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HomeMy WebLinkAbout10.14.25 Planning Packet Meeting Location: Farmington City Hall 430 Third Street Farmington, MN 55024 PLANNING COMMISSION Tuesday, October 14, 2025 7:00 PM Page 1. CALL TO ORDER 2. APPROVAL OF MINUTES 2.1. Approve Planning Commission Minutes Approve the minutes from the August 12, 2025 regular Planning Commission meeting and the September 9, 2025 joint Planning Commission and City Council meeting. Agenda Item: Approve Planning Commission Minutes - Pdf 2 - 7 3. PUBLIC HEARINGS 3.1. Variance Request from the Required Front Yard Setback and Maximum Building Coverage Requirement of the I (Industrial) Zoning District - Kemps Farmington Cultured Business Staff recommends approval of the requested variances, to exceed the font yard setback and to exceed the maximum building coverage requirement in the I (Industrial) zoning district, subject to the following: 1. Obtaining all necessary building permits. 2. Sign permit shall be applied for and approved for any future exterior signage. Agenda Item: Variance Request from the Required Front Yard Setback and Maximum Building Coverage Requirement of the I (Industrial) Zoning District - K - Pdf 8 - 16 4. DISCUSSION 5. ADJOURN Page 1 of 16 PLANNING COMMISSION AGENDA MEMO To: Planning Commission From: Tony Wippler, Planning Manager Department: Community Development Subject: Approve Planning Commission Minutes Meeting: Planning Commission - Oct 14 2025 INTRODUCTION: Attached, are the minutes from the August 12, 2025 regular Planning Commission meeting and the September 9, 2025 joint Planning Commission and City Council meeting. DISCUSSION: Not applicable BUDGET IMPACT: Not applicable ACTION REQUESTED: Approve the minutes from the August 12, 2025 regular Planning Commission meeting and the September 9, 2025 joint Planning Commission and City Council meeting. ATTACHMENTS: August 12, 2025 Planning Minutes September 9, 2025 Joint PCCC Minutes Page 2 of 16 CITY OF FARMINGTON PLANNING COMMISSION MINUTES REGULAR MEETING AUGUST 12TH, 2025 1. CALL TO ORDER The meeting was called to order by Chair Rotty at 7:00pm Members Present: Rotty, Snobeck, Baerg, Tesky, Windschitl Members Absent: None Staff Present: Tony Wippler, Planning Manager Jared Johnson, Planning Coordinator 2. APPROVAL OF MINUTES MOTION by Windschitl, second by Tesky to approve minutes of Planning Commission for July 8th, 2025, regular meeting. APIF MOTION CARRIED. 3. PUBLIC HEARINGS Ordinance 2025-006- Beekeeping – Planning Coordinator Johnson presented the final draft ordinance for approval. The ordinance includes: • Definitions • Initial permit of $100.00, renewal fee of $40.00. Permit is valid for one year. Adjacent property owners will be notified of approved permit. • Detailed site plan to be included with application. • Must submit proof of competition of beekeeping basics or three or more years of beekeeping experience. • Hives are only allowed in rear yard. • Number of hives allowed is determined by lot size. • Setbacks- 20ft from lot lines, 30ft from adjacent decks, patios, swimming pools. Other outdoor living spaces. If adjacent property is a stormwater pond/wetland the setback shall be 5ft from property line. • Flyaway barrier required if hives are within 25ft of lot line or 35ft from adjacent decks, patios, swimming pools, other outdoor living spaces. Barrier must run parallel to lot line for at least 10ft in both directions in front of hive entrance or flyway barrier may be placed to surround hive on three sides. • Inspections will be required upon issuance of permit and each renewal. • Hives shall be kept in good condition and colonies shall be managed to prevent swarming. • Termination- o Expired and no renewal permit was received. o Violation of ordinance or permit is occurring. o Failure to allow inspection. o Transfer of ownership of a property. o Public nuisances are occurring. Page 3 of 16 o Hives not removed after the permit is terminated will be deemed a public nuisance and may be abated by the city. o Hives will need to be removed within 5 days of notice; an alternative timeframe may be approved by the Planning Department. MOTION by Baerg, second by Snobeck to close public hearing. APIF MOTION CARRIED. MOTION by Windschitl, second by Tesky for favorable recommendation to city council to approve Ordinance 2025-006-Beekeeping. APIF MOTION CARRIED. 