HomeMy WebLinkAbout7/8/08
City of Farmington
325 Oak Street
.armington, MN 55024
1. CALL TO ORDER
AGENDA
PLANNING COMMISSION
JULY 8,2008
7:00 P.M.
CITY COUNCIL CHAMBERS
2. APPROVAL OF MINUTES
a) June 10, 2008 Regular Meeting Minutes
3. PUBLIC HEARINGS
A Proud Past - A Promising Future
Committed to Providing High QJlality,
Timely and Responsive Service to All
Of Our Customers
a) Variance to allow the construction of a monument identification sign within the required ten
(10') setback.
Applicant: Christ Presbyterian Church
104 Elm Street
Farmington, MN 55024
.. DISCUSSION
a) Annual Planned Unit Development update
b) Downtown Architectural Standards
5. ADJOURN
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City of Farmington
325 Oak Street
Farmington, Minnesota
651.463.7111 . Fax 651.463.2591
www.ci.farmington.mn.us
TO:
Planning Commission
FROM:
I
Tony Wippler, Assistant fity Planner
Variance to the ten (10') toot setback for a monument identification sign in the B-
2 zoning district
Applicant: Christ Presbyterian Church
104 Elm Sfeet
Farmingto , MN 55024
July 8, 2008
SUBJECT:
DATE:
INTRODUCTION
The applicant, Christ Presbyterian Church, is seeking a variance (Exhibit A) from Section 10-6-3
(B)3(b) of the City Code to encroach into the required setback for a monument identification
sign. The subject property is located at 104 Elm Street and is zoned B-2 (Downtown Business).
Attached as Exhibit B is a site plan depicting the placement of the proposed sign.
DISCUSSION
Existing Sign
There is an existing monument sign (Exhibit C) in the front yard of the Church property. The
existing sign is located approximately ten (10') feet from the property line. It should be noted
that the property line is located two (2') feet south of the sidewalk located in the boulevard of
Elm Street. The sign face of the existing sign runs parallel to Elm Street and does not provide
the desired visibility for the Church. The existing sign is approximately 4' x 3.5' (14 square
feet) in size. The existing sign does meet the setback and bulk requirements of the sign code.
Proposed Sign
The applicant is proposing a double-faced sign that will run perpendicular with Elm Street. This
is in an attempt to obtain the desired visibility for on-coming traffic from both the east and the
west along Elm Street. The proposed sign will be approximately fifty to sixty square feet in area
and no wider than six (6') feet. A schematic of a sign similar in nature as to what the applicant is
proposing is attached as Exhibit D for your information. The sign shown on Exhibit D is eight
(8') feet tall at its highest point and six (6') feet in width. There is also the potential of a reader
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board section to be installed on the bottom portion of the proposed sign (if the variance is
approved). It should be noted that the Church, per City Code, is allowed a monument sign with a
sign area of one hundred square feet and a maximum ten (10') feet in height.
Proposed Location
The applicant is requesting to encroach into the ten (10') foot setback for a monument
identification sign by approximately nine and one half (9 ~') feet. Therefore, the setback that is
requested for the proposed signage is six (6") inches from the front property line (2 ~' from
sidewalk) along Elm Street and will be in line with the eastern side ofthe Church building.
The code requirement that the applicant is requesting a variance from is:
10-6-3 (B)3(b)
3. B-1, B-2, B-3, B-4, And I-I Zoning Districts:
(b) Monument Identification Signs: Monument Identification signs are permitted up to one
hundred (100) square feet in sign area with a height maximum of ten feet (10') from the
ground (including the base) to the top of the sign. The sign must be set back ten feet (10')
or more from the property line and shall not be located within the thirty foot (30')
triangle of visibility at street intersections. One monument identification sign per street
frontage may be erected on a lot if the lot is adjacent to more than one street. Primary sign
shall not exceed one hundred (100) square feet in sign area per sign with a maximum height
often feet (10'); secondary street frontage sign shall not exceed sixty (60) square feet in sign
area per sign with a maximum height of six feet (6'). Monument identification signs in the
B-4 district may be illuminated between eight o'clock (8:00) A.M. and ten o'clock (10:00)
P.M. and shall be in compliance with section 10-6-8 of this chapter.
The City Code provides the following criteria that must be met for a variance to be approved:
1. Because of the particular physical 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 undue hardship. Economic consideration alone shall
not constitute an undue hardship if reasonable use for the property exits under the terms
of this Title.
