HomeMy WebLinkAbout02.10.04 Planning Packet
City of Farmington
, 325 Oak Street
Farmington, MN 55024
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Committed to Providing High QJJallty,
Tlm~ly and Responsive Service to All
Qf Our Customers
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AGENDA
PLANNING COMMISSION MEETING
February 10, 2004
7:00 P.M.
CITY COUNCIL CHAMBERS
1. CALL TO ORDER
2. ELECTION OF OFFICERS
3. APPROVAL OF MINUTES
a) January 13, 2004
...
PUBLIC HEARINGS
a) Conditional Use Permit - Home Occupation to open a barbershop.
Applicant: Diane Wiggert 20075 Dunbar Avenue
b) East Farmington 8th Addition Preliminary & Final Plat (cont')
Applicant: Tim Giles, Giles Properties, Inc.
c) Amendment to Section 10-6-21 of the City Code Concerning the Spruce Street
Commercial, Mixed-Use, and Business/Flex'Design Standards.
d) Amendment to Section 10-6-3 (8) Subd. 5 adding (c) and (e) of the City Code
Concerning Business Directional Signs and Projecting Signs.
5. DISCUSSION
a) Site Plan Review - Pettis Properties
b) Discussion of MUSA Applications
.6.
ADJOURN
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
\p\'0
City Planning Commission
FROM:
Tina Schwanz
Planning Intern
SUBJECT:
Conditional Use/Home Occupation Permit - Barbershop
Applicant: Diane Wiggert
DATE:
February 10, 2004
INTRODUCTION
The applicant, Diane Wiggert, has submitted an application for a Conditional Use/Home
Occupation Permit involving the operation of a barbershop out of her home.
. Plannin~ Division Review
Applicant:
Diane Wiggert
20075 Dunbar Ave.
Farmington, MN 55024
Attachments:
1.
2.
Application
Location Map
Location of Property:
West of Akin Road on Dunbar Ave.
Property Address:
20075 Dunbar Ave Farmington, MN
Surrounding Land Uses:
Single-family to the north, east and south, with Park/Open
Space to the west.
Existing Zoning:
R-1
Comprehensive Plan:
Low Density Residential District
Off-street Parking:
Yes - two stalls in driveway
.
BACKGROUND
. The applicant, Diane Wiggert, is requesting Planning Commission approval for a Conditional
Use/Home Occupation permit to allow her to conduct a barbershop within her home.
The operation of a barbershop will involve basic haircuts, colors, permanents, etc. Most of
the work will be completed on one barber chair in an existing room of the home; some use of
chemicals will be involved.
Operation
Mrs. Wiggert indicated that she would be available by appointment only. Her hours are set
from 10 a.m. to 8 p.m. throughout the week with intentions of working 15-20 hours a week.
The applicant stated that she would be the only person working at the barbershop.
DISCUSSION
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 occupation 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 barbershop.
(8)
The home occupation shall be conducted wholly within the principal or accessory
structures.
The barbershop operation would be conducted wholly within the home.
(C) No structural alterations or enlargements shall be made for the sole purpose of
conducting a home occupation.
The applicant indicated that no structural alterations have occurred or will occur
for the purpose of the home occupation.
(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, nonilluminated
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 indicated that she will likely not have any signage displayed for
her business.
.
. cc:
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(F) The activity does not involve the manufacture, assembly or distribution of goods
and the activity does not deal with the general retail public.
The activity of a barbershop will not involve the manufacturing, assembly or
distribution of goods and does not deal with the general retail public. The
applicant has indicated that a majority of her clients will originate from her
current employment and through word of mouth.
ACTION REQUESTED
Determine if the operation of a barbershop is acceptable under the City's Home Occupation
ordinance (Section 10-6-2) and recommend any necessary conditions.
Respectfully Submitted,
Tina Schwanz
Planning Intern
Diane Wiggert
.,
.
.
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CITY OF FARMINGTON
CONDITIONAL USE PERMIT APPLICATION
City of Fannington, 325 Oak Street, Farmington, MN 55024
651-463-7111 FAX 651-463-1611
For office use
LJ . Pemrit Number
Applicant Name (please print) [).' Co\ 1\ e ; ~~ ('T
Applicant Address ().OOj 5 .D~~bl1v'.Al/e, ....)~l'rnll1Cf.t ,iJJ(/. 550d-.Lf
Street City <-State Zip Code
Phone (b51) 463 - lf~ U Fax_<--J
Legal Description of Subject operty: (lot, block, plat name, section, township, range)
Current Land Use
Current Zoning District
Specific Nature of Request:
(\1..'.