4. DISCUSSION None 5. ADJOURN MOTION by Tesky, second by Snobeck to Adjourn the meeting at 7:08pm. APIF MOTION CARRIED. Respectfully submitted, Tony Wippler, Planning Manager Page 4 of 16 CITY OF FARMINGTON PLANNING COMMISSION MINUTES/ CITY COUNCIL JOINT WORK SESSION SEPTEMBER 9TH, 2025 1. CALL TO ORDER The meeting was called to order by Chair Rotty at 7:00pm Members Present: Rotty, Snobeck, Baerg, Tesky, Windschitl Members Absent: None Council Present: Bernatz, Cordes, Hoyt, Lien, Wilson Staff Present: Tony Wippler, Planning Manager Jared Johnson, Planning Coordinator Deanna Kuennen, Community & Economic Director David Chanski, Assistant City Administrator Consultants Present: Rita Trapp, HKGi Beth Richmond, HKGi 2. APPROVAL OF MINUTES – NONE 3. PUBLIC HEARINGS – NONE 4. DISCUSSION 4.1 Zoning Code Update Project- Planning Manager Wippler introduced HKGi representatives and Paul Ohmdat. Planning Manager Wippler then explained we are currently waiting for the Met Council to issue system statements for the 2050 Comprehensive Plan. The current Midcycle plan will be the foundation for the 2050 plan, at this time we need to work on zoning code update process due to the ARPA funds no longer being available at end of 2026. Rita Trapp- Discussed the agenda and project overview. • Update project focuses on Title 10 Zoning. • Targeted to specific areas as full review and update was completed in 2020. • Update is intended to address the following: o Ensure structure of zoning districts support community vision. o Reexamine the code structure for ease of use. o Analyze uses to modernize, simplify and synch them across districts. o Update procedures to reflect current practices. o Assess code to ensure compliance with State & Federal regulations. Beth Richmond- Discussed public outreach strategy. • Phase 1 - Kick off, general content posted on City’s website. • Phase 2 – Audit & Approach, meeting held with stakeholders (developers/designers) to identify code areas for improvement. • Phase 3 – Draft Code Updates, meeting held with downtown stakeholders to discuss potential changes and draft language posted for public review. • Phase 4 – Adoption, public hearing. Rita Trapp- Gave overview of Downtown Vision. Page 5 of 16 • Zoning code update to create zoning district that can accommodate anticipated land use changes within 2050 Comprehensive Plan. • New Downtown land use category goals are to support existing mix of uses and provide flexibility for property owners in future uses of their property. • Goal is to create a downtown district with flexibility for core area. • Continue to allow existing residential and incorporate new kinds of residential. • Potential updates include adjust B-2 to include additional residential uses. R-D remains as district but shrinks and incorporates downtown commercial overlay standards into downtown district. Mayor Hoyt discussed maintaining history, keeping mind of things like alley ways/can house switch to businesses and still maintain accessibility with extra things like dumpsters etc. Chair Rotty agreed the non-conforming areas being potential concerns from the public. Council Member Bernatz talked about maintaining continuity and using the overlay as a guide to keep things visually pleasing and purposeful as possible. They discussed combining the overlay and code by transitioning the overlay into the actual district. Council Member Wilson discussed having some more restrictions in the downtown area. Community & Economic Development Director Kuennen referred to the public uses in the downtown and incorporating additional retail and other businesses not just service use. Beth Richmond - Presented overview of Highway 3 Overlay (HW3-O) • Desing standards apply to new construction, renovations/additions of existing buildings. o Building materials, design, transparency, roofline, signage and exterior commercial lighting. • Certain uses exempt. Planning Manager Wippler – Presented the overview of the Spruce Street Overlay. • Design standards apply to new construction, renovations/additions of existing buildings. o Building materials, façade design, building design, awnings/canopies and public entrances. o Site design, sidewalks, lighting, gathering area (patio/plaza etc.) • Certain uses exempt. Mayor Hoyt opened conversation about Pilot Knob Road and creating an overlay for it. Council Member Lien asked if the original intent for it to be a second downtown, Chair Rotty answered it was the intent. They discussed keeping the charm element where possible. Mayor Hoyt likes the idea of an overlay to keep ability of retail in high density in multiple areas for future development (Flagstaff, Pilot Knob). Beth Richmond – Presented the Technical Updates. • Land use procedures. • Use specific standards: Accessory structures, electric vehicles, solar garden. • Development standards: Landscape diversity. • Code re-organization, possible addition of chapters. Page 6 of 16 Council Member Lien asked what was the intent of the Overlay on Hwy 3? Chair Rotty answered they were hoping for future re-development of the area for better continuity and aesthetics with the high visibility and traffic on that route. Mayor Hoyt discussed considering future re-zoning to spur development in some areas. Council Member Bernatz discussed including the Pilot Knob area with this idea as a possibility. Council Member Lien stated any arterial area may be worth consideration including. Planning Manager Wippler suggested they discuss this in the 2050 Comprehensive Plan review. Community & Economic Development Director Kuennen discussed how the 2050 Comprehensive Plan and the potential zoning code update will overlap and that the vision is to be consistent. Commission Member Snobeck requested having additional joint work sessions moving forward. 