The church has an existing front yard setback (from Elm Street) of approximately 13 fiet.
In addition, there is a massive set of stairs that lead into the front vestibule of the church.
The stairs end approximately six (6') from the property line. These two existing
conditions combined do make the visibility of a monument sign meeting the codes setback
requirements extremely limited from Elm Street (ex, Existing sign).
2. 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.
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The conditions upon which a variance is based are unique to this parcel of land and are
not generally applicable to other properties within the same zoning district.
3. The alleged difficulty or hardship is caused by this Title and has not been created by any
person presently having an interest in the parcel of land.
The hardship in this instance was not created by any person presently having an interest
in this parcel of land.
4. 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 granting of the variance will not alter the essential character of this locality as there
is an existing monument sign located in the front yard of the church that does not meet
the visibility needs of the church. The existing sign will be removed if the variance is
approved for the new signage. It is not anticipated that this request will substantially
diminish surrounding property values.
5. 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 safety.
The variance, if approved will not substantially increase the congestion of the public
streets, or increase the danger of fire, or be detrimental to the public safety.
6. The requested variance is the minimum action required to eliminate the hardship.
The requested variance is the minimum action required to eliminate the hardship.
ACTION REOUESTED
Staff is recommending approval of the variance request contingent upon the following:
1. Removal of the existing monument sign.
2. The applicant applying for and receiving approval of a sign permit application.
Respectfully submitted,
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TO~iPPler, Assistant City Planner
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Christ Presbyterian Church
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illJ MAY 28 2008 ~
By
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmimrton.mn.us
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V ARTANCE APPLICA TTON
Applicant: R~t../. Lvi ~ tJ1j..,;~{/rGh Telephone: (0.1) J(/I.{ -f[7JKFax: <--J
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Address: lc;bl3 Z'5,'Tr5 t2,~ t-Ci/rn:',,'Y h::U/l /!llv
Street City State
Owner: L~.,'- 5 f Pi Cs ~ I, L/i-/ h Telephone: (t;'/) 'it 3 .- 7117 Fax: <--J
Address: 10'7 t:l'7 5T t;/rn:/7:> h.)" /J1IU
Street City '" . State
Premises Involved: !." Lf 5f/"e' Lof t l?~
ddress/ Legal Description (lot, block, plat name, section, tOwnSHIp, range)
Zip Code
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Zip Code
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Current Zoning District 3 - d-
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Specific Nature of Request / Claimed Hardship:
SUBMITTAL REQUIREMENTS
o Proof of Ownership
o Application Fee ($200)
.7dary / Lot1/,
;?!41.12- -Z{ /~~
. Signature of Prop Owner
o Copies of Site Plan
o AbstractlResidential List (adjoining property owners only)
o Torrens (Owner's Duplicate Certificate of Title Required)
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Signature of Applicant
Date
Request ,Submitted to the Planning Commission on
Public Hearing Set for:
For office use only
Advertised in Local Newspaper:
Planning Commission Action:
_Approved
Denied
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Comments:
Conditions Set:
Planning division:
Date:
9/06
EtA
. Le!!al Descriotion
Lot Six (6), Block Seventeen (17), Town of Farmington
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Dakota County, MN
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ParcellD ' 147700006017
Owner Name lparkwood Presb Chu Rch I '0
I Square Footage
Joint Owner 114052 DeltaAve Estimated Land Value $26,400
Owner Address Estimated Building Value $113,600
Owner Address 2 Total Estimated Value $140,000
City/State/Zip Rosemount Mn 55068-4170 Tax Capacity $0
.', '" I , " ISpecmlAssessmenm $0
Common Name
Property House Number 1104 Total Property Tax $0
Property Street Name ELM Date of Sale
Property Street Type 1ST ! Sale Value 1$0
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Property City I FARMINGTON I Acres I
10.23
Use Exempt I Plat Name ITOWN OF FARMINGTON
Homestead IN I Lot and Block 1617
Year Built 10 I Legal Description I
Dwe/ling Type I I
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 = 51 feet
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. City of Farmington
325 Oak Street,
Farmington, MN 55024
Greetings,
As part of our current church revitalization program, we would like to request the
following variance;
1. We request a variance that would allow us to place a new sign 2' 6" from the
sidewalk/property line, approximately in line with the East side of the church building.
This is the minimum distance so that the sign will not be blocked by the church stairs.
