
application for the re- platting the property within the next several months. The re -plat would generally consist of
enlarging most of the existing lots north of 212 Street West and providing additional right -of -way for the road system in
areas where there are not existing homes. I have attached for your reference, Exhibit A, which is the most recent concept
layout for the re -plat. The bank has a potential builder /developer for the remaining lots and they have inquired whether
the City would allow them to build homes on the lots located on the south side of 212 Street (lots are highlighted in
yellow on the attached concept plan) while the re -plat is being reviewed and processed.
The lots that are highlighted on the attached concept plan will not be substantially impacted with the proposed re -plat.
The only change that would result at this time would be the depths of these lots would be reduced by approximately seven
(7') feet to gain additional road right -of -way for 212 Street. For your reference, I have also attached as Exhibit B the plat
that was originally approved for Sunrise Ponds in 2006.
Staff is comfortable with allowing the construction of homes on the 12 lots that are highlighted in Exhibit A while the
bank and developer go through the re- platting process being the homes would be built on existing platted lots. This staff
position is with a caveat and that caveat being, that any homes constructed on these lots would have to meet all required
setbacks and lots coverage requirements for the existing plat and new re -plat.
Staff thought it was important to have the Commission discuss this and provide their opinion as this is a unique situation.
ACTION REQUESTED
Discuss and provide comments on the request to build homes on the lots highlighted on the attachment while the property
is being re- platted.
Respectfully submitted,
r
Tony Wippler, Assistant City Planner
Cc: Casey Regan, Premier Bank
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