O"VIQ l.A'\..AA/\
.
I ()~~. VV\ Ho-u.L) Q
Following Attached: (please check) _ Proof of Ownership _ Boundary/Lot Survey
_ Application fee _ 6 Copies of Site Plan
_ AbstractJResident List *(required 350' from subject property)
" _ Torren~ (o~ner's Dublicate Certificate of Titl~ Re~;d}~,
Property Owner's Signatnre j),c,^",t?,~ Applicant's Signatnre D~t1\ "V _
Date j- -;).6 -01- Date J ~ L?
For office use only
Request Submitted to Planning staff on
Public-Hearing Set for.
Advertised'ii1 Local Newspaper:
, Planning Commission Action:: _Approved _ Denied
City Council Action (if necessary): _Approved _ Denied
. Comments:
Conditions Set:
Date:
.
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/I
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Previous Conditional Use/Home Occupation Permit - Barbershop/Salon
Date NO. NAME. ADDRESS TYPE
06/10/71 11 Luebke (704 Walnut) Barber-Shop, R-2
10121/75 21 Rother (516 3RD) Beauty Shop, R-3
08/21/76 24 Yule (900 Maple) Beauty Salon
03129/82 54 Boles (5515 Lower 182nd) Beauty Salon
07/07/82 57 Zimmer (21931 Flagstaff Ave) Beauty Shop
05127/93 134 Slagter (19041 Embry Lane) Beauty Shop
12/08/97 156 Tutewohl (4215 206th St. W.) Beauty Salon
02124/98 158 Francis (5080 183rd St. W.) Beauty Salon
.
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TO:
FROM:
SUBJECT:
DATE:
INTRODUCTION
City of Farmington
325 Oak. Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
Planning Commission
~C/
Lee Smick, AICP
City Planner
East Farmington 8th Addition Preliminary & Final Plat
February 10, 2004
Tim Giles of Giles Properties, Inc. proposes to plat 33 single-family residential lots in the
East Farmington 8th Addition. The proposed subdivision is located north of East
Farmington and south of the Trinity Campus within the City of Farmington. The parcel is
zoned R-2 (Low/Medium Density Residential) which allows for a minimum of 6,000 square-
foot lots, minimum lot widths of 60 feet, minimum setbacks of 20 feet in the front and 6
feet on the side and rear yards, a maximum net dwelling unit per acre of 5.5, and a
maximum lot coverage of 30%.
Plannina Division Review
Applicant:
Attachments:
Location of Property:
Area Bounded By:
Existing Zoning:
Tim Giles
Giles Properties, Inc.
P.O. Box 51
Elko, MN 55020
952-461-3984
1.
2.
3.
Plat Application
Preliminary & Final Plat
Grading, Sanitary Sewer, Watermain,
Storm Sewer and Street Plans
R-2 Zoning Requirements
John Powers Comment Letter
Design Plate STR-26
4.
5.
6.
Located north of East Farmington and south of the
Trinity Campus along Oak Street.
Single-family residential to the south and east, assisted
living facility to the north, and vacant land to the west.
R-2 - Low/Medium Density Residential
.
.
.
Surraunding Zaning:
R-2 to. the west, R-5 to. the narth and PUD to. the east
and sauth.
Existing Canditians:
The property is vacant with a pand/wetland that exists
an the east side af the property.
Lat Caverage and Sizes:
The"maximum lat caverage for an R-2 zane is 30%. The
minimum lat size far the develapment is 6,000 sq. ft.
The minimum lat width is 60 feet measured at the frant
yard setback.
Tapagraphy:
Wetland:
The property is relatively flat.
A wetland exists an the east side af the praperty
Additianal research cancerning the wetland needs to. be
abtained befare any develapment accurs in the wetland
if allawed.
DISCUSSION
The applicant propases to. plat 33 single-family lats in the East Farmingtan 8th Additian.
This parcel was platted as an autlat in the ariginal East Farmingtan subdivisian and was
nat a part of the ariginal PUD, therefare, the mini-park canfiguratian in the ariginal East
Farmingtan subdivisian is nat a requirement af this parcel.
The develaper and City staff met an January 27, 2004 to. discuss the need far revisians to.
the plat submitted an December 9, 2003. The develaper resubmitted the plat on
February 5, 2004. Staff has nat had adequate time to. review the plat; hawever, staff has
prepared preliminary camments cancerning the resubmitted plat. Additianally, Jahn
Smyth needs to. review the plat far wetland issues; hawever, this wilLnqt be accamplished
until early next week. Therefare, staff recammends that the plat, be cantinued to. the
March 9, 2004 Planning Cammissian meeting in arder far staff to. adequately review the
revisians to. the plat. The plat needs to. be acted upan by April 9, 2004 by the City
Cauncil.