(See attached map for location)
2. Type of Sign -Sign no wider than 6 feet, and less than 50 sq. ft. face on each side
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3. Hardships
- Individuals that are looking for the church have difficulty finding it.
- Sign would not be easily visible for those driving by if 10' from sidewalk, and
would be almost completely blocked by church stairs for traffic from the west.
- Placing the sign 10' from street would require removal of treellandscaping
- Placing the sign closer to the eastern property line and 10' off the street would
appear unnatural and could be obtrusive to neighbors home and yard.
- We have an alarming lack of awareness in the community regarding the
existence of our organization - which must be corrected for the church to continue
in it's current location.
If you are unable to approve this request as presented, please let us know if any other
variance is possible. Our church is anxious to move forward, and believe this variance
and a new sign are one piece of a multi-faceted strategy to do so.
Blessin,98,
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/R~v. Luke B. Wynja t>
On behalf of the Christ Presbyterian Church Session and Church Family
104 Elm Street
Farmington, MN 55024
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ELM STREET
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Christ Presbyterian Church
104 Elm Street
Farmington, MN 55024
651-344-8718 - Home
309-868-1324 - Cell
651-463-7117 - Office
Tony,
In regards to the application for a variance for a church sign, you requested information
about what type of sign we had in mind. We hope to go with a sign that fit's the
architecture of the building such as the picture below. This sign is 6ft. wide (as requested
in the variance), and at it's highest point reaches 8 ft., and is 1 '6" wide. There are similar
signs with a section of changeable type on the bottom. There are also signs that are 2 feet
shorter than this one we are considering as well. If we are granted a variance we intend to
shop at local sign companies to see who can competitively deliver a high quality sign that
will not only serve the church well but will also complement the building and our
community.
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Blessings,
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Rev. Luke B. Wynja
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City of Farmington
325 Oak Street
Farmington, Minnesota
651.463.7111 . Fax 651.463.2591
www.ci.farmington.mn.us
TO:
Planning Commission
FROM:
Lee Smick, AICP
City Planner
SUBJECT:
Annual Review of Planned Unit Developments
DATE:
July 8, 2008
INTRODUCTIONIDISCUSSION
In Section 10-5-24 (H) 5 of the City Code (Exhibit A), an annual review of all planned unit
developments is required once a year. In the past when housing construction was occurring on a
daily basis, the Planned Unit Developments (i.e., Troy Hill, Nelson Hills, Charleswood) were
being completed quickly. However, due to the slowdown in housing construction, lots and units
are not being built on at such a rapid pace as they were in the past (i.e., Middle Creek,
Riverbend, Sunrise Ponds). The following is a table of open lotslunits in PUD's:
Development Date Final Plat Total LotslUnits in Available
Approved Final Plat LotslUnits
Riverbend 8/16/04 75 38 lots
Riverbend 2nd 6/18/07 27 25 lots
Middle Creek East 1-3 5/16/05 26/115 8 units
Sunrise Ponds 6/19/06 56 47 lots
Middle Creek Estates 4/1/02 26 2 lots
Middle Creek 1-7 9/16/02 1501222 Completed
Charleswood Crossing 4/18/05 43/108 Completed
Troy Hills 1- 4 Add. 7/21/97 210 Completed
Charleswood 1-6 Add. 11/19/01 (6th Add.) 300/96 Completed
Nelson Hills 4-7 Add. 6/21/99 216/8 Completed
Dakota County Estates 6-21/93 (8th Add.) 307/80 Completed
4_9th Addition
Vermillion Grove 1-2 2/19/02 (2nd Add.) 901253 Completed
Tamarack Ridge 215/01 (3ra Add.) 115/134 Completed
Deer Meadow 1-2 Add. 8/5/96 (2nd Add.) 90 Completed
Prairie Creek (1-4 Add.) 6/17/96 (4th Add.) 264 Completed
East Farmington 1-7 5/1/00 (7th Add.) 489/16 Completed
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As illustrated in the table above, Riverbend has 38 lots available upon its approval in 2004, while
Middle Creek East has 8 units to construct upon its approval in 2005. Finally, Sunrise Ponds has
47 lots available upon its approval in 2006 and Riverbend 2nd has 25 lots upon its approval in
2007.
The Planning Commission should forward this report to the City Council, where the Council
may instruct the Planning Commission to initiate rezoning to the original zoning district by
removing the Planned Unit Development District from the official zoning map.