5. ADJOURN MOTION by Commission Member Baerg, second by Commission Member Tesky to adjourn the planning commission/city council joint work session at 8:35pm. APIF MOTION CARRIED. Respectfully submitted, Tony Wippler, Planning Manager Page 7 of 16 PLANNING COMMISSION AGENDA MEMO To: Planning Commission From: Tony Wippler, Planning Manager Department: Community Development Subject: Variance Request from the Required Front Yard Setback and Maximum Building Coverage Requirement of the I (Industrial) Zoning District - Kemps Farmington Cultured Business Meeting: Planning Commission - Oct 14 2025 INTRODUCTION: Kemps Farmington Cultured Business has applied for variances from the required front yard setback and maximum building coverage requirements of the I (Industrial) zone. The variances are being proposed to accommodate the construction of an approximately 3,900 square foot building addition onto the western side of the existing facility. The subject property is 15 Fourth Street. Planning Division Review Applicant: Kemps Farmington Cultured Business 15 Fourth Street Farmington, MN 55024 Owner: Kemps, LLC 1601 Utica Avenue S, STE 400 St. Louis Park, MN 55416 Property Address: 15 Fourth Street, Farmington, MN 55024 Attachments: 1. Site Aerial 2. Variance Application 3. Kemps Memorandum 4. Certificate of Survey 5. Concept Site Plan Page 8 of 16 Existing Zoning: I (Industrial) 2040 Comprehensive Plan: Industrial DISCUSSION: Kemps Farmington Cultured Business is proposing the construction of a 3,900 square foot addition onto the western side of the existing facility. As outlined in the applicant's attached memorandum, "This expansion aims to replace outdated cottage cheese cheese cottage Modern life. useful which it surpassed has equipment, practical equipment is larger in scale than our existing equipment and will not fit into the current production area. Additionally, because of the way cheese is produced, it needs to be contiguous to the packaging filling area, which is on the west side of the facility. These difficulties stem from the unique circumstances of the building's age and design. The property cheese were standards cottage was before constructed contemporary developed, placing the building at a disadvantage compared to newer constructions. Additionally, Kemps did not construct the original structure of the plant. Therefore, the location of the current equipment was inherited with the purchase, and Kemps did not have the opportunity to complete adequate space planning that would have considered future replacement options. This outdated infrastructure restricts the ability to upgrade without a variance." The line property the from feet zero be would addition building proposed setback adjacent to Fourth Street (please see attached concept site plan). The minimum required front yard setback in the I (Industrial) zone is 50 feet. Therefore, the applicant is requesting a variance of 50 feet. Additionally, the existing building coverage for this site is 48.41%. The maximum building coverage allowed in the I (Industrial) zone is 35%. A variance is also necessary to increase the building coverage on this site to 51.35%. The addition would maintain a similar visual appearance with the existing facility. The expansion area will be on the west side of the existing facility and will require the removal of the existing pylon sign. Any new or future exterior signage that will be proposed will require a sign permit be applied for and approved. Similar variances were granted to Kemps in 2020 (a variance of 19.42 feet from the property line adjacent to Fifth Street and a variance to increase the building coverage to 48.41% - these variances were necessary for the construction of a building addition to house boilers for the facility). The Planning Commission shall not approve any variance unless they find "practical difficulties" as defined in City Code exist using the following criteria: 1. Because the particular surroundings, or the shape, configuration, topography, or other conditions of the specific parcel of land involved, strict adherence to the regulations of this title would cause practical difficulties. Economic considerations Page 9 of 16 alone does not constitute practical difficulties. As stated in the attached applicant memorandum, "These difficulties stem from the unique circumstances of the building's age and design. The property was constructed before contemporary cottage cheese equipment standards were developed, placing the building at a disadvantage compared to newer constructions." 2. That the variance would be consistent with the comprehensive plan. The variances would be consistent with the comprehensive plan. 3. That the variance would be in harmony with the general purposes and intent of this title. It is staff's belief that the variances would be in harmony with the general purpose and intent of this title. 4. The conditions upon which a variance is based are unique to the parcel of land for which the variance is sought and are not applicable, generally, to other properties within the same zoning classification. According to County records this facility was constructed in 1930 and occupies an entire city block. Because of this, the side and rear yard setbacks are not applicable to this site. Only the required front yard setback of 50 feet applies, and it applies around the entirety of the site. The facility predates the zoning code and numerous portions of the existing buildings on site are constructed well within the 50-foot setback. 5. The alleged difficulty or hardship is caused by this title and has not been created by any persons presently having an interest in the parcel of land. The difficulties were not created by any persons presently having any interest in the parcel of land. 6. The granting of the variance will not alter the essential character of the locality or be injurious to other property in the vicinity in which the parcel of land is located or substantially diminish property values. The variances will not alter the essential character of the locality or will be injurious to other property within the vicinity. The variances will not substantially diminish surrounding property values. 7. The proposed variance will not substantially increase the congestion of the public streets, or increase the danger of fire, or be detrimental to the public welfare or public safety. The variances will not substantially increase the congestion of the public streets, or increase the danger of fire, or be detrimental to the public welfare or public safety. 8. The requested variance is the minimum action required to eliminate the practical difficulties. This is the minimum action necessary to eliminate the practical difficulties. 9. Variances may not be approved for any use that is not allowed under this title for property in the zone where the affected person's land is located except that the temporary use of a one-family dwelling as a two-family dwelling may be authorized by variance. The property is zoned I (Industrial) and food processing facilities are conditionally allowed. BUDGET IMPACT: Not applicable ACTION REQUESTED: Staff recommends approval of the requested variances, to exceed the font yard setback and to exceed the maximum building coverage requirement in the I (Industrial) zoning district, subject to the following: Page 10 of 16 1. Obtaining all necessary building permits. 2. Sign permit shall be applied for and approved for any future exterior signage. ATTACHMENTS: Site Aerial 2025-0919 Kemps Variance Application 2025-0919 Kemps Variance Memo 2025-0919 Kemps Survey 2025-0919 Kemps Site Plan Page 11 of 16 Page 12 of 16 DRAFTED BY: City of Farmington 430 Third Street Farmington, MN 55024 Applicant: ______________________________ Telephone: _______________ Fax: ____________ Address: _________________________________________________________________________ Street City State Zip Code Owner: ________________________________ Telephone: _______________ Fax: ____________ Address: _________________________________________________________________________ Street City State Zip Code Premises Involved: _________________________________________________________________ Address/ Legal Description (lot, block, plat name, section, township, range) Current Zoning District _______________________ Current Land Use ________________________ Specific Nature of Request / Claimed Practical Difficulties: ______________________________ _________________________________________________________________________________ SUBMITTAL REQUIREMENTS ____ Proof of Ownership ____ Copies of Site Plan ____ Application Fee ____ Abstract/Residential List (adjoining property owners only) ____ Boundary / Lot Survey ____ Torrens (Owner’s Duplicate Certificate of Title Required) ___________________________________ ______________________________________ Signature of Property Owner Date Signature of Applicant Date VARIANCE APPLICATION Request Submitted to the Planning Commission on____________ For office use only Public Hearing Set for: ___________________ Advertised in Local Newspaper: _________________ Planning Commission Action: ______Approved ______Denied Fee Paid _________ $250 – City of Farmington Comments:_______________________________________________________________________________ ________________________________________________________________________________________ ________________________________________________________________________________________ Conditions Set: ___________________________________________________________________________ ________________________________________________________________________________________ ________________________________________________________________________________________ Planning division: ____________________________________ Date: __________________ 10/19 Brad Cuthbert, Kemps Farmington Cultured Business 651-460-7841 15 4th Street Farmington MN 55024 Kemps LLC 651-460-7841 1601 Utica Ave S STE 400 St Louis Park MN 55416 15 4th Street Farmington, MN 55024 / Block 32, Town of Farmington Plat, Section 31, Township 114N, Range 19W, Industrial (I)Industrial Setback Variance, see attached memo for practical difficulties N Y Y Y N N Docusign Envelope ID: A511EF13-75C0-4592-84E1-B8FC8469463A 9/19/2025 9/19/2025 Page 13 of 16 Kemps LLC 1601 Utica Avenue S. #400 • St. Louis Park, MN 55416 MEMORANDUM To: Tony Wippler - City of Farmington From: Brad Cuthbert - Kemps Farmington Cultured Business Date: September 19th, 2025 Subject: Kemps Expansion Variance Application Kemps is requesting a setback variance to accommodate a proposed expansion of our existing facilities. The proposed building expansion is approximately +/- 3,900 square feet and would maintain a similar visual appearance with the existing facility. This expansion aims to replace outdated cottage cheese equipment, which has surpassed its practical useful life. Modern cottage cheese equipment is larger in scale than our existing equipment and will not fit into the current production area. Additionally, because of the way cheese is produced, it needs to be contiguous to the packaging filling area, which is on the west side of the facility. These difficulties stem from the unique circumstances of the building's age and design. The property was constructed before contemporary cottage cheese equipment standards were developed, placing the building at a disadvantage compared to newer constructions. Additionally, Kemps did not construct the original structure of the plant. Therefore, the location of the current equipment was inherited with the purchase, and Kemps did not have the opportunity to complete adequate space planning that would have considered future replacement options. This outdated infrastructure restricts the ability to upgrade without a variance. Kemps has explored other areas as potential alternatives, but they are economically infeasible or impractical. One potential solution involved placing cheese processing vats on roof areas; however, this option proved to be prohibitively heavy and impractical due to drainage and processing-piping considerations. On the south side of the property, the new Dakota Lumberyard will be adjacent to the existing loading docks, which prohibits expansion to the south. The east side of property is currently being used for loading docks, which cannot be feasibly relocated to another part of the site. Therefore, Kemps is requesting a setback variance on the west side of the property for the building expansion. Thank you for your consideration of this request. Sincerely, Brad Cuthbert General Manager – Farmington Cultured Business Kemps LLC Docusign Envelope ID: EB3DCAC5-AA83-45E8-8911-CF60F8DB0E31 Page 14 of 16 15 4TH STREET 4T H S T R E E T REVISIONSPAGE DRAWING NAME: JOB NO. FILE NO. FIELD BOOK SURVEY FOR:PROPERTY ADDRESS: CERTIFICATE OF SURVEY DRAWN BY: BY: CHECKED FIELDWORK CHIEF: CERTIFICATION: GENERAL SURVEY NOTES: CERTIFICATE OF SURVEY FOR: WWW.EFNSURVEY.COM New Brighton, Minnesota 55112 PHONE: (612) 466-3300 475 Old Highway 8 NW, Suite 200 Egan, Field & Nowak, Inc. l a n d s u r v e y o r s s i n c e 1 8 7 2 LEGEND: GOPHER STATE ONE CALL NOTE: 15 4th Street Farmington, Minnesota 55024 Dakota County Tax PID 14-77-003-2010 Kimley Horn & Associates, Inc. Kimley Horn & Associates, Inc. PAGE DRAWING NAME: JOB NO. FILE NO. FIELD BOOK DRAWN BY: BY: CHECKED FIELDWORK CHIEF: N SHEET 1 OF 1 VICINITY MAP SITE N Pa g e 1 5 o f 1 6 34.0' 10 6 . 7 ' 50.0' 4T H S T R E E T WILLOW STREET EXISTING BUILDING (±94,358 SF) PID: 147700032010 PROPERTY AREA: 3.04 PID: 147700031023 PID: 147700031021 PROPOSED BUILDING EXPANSION ±3,900 SF 50-FT FRONT YARD SETBACK PROPERTY LINE Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER K: \ T C S _ L D E V \ B e n i k e \ K e m p s \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 4 - S I T E P L A N . d w g S e p t e m b e r 1 7 , 2 0 2 5 - 4 : 3 9 p m BY RE V I S I O N S No . DA T E 2 0 2 5 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 14 8 0 0 G A L A X I E A V E , S U I T E 2 0 0 , A P P L E V A L L E Y , M N 5 5 1 2 4 PH O N E : 9 5 2 - 9 0 5 - 2 8 8 7 WW W . K I M L E Y - H O R N . C O M © Know what'sbelow. before you dig.Call R NORTH PROPERTY SUMMARY TOTAL PROPERTY AREA 3.04 AC EXISTING ZONING INDUSTRIAL (I) BUILDING SETBACKS PER INDUSTRIAL ZONING CODE FRONT = 50' SIDE: 25' REAR = 25' PR E P A R E D F O R CO N C E P T S I T E PL A N C100 KE M P S EX P A N S I O N KE M P S FA R M I N G T O N MN EXISTING CHAINLINK FENCE PROPERTY LINE EXISTING OVERHEAD POWER LINE EXISTING CHAINLINK FENCE EXISTING SANITARY SEWER EXISTING STORM SEWER EXISTING WATERMAIN EXISTING GAS MAIN EXISTING CONTOUR EXISTING SIGN EXISTING STORM CATCHBASIN EXISTING TREE EXISTING CURB & GUTTER LEGEND SETBACK PR E P A R E D F O R CO N C E P T S I T E PL A N C100 KE M P S EX P A N S I O N KE M P S FA R M I N G T O N MN Pa g e 1 6 o f 1 6