The fallawing are staff requirements that were discussed with the develaper an January
27, 2004. Staff has reviewed the revised plat and respanses to. the revisians are discussed
after the requirement.
1.
Require the develaper to. autlat the lats shawn within the existing wetland.
The develaper met this requirement by remaving 6 lats shown in the wetland.
The develaper will pursue the approval fram agencies'ta allaw lats to. be platted
in the wetland, hawever this has nat been accamplished at this time, and
therefare, the lats need to. be shawn as an autlat.
Require the hammerheads shown on the plat to be located within an easement.
The plan shows the hammerheads as "temporary hammerhead turnarounds" and
the easements as "proposed temporary construction easements". Staff
discussed the requirement to show the hammerheads as permanent structures
within a permanent easement. The need for a permanent turnaround is to
allow new homeowners to understand that this type of structure will remain.
Additionally, John Powers, Fire Marshal, has prepared a comment letter
attached to this packet that states that the turnarounds need to be permanent.
Drainage pipes are also proposed under the hammerheads, which require
permanent easements. This requirement has not been met by the developer.
Require a drainage easement on the Trinity property to encompass an existing
drainage swale. The developer has not met this requirement.
Show sidewalks on all streets. This requirement has been met by the
developer.
Show a north/south trail on the west side of the pond. This requirement has
been met by the developer.
Show a trail on the Trinity property between the East Farmington 8th Addition
and the parking lot on the west side of the Trinity property. This requirement
has not been met by the developer.
The hammerhead turnarounds need to meet the design standards of the City.
The plat shows the hammerhead width at 100 feet; the City design standards
require a width of 120 feet as illustrated in the attachment.
. Because of the number of revisions that still need to be addressed on this plat, City staff
is recommending that the plat be continued to the March 9, 2004 Planning Commission
meeting.
.
2.
3.
4.
5.
6.
7.
ACTION REQUESTED
Staff recommends that the East Farmington 8th Addition Preliminary & Final Plat be
continued to the March 9, 2004 Planning Commission meeting to allow for additional staff
review time of the plat.
Respectfully submitted,
w./"/~
lf~~../ .
~~~_.e
Lee Smick, AICP
City Planner
.
APPLICATION FOR PLAT REVIEW
.
DATE /2 ~ 7-tJ?
.
PLAT NAME E.-r}+ FaKJ'.A"~ h~ 8~ ~gf7c77'~
LOCATION OtA--t/pr tJ) €a.~-f Iir_J~ /c;n /5r/- 4z/c/;'p~
AREA BOUNDED BY ~ .fv~f a~ ~ S",v;{, (-tlt ~ c4--1 4 E"
jIIla;", Sf """'" of;::>: ?i~ DVf
TOTAL GRO S S AREA I (), 7 cP s-I a...tYt't{
ZONING DISTRICT(S) f(- 2 Lc,"'-/-f- /I4~\..u- ))~V1';;; '-7 ~ e.$/~/~
NAMES & ADDRESSES OF ALL OWNERS Sf, FY4NoeJj II..u If/, ~V/~.f ;;'01 Ah.-vdlf .h
(;,'i} /'v,~!t'e"s hn 10 &,,-.! Sl E/~ RlAl .5T'oZd I 111&1,,,1''7 A1'A/ S7..Zt:, 7
I '
PHONE: ',1~} '- fj 2- if' /- :I f JI z St, rYC_e, 'j - Jz ~ -s?, - F2~ 7~
NAME & ADDRESS OF LAND SURVEYOR/ENGINEER JOl.-vt O{.'1J.-W'f 14-$~OCJ~.ks
uZol ~h.s1 TY"~lIcle(s TvCc~( Svi42.-00 PHONE qrz.-??t{-3~'fS
BvVVl S f/~' tl c /1'1jV S.5:3:J 7
"3So' NAMES & ADDRESSES ot ALL ADJOINING PROPERTY Ow"NERS AVAILABLE FROM:
ON:
.