Exhibit B is attached for the Planning Commission's review for information concerning the other
developments in the City.
ACTION REQUESTED
Review information and forward the Planned Unit Development report to the City Council.
Respectfully submitted,
Pl~
Lee Smick, AICP
City Planner
I () -f;- Zt/ {II J
(a) The number of residential living units has not been increased.
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(b) The floor area of nonresidential uses has not been increased.
(c) Open space has not been decreased or altered to change its original intended design or use.
(d) All special conditions prescribed on the preliminary plan by the applicant or any of the reviewing
bodies have been incorporated into the final plan.
4. Additional Data And Documents: The application for final plan approval shall be accompanied by the
following data and documents:
(a) All the information contained in the preliminary plan plus any alterations or corrections required by
the city council.
(b) Proposed zoning changes with legal descriptions of all district boundaries.
(c) Deed restrictions, covenants, agreements, bylaws or proposed homeowners' associations and
other documents controlling the use of property, type of construction or development of the activities of
future residents.
(d) A signed and executed developer's agreement.
(e) A subdivision plat suitable for recording in the office of the register of deeds of the county.
D. Annual Review: The planning commission shall review all planned unit development districts within the
city at least once each year until project completion and shall make a report to the city council on the
status of the development in each of the planned unit development districts. If the city council finds that
development has not occurred within a reasonable time after the original approval, the city council may
instruct the planning commission to initiate rezoning to the original zoning district by removing the
planned unit development district from the official zoning map.
6. Amendments And Control:
(a) Amendments may be made in the approved final plan when they are shown to be required by
changes in conditions that have occurred since the final plan was approved or by changes in the
development policy of the city.
(1) Minor changes in the location, siting and height of buildings and structures may be authorized by
the planning staff if required by engineering or other unforeseen circumstances.
(2) All other changes in use, rearrangement of lots, blocks and open space must be authorized by
the city council under procedures outlined for amendment of the zoning title. (Ord. 002-469, 2-19-
2002; amd. Ord. 003-498, 9-15-2003)
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. City of Farmington
325 Oak Street
Farmington, Minnesota
651.463.7111 . Fax 651.463.2591
www.ci.farmington.mn.us
TO: Planning Commission
FROM: Lee Smick, AICP
City Planner
SUBJECT: Downtown Architectural Standards
DATE: July 8, 2008
INTRODUCTION
As you may recall, the Planning Commission, Economic Development Authority, and the
Heritage Preservation Committee met with the City Council on February 11, 2008 to discuss a
delineation of the downtown commercial district (Exhibit A). It was determined at this meeting
. that staff would prepare architectural design standards for the downtown commercial district.
DISCUSSION
Robert Vogel, the City's Preservation Planning Consultant has prepared the attached downtown
architectural standards (Exhibit B) for the Commission's review and comment. The attached
standards were discussed at the Heritage Preservation Commission (HPC) meeting on June 26,
2008. The HPC made the recommendation to forward the standards onto the Planning
Commission and upon review and comment, the EDA, PC, and HPC should meet to further
discuss the document.
The Planning staff believes that the attached standards are a good base to work from in order to
possibly delve further into design requirements that are building or area specific such as the
information provided in Exhibit C from Pagosa Springs, Colorado.
ACTION REOUESTED
Review and comment on the attached information.
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fl. A
Council Workshop Minutes
February 11, 2008
Mayor Soderberg called the meeting to order at 6:30 p.m.
Present:
Mayor Kevan Soderberg, Councilmember Fogarty, Councilmember McKnight,
Councilmember Pritzlaff, Councilmember Wilson
Peter Herlofsky, Lisa Shadick, Randy Distad, Lee Smick, Tony Wippler, Tina
Hansmeier, Lisa Dargis, Cynthia Muller
Ken Stewart, John Franceschelli, David McMillen, Beverly Preece, Ed
Samuelson, Robert Vogel, Gil Anderson, Charles Weber, Nancy Anderson, Dawn
Johnson, Aaron Fitzloff, Todd Larson, Dirk Rotty, Geoffery Stokes, Todd Arey,
Erik Starkman, Chad Collignon
Audience:
Kris Akin, Nick Schultz, Jeff Thelen, Leon Orr, Michelle Leonard
The purpose of the workshop was to delineate the ~roposed downtown commercial district. Staff
provided a map with a proposed boundary from 2n Street to 4th Street and from the river to
Walnut Street with an extension down 2na Street. This area was chosen because of its history,
streetscape, and high density commercial uses. Staff asked for feedback on these proposed
boundaries from Council and Boards and Commission members.
Comments included wanting the area with the creamery, bowling alley, and the flower shop
included. If the purpose is for redevelopment, some felt it should include Elm Street to TID and
1 block north and south of Elm Street. Some felt once they come over the bridge and hit
Division Street they are in downtown.
There are 119 acres vacant for commercial property and another 106 acres are added in the 2030
comprehensive plan.
Opportunities for development include the City Hall site, old liquor store, McVicker lot, Duebers
building, and Riste building site. The EDA has contracted with private developers for
developing some of these areas and the contracts have lapsed. They entered into a contract 10
years ago for redeveloping the Exchange Bank building and that is still in process.
Business owners in attendance were asked what brought their business to Farmington. It was the
architecture of the buildings and the quaintness of the downtown. But they did not realize how
slow business is. The Downtown Business Association delineates the area where people can
park their car and walk on a sidewalk without going through a residential area as downtown.
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Council Workshop Minutes
February 11, 2008
Page 2
Dakota County Technical College is considering leasing space in the new City Hall for evening
classes. This should bring some traffic to the downtown. In the summer there could also be a
farmers market, the Downtown Business Association plans activities for weekends, all these
things enhance the small town feel and bring people downtown. Many people living on the north
end do not know where downtown is. When events take place, there should be mailings, flyers,
ads in the newspaper, etc. The best advertisement is word of mouth. Council and Boards and
Commission members should talk to their neighbors about events going on, or what is available
downtown and where it is located.
Some were concerned with creating a definite line. Something could happen with a property just
outside the line and it would not fall in the downtown category. Design standards were
discussed. Design standards would include a look that fits with the rest of downtown.
A consensus was reached that the downtown area should include the river to the north, Walnut
Street on the south, 4th Street on the east, and 1 st Street on the west. The southern tail along 2nd
Street should not be included. Staffwill bring this to the public in early March for buy in.
The Heritage Preservation Commission has been working on a Neighborhood Preservation
Overlay District to protect the historic area. The City would need 50% buy in from the residents
in this area for the overlay district to occur. This would mean if there were to be demolition,
new construction, or moving existing buildings, it would need to be approved by the HPC. This
would not include additions, remodels, decks, porches, etc. unless it is a heritage landmark
property. This designation would control massing (size and shape) of buildings rather than the
architecture. It preserves the neighborhood's stability and fills a gap not satisfied in traditional
zoning. This would start with the downtown area.
The workshop adjourned at 7:56 p.m.
Respectfully submitted,
~~/Y7~
~thia Muller
Executive Assistant
.
Draft - City of Farmington
Aerial imagery as of April, 2006
This map has been created and distributed for
discussion purposes only. The areas Indicated are
not fonnal districts at this time and merely represent
possible options for future district locations.
cxB
.
Architectural Standards for Downtown Farmington - Discussion Draft
Prepared by Robert C. Vogel, Preservation Planning Consultant
May 27, 2008
The architectural standards would apply to all construction within the "downtown
district" (as delineated by the City Council -- the boundaries of the district would
not necessarily be coextensive with those of any future heritage landmark or
preservation overlay district). The primary community development objective is
to revitalize the city's traditional central business district by maintaining and
enhancing the positive historical, aesthetic, and economic character of the
downtown area; secondarily, the standards provide a basis for integrating
heritage preservation concepts with policies, procedures, and strategies for
economic development.
The standards are neither technical nor prescriptive; they are intended to provide
guidance to property owners, developers, architects, contractors, and others who
are responsible for the design, construction, renovation, repair, and maintenance
of buildings, sites, structures, and areas within the district. The standards
supplement the city's building, zoning, and heritage preservation codes and in no
way reduce the requirements established by these or any other codes.
.
The downtown built environment has been extensively studied, particularly with
respect to its historic buildings. Several properties within the district boundaries
have been designated or determined eligible for designation as Farmington
Heritage Landmarks. These landmark properties will serve as focal points for
economic revitalization. Although they lack individual distinction as heritage
preservation resources because of exterior remodelings and alterations, many of
the other older buildings still convey a strong visual "sense of place" and
contribute to the historic character of the downtown neighborhood. Several of
the "remuddled" building facades are also potential candidates for rehabilitation
and restoration of their original architectural character. The standards envision
an architecturally diverse downtown environment with a mix of preserved historic
structures and well designed contemporary buildings.
The objectives of the design standards are to:
.
. Encourage integrated site planning to create a cohesive, sustainable built
environment
. Define & enhance public spaces as "outdoor rooms"
. Maintain and reinforce "small town" & "Main Street" architectural traditions
. Control vehicular access and parking to encourage an active pedestrian
environment
. Make service facilities unobtrusive
. Respect the character of historic buildings
. Mitigate massing & bulk of new construction
1
.
. Unify & articulate building facades
. Place a strong visual emphasis on streets capes
. Demarcate building entrances
. Encourage high-quality design & construction
. Emphasize human-scale design
. Require new construction to be compatible with existing buildings
. Respect the residential neighborhoods on the edge of downtown
. Create appealing streetscapes
. Eliminate "left-over" (non-functional) spaces
. Encourage replacement or remodeling of undesirable or architecturally
incompatible buildings
. Adaptively reuse older buildings that contribute to the district's sense of
time & place
. Encourage the development of pocket parks, gardens, plazas, and
courtyards for public use
. Establish well-defined transitions between the downtown and adjacent
neighborhoods
Standards for New Commercial BuildinQs
.
1) The size, scale, massing, setback, and facade materials of new
construction will complement the architectural character of historic
buildings.
2) New construction shall be oriented to front on and relate to the street so
that the intersection of the facade and the sidewalk will be a place of
intense interaction; corner buildings shall be designed with two street
facades and a main entrance on both elevations.
3) Buildings on Third and Oak streets will maintain a consistent setback at
the front property line; new commercial development west of the railroad
tracks and on the edges of the downtown district may be "pulled back"
from the sidewalk to promote visibility and to increate comfortable,
functional, and aesthetically pleasing outdoor spaces.
4) The maximum height of new construction shall be two stories, except on
corner lots where three-story buildings may be appropriate.
5) The ground or street level of a building shall be visually distinguished from
the upper level(s).
.
6) In new construction, 70% or more of the total surface area of exterior walls
exposed to public view shall consist of a mixture of two or more of the
predominant downtown finish materials (clay brick, stucco, natural stone,
ornamental concrete, or extruded metal storefront framing); except for
portions of exterior walls not visible from the public viewshed, exterior
2
.
walls shall not be covered with metal panels, EIFS (exterior insulation &
finish system), vinyl siding, faux half-timbering, logs, shakes, shingles,
exposed aggregate, or poured-in-place concrete; pre-assembled clay brick
panels, artificial stucco, decorative pre-cast units resembling stone, and
other modern materials that convincingly match the appearance of historic
materials may be appropriate.
7) Transparent glass will comprise a minimum of 50% (but shall not exceed
75%) of the total wall area of the first floor elevation on the primary facade;
transparent glass or facade openings shall comprise a minimum of 20%
(but shall not exceed 50%) of the total wall area on the upper floor
elevation of any street facade; upper-story windows will be vertically
proportioned and have the visual appearance of traditional double-hung
sash; blank, windowless walls will be avoided wherever possible.
8) New commercial buildings shall solidify the relationship between old and
new buildings and support a human-scaled, street-oriented downtown
environment; infill construction on side streets will designed with
architectural features evocative of pre-World War II prototypes.
.
9) Large, monolithic "big box" type buildings will not be allowed; the massing
and bulk of new buildings will be mitigated by varied massing and proper
articulation of street facades; large commercial buildings will be designed
to appear as multiple storefronts.
10)Standardized corporate or "trademark" commercial building types will be
discouraged.
11) Imitation of historical styles will be discouraged in new construction and
renovation of existing buildings; references to historic architectural styles
and periods will be interpreted in a contemporary manner; new and
renovated buildings will reinforce and not compete with heritage landmark
properties.
12)Required off-street parking shall be provided by spaces at the rear or
sides of a building, provided with architecturally compatible security
lighting, and screened with landscape buffers or low walls; underground
and structured parking will be encouraged and new parking structures will
be compatible with (but not indistinguishable from) adjacent buildings in
terms of height, scale, massing, and materials.
.
3
.
Pagosa Springs, Colorado
Downtown Master Plan
Traditional Characteristics of
Downtown Storefront
Buildings
.
· Transparent first floor
. Awning sheltering windows
· Horizontal moldings define first
floor and the building cap.
. Upper stories luwe lesser percentage
of glass
· Entnj is recessed
. Building width reflects traditional
scale
. Building height of two stories at
sidewalk edge,
· Front is articulated to reflect
traditional widths,
Moderately scaled buildings of one to
two stories make up the traditional
pattern of development on Lewis St,
in the Downtown Core.
.
Efi ~ C;
Building Design Guidelines
New infill buildings, redevelopment and building renovations should respect the
small town character of Pagosa Springs. In general, buildings are low in scale
and have a high degree of visual interest that derives from the use of a traditional
building material palette, Generated from visual preference studies and public
input, these design guidelines should be used for developing appropriate infill
and redevelopment projects, Preferred building type may vary depending on the
character of the area in which the proposed development is taking place. When
planning and designing a new project, one should be sensitive to the area's char-
acter and employ these design guidelines to ensure compatibility with existing
development.
Architectural Character
A new building should be compatible with the traditional architectural features
exhibited by existing buildings in town, However, new buildings should not imitate
older styles, New buildings should be stylistically distinguishable from its older
neighbors and at the same time the overall design of new infill projects should
reinforce traditional development patterns,
Bl. New building styles that respect traditional architecture of Pagosa
Springs shall be used.
A new design that draws upon the fundamental similarities among
older buildings in the area without copying them is preferred, This
will allow the new project to be construed as a product of its own
time, yet be compatible with its traditional neighbors.
The literal imitation of older historic styles is discouraged.
Traditional building types include commercial storefronts, single
family houses and small offices, These may be reinterpreted for con-
temporary needs while also reflecting these traditions, The appropri-
ateness of each of these building types is described in the guidelines
that follow,
Building Height
B2. A building should be similar in height to those seen traditionally in the
neighborhood.
Where taller elements are used, step the mass of a tall building down
to a lower height as it approaches smaller adjacent buildings, public
parkland, pedestrian trails and/or the San Juan River.
When designing a building the alignment of building elements is
particularly important. Although a new building may be taller than
surrounding buildings, the first several stories should visually relate
in scale to the surrounding context. Individual modules should step
down to meet lower, adjacent buildings.
Maximum building heights are established in the Land Use and
Development Code and shall apply.
6-20
.
Chapter 6
Pagosa Springs, Colorado
East Village
Due to sloping topography in this area, larger buildings should be stepped down,
if feasible, from the high portion of the building site to the lower portion of the
building site. Stepping down will help reduce the visual impact of larger struc-
tures from the highway, river and neighboring properties, A building may require
other mitigation to ensure that the mass and scale located at street level does not
overwhelm properties abutting the shared alley,
Downtown Core
New infill buildings should reflect the traditional building heights within the
Downtown Core which range from one to three stories, Larger buildings may be
necessary to accommodate specific uses. When an additional story is planned,
portions ofthe new story should be stepped back from the front facade, A facade
that is stepped back will not overpower adjacent structures and will maintain the
desired building mass and scale at the street edge.
East End and West End
Building heights should respond to existing development standards and should
help establish a greater sense of scale along the street.
Hot Springs Boulevard
Maximum building heights are established in the Land Use and Development
Code and shall apply,
.
Building Materials
B3. Building materials should be similar to those used traditionaUy in
Pagosa Springs.
Wood, as horizontal lap siding, and board and batten is appropriate.
Stone and brick are also appropriate.
Stucco, when detailed to provide a sense of scale and texture may
also be considered.
B4. New materials may also be considered, if they appearsimilarin character
to materials used traditionaUy.
New materials should be detailed to express human scale and should
be of high quality and have demonstrated durability, For example,
if a synthetic siding is to be used, it should reflect the correct lap
dimensions of traditional wood siding, and must be of high quality
such that it will endure in the local climate.
Large expanses of featureless siding and roofing are inappropriate,
B5. A simple material finish is encouraged for a large expanse of waU
plane.
A matte, non-reflective, finish is preferred. Materials such as mir-
rored glass should be avoided.
.
Compatible Architectural
Design for Infill
Development
r--,~,
Before: Development of this parking
lot should be compatible with the
surrounding traditional commercial
buildings.
L... _
After: Simplified interpretations
of traditional building elements,
including a transparent first floor
with display windows and an
omamental comice, help this new
building fit into the surrounding
traditional commercial buildings.
Stylistically distinguishing a new
building from its older neighbors is
preferred when the overall design
of the new infill project reinforces
traditional development patterns.