PLAT REVIEW OPTION:
PRELIMINARY & FINAL TOGETHER:
PRE PLAT ADMINISTRATIVE FEE:
x
IN SEQUENCE:
PRE PLAT SURETY:
I HEREBY CERTIFY THAT I A...'1 (WE ARE) THE FEE OWNER(S) OF THE ABOVE LAl.'ID, THAT THE
PERSON PREPARING THE PLAT HAS RECEIVED A COpy OF TITLE 11, CHAPTERS 1 THRU 5,
ENTITLED "SUBDIVISIONS" AJ.'ID TITLE 10, CHAPTERS 1 THRU 12 ENTITLED "ZONING" OF THE
FARMINGTON CITY CODE AND WILL PREPARE THE PLAT IN ACCORDANCE WITH THE PROVISIONS
CONTAINED THEREIN.
Wv/J;
SIGNATURE ER
.),t} -0/ -....():J"
,
DATE
ADVISORY MEETING:
1. SKETCH PLAN
2. STAFF A.J.~D DEVELOPER CONSENSUS
.
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f...d\--~7'&-O t ilf> ~ {of
F~J,.~,;JD
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1 0-5-6
1 0-5-7
'.
Golf courses.
Public and parochial schools.
Public buildings.
Public utility buildings.
3. Accessory:
Accessory structures.
Home occupations.
Solar energy systems. (Ord. 002-469, 2-19-2002; amd. Ord.
002-483, 12-2-2002)
10-5-7:
R-2 LOW/MEDIUM DENSITY RESIDENTIAL DISTRICT:
(A)
Purpose: The R-2 low/medium density residential district is intended
as an area which incorporates older existing development as well as
undeveloped land suitable for single- and two-family development
that are served with full public utilities.
.
(B) Bulk And Density Standards:
1. Minimum Standards:
Lot area
Single-family
6,000 square feet
Twin home
11,000 square teet
11,000 square feet
Two-family
Other
11,000 square feet
Lot width
Single-family
60 feet
Twin home
37.5 feet
Two-family
75 feet
.
August 2003
City of Farmington
1 0-5-7
1 0-5-7
'.
Front yard setback
Side yard setback
Single-family
20 feet
6 feet
Twin home
6 feet and 0 feet
Two-family
Rear yard setback
Single-family
6 feet
6 feet
Twin home
6 feet
Two-family
6 feet
Townhouse
1 0 feet
Multi-family
Height (maximum)
1 0 feet
35 feet
(e
Maximum lot coverage of all structures
30 percent
Net dwelling units per acre (maximum)
Single-family
Twin home
5.5
6.5
Two-family
6.5
All standards are minimum requirements unless noted.
2. Accessory Structure Standards: Accessory structures must be
located behind principal structure in the side or rear yard according
to the following requirements:
Maximum size
Detached garages
Lots up to 0.5 acre
Lesser of 1,000 square feet or
square feet of principal use
'.
August 2003
City of Farmington
10-5-7
1 0-5-7
.
Lots 0.5 to 1 acre
Lesser of 1 ,250 square feet or
square feet of principal use
Lots 1.0 acre +
Lesser of 1 ,500 square feet or
square feet of principal use
Storage
120 square feet
Apartment
1 ,800 square feet
Maximum number
1 of each
Side yard setback
6 feet
Rear yard setback
With alley
1 0 feet
Without alley
3 feet
.
Height (maximum) shed
Height (maximum) garage
12 feet
20 feet
All standards are minimum requirements unless noted.
3. Minor Arterial Setbacks: The minimum front yard setback for all
land adjacent to minor arterial streets shall be fifty feet (50') from the
planned right of way line. (Ord. 002-469, 2-19-2002)
(C) Uses:
1. Permitted:
Daycare facilities, in home.
Dwellings, single-family.
Dwellings, twin home.
Dwellings, two-family.
Group daycare, 12 or less persons.
Group home, 6 or less persons.
.
August 2003
City of Farmington
1 0-5-7 1 0-5-8
. Public parks and playgrounds.
2. Conditional:
Accessory apartment.
Bed and breakfast.
Cemeteries.
Churches.
Clinics.
Funeral homes.
Group homes, commercial.
Hospitals.
Nursing homes.
Ie
Public and parochial schools.
Public buildings.
Public utility buildings.
3. Accessory:
Accessory structures.
Home occupations.
Solar energy systems. (Ord. 002-469, 2-19-2002; amd. Ord.
002-483, 12-2-2002)
10-5-8: R-3 MEDIUM DENSITY RESIDENTIAL DISTRICT:
(A) Purpose: The R-3 medium density residential district designates
areas of the city for development of townhomes in areas with access
to jobs, services, public facilities and transit and that are served with
full public utilities and a residential density of more than 5.5 units per
acre.
.
August 2003
City of Farmington
.
.
.
FIB-r M'~ . "'8TOI 11>>>1 ~DEPIlBTM'~rv'lrr.