6-21
Pagosa Springs, Colorado
Downtown Master Plan
.
.
Recessed building entries provide
a respite from winter weather and
help pedestrians identify storefront
entrances.
.
Building Entrances
Building entrances should be clearly visible and conveniently accessible from
public sidewalks and trails.
B7. Locate the primary entrance of a building to face a public sidewalk,
plaza or other pedestrian route.
Locate the primary building entrance on the building facade that
faces and/or abuts the street.
Clearly define the primary entry with a recess, porch or canopy,
depending upon the appropriate building type.
Secondary public entrances are encouraged, especially on larger
structures and structures that abut the river or incorporate a plaza.
A contemporary interpretation of a traditional building entry similar
in scale and overall building character to those seen traditionally is
encouraged,
Downtown Core
B8. Primary building entrances in the Downtown Core should be designed
for pedestrian use and be oriented towards public rights-of-way.
Primary building entrances should be recessed and should consider
covering the entry with an awning.
East Village
B9. Primary entrances in the East Village should be oriented towards the
highway and be covered by a roofed porch structure.
If a porch is enclosed, transparent materials should be used.
Roof Forms
Roof forms contribute to visual continuity. Existing commercial structures and
public facilities include flat roofs. The use of flat roofs is appropriate when com-
bined with architectural details such as parapets, but sloped roofs should also
be considered and combined with dormers to create architectural interest and
delineate mass and scale.
BIO. The use of flat or slightly sloping roofs with parapets in the Downtown
Core are preferred.
Parapets should not exceed height regulations,
B11. Simple building forms with sloping roofs are preferred in other sub
areas.
Exotic roof forms that would detract from the visual continuity of
the neighborhood and Downtown area are discouraged.
BI2. Sloping gable and hip roofs are encouraged when they exist on
surrounding, adjacent structures.
Shed roofs are appropriate for front entrances, porches or on smaller
masses of the primary structure.
The majority ofPagosa Springs businesses and homes have simple
roof configurations with no more than two types of roof forms, Ex-
amples of roof forms in Pagosa Springs include gable, shed, hip and
flat roofs.
6-22
.
Chapter 6
Pagosa Springs, Colorado
B13. Roofmaterial should be muted in color and sensitive to the surrounding
landscape.
Roof materials should be limited to an earthen color palette. Ap-
propriate materials may include heavy gauge corrugated or stand-
ing seam Corten Steel, copper standing seam, zinc or zinc colored
standing seam and pro-panel metal roof. Slate or asphalt shingle
and wood shake may also be appropriate materials, A combination
of roofing materials may also be appropriate per building type and
design,
~Efo~~~~!o~!a~ ~~:b~i~~fd~;~rtp!~rw~~n the Down-
town Study Area, a number of specific development types have been identified
as being appropriate for the Town. The following development types may be
appropriate within certain character areas of the downtown.
.
Mixed-Use Development Projects
This project is typically a complex of buildings that provides a mix of uses, These
projects can reflect a traditional commercial or residential development pattern
or a combination of the two. Mixed-use villages are a particularly appropriate
development type within the West End Character Area and may be appropriate
for the Downtown Core and East Village areas.
B14. Design mixed-use developments in the West End to be compatible with
traditional development patterns in Downtown.
A new infill building should acknowledge the mountain context and
contain architectural detailing and landscape features that are a con-
temporary interpretation of commercial structures found in Pagosa
Springs and other established mountain communities. However,
building style should not be a replica of historic buildings nor of
contemporary "park-itecture,"
A larger building should be divided into modules that are similar in
scale to buildings seen traditionally in the area,
Step the mass ofa tall building down to a lower height as it ap-
proaches adjacent residential buildings.
Locate a primary building entrance on the building facade that faces
and/or abuts the highway or primary street. Provide a storefront,
porch or other element that delineates the front facade and building
entrance. New buildings shall contain architectural detailing and
delineation on all sides ofthe structure,
Parking should be located to the interior ofthe property and should
be limited to meet the minimum requirements for the property. Off-
site or shared parking accommodations for a portion of the required
parking should be considered.
If a building maximizes the height limit, consider stepping upper
stories back from the main facade, or design the lower levels to
express the alignment of elements seen traditionally in the block.
Materials should appear similar to those used traditionally such as
clapboard siding and masonry, Wood, stone and brick are preferred
for new construction,
.
Samples of existing roof fonns in
Pagosa Springs,
6-23