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Estoblished 1880
325 Oak Street
Farmington, Minnesota 55024
TO:
Lee Smick, City Planner
John Powers, Fire MIITSbAl1
East Farmington 8th Addition
FROM:
SUBJECT:
DATE:
February 5, 2004
In review of the submi
hammerhead turn aro
Minnesota State Fire C
hammerhead shall be 1
I also have concerns ab
easements. These turnar
without prior approval fr
If you have any further que
cc: Ken Kuchera, Fire Chief
file
n 8th Addition, the
visions of the
state that the
or "temporary"
moved or altered
.
.
.
14
20'[
60'
-I-
60'
..,
20'
60'
70'
20'
20'
20'
20'
NOTES:
1. Fire Department requirements for approved alternate turnarounds
on Fire Department access roads, as required by Minnesota
State Fire Code, 2003 Edition, Appendix D.
2. Turnarounds may be substituted for cul-de-sacs in
private developments with the City Engineer's approval.
STANDARD DETAILS
PRIVATE DEVELOPMENT TURNAROUND
Lost Revision:
Jon 2004
City Plote No.
( FARMINGTON, MINNESOTA J STR-26
H:\STANDARDS\STANDARD PLATES\STR-26.DWG
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City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO: City Planning Commission
FROM: Lee Smick, AICP
City Planner
SUBJECT: Amendment to Section 10-6-21 of the City Code Concerning the Spruce
Street Commercial, Mixed-Use, and Business/Flex Design Standards.
DATE: February 10, 2004
INTRODUCTION
Staff proposes to amend Section 10-6-21 of the City Code concerning the Spruce Street
Commercial Design Standards. The proposed code would update the existing Spruce Street
Commercial Design Standards by including design standards for the Spruce Street Commercial,
. Mixed-Use, and Business/Flex Zoning Districts.
DISCUSSION
As an overview, staff prepared the draft design standards in December of 2003. The draft
design standards were then presented to the Planning Commission at the January 13, 2004
meeting. Staff further revised the draft design standards upon comments received from the
Planning Commission. On January 26, 2004, staff met with Bob & Stan Knutsen and their
design team (New Century Development) to discuss the proposed amendments to the draft
design standards.
Staff has attached a copy of the most recent revisions to the draft design standards,
incorporating comments from the Knutsen's and further staff comments, for the Planning
Commission's review.
RECOMMENDED ACTION
Review and comment on the attached draft design standards concerning the Amendment to
Section 10-6-21 of the City Code Concerning the Spruce Street Commercial, Mixed-Use, and
Business/Flex Design Standards. If the revisions meet the approval of the Planning
Commission, the recommendation is to forward the draft design standards to the City Council.
.
.
DRAFT
2-6-04
DRAFT
10-6-20: DESIGN STANDARDS FOR SPRUCE STREET COMMERCIAL, MIXED-USE,
AND BUSINESSIFLEX ZONING DISTRICTS
(A) Site Development Standards (in addition to any Performance Standards that may be
applicable). These standards apply to the Business/Flex, Mixed-Use, and Spruce Street
Commercial Zoning Districts unless otherwise specified. The zoning districts are depicted on the
Official Zoning Map.
.
.
1. Outdoor Storage. All materials shall be stored and/or warehoused within the
principal building.
2. Off-Street Parking. Off-street parking areas shall be designed and located to
minimize their impacts on adjacent development, streets and pedestrian corridors.
Parking lot landscaping is required per this Chapter.
3. Sidewalks. Sidewalks shall be provided on both sides of all streets. Trails may
be required instead of sidewalks as provided in the City's Trail Master Plan.
a.
All pedestrian walkways shall have and maintain a minimum unobstructed
pathway width of 15 feet along the north/south corridor (i.e., the first roadway
constructed between CSAH 50 and Spruce Street, west of Denmark Avenue) and
within the Mixed-Use area. Pedestrian walkways bordering off-street parking
areas shall be at least 8 feet wide. Pedestrian and bicycle pathways connecting to
greenways or trail systems are subject to standards in the City Trail Master Plan.
Walkways shall be designed to create a safe and uninterrupted pedestrian way,
and to avoid frequent crossings by driveways and streets.
Pedestrian walkways shall be designed as amenity areas with approved
landscaping, benches, lighting, signage, and street furniture.
Pavers shall be required within the sidewalk design and within the crosswalk
areas. Installation of the pavers shall comply with City standards.
Electrical and water services shall be required within the sidewalk areas to
prepare for amenities including (but not limited to) water fountains, clocks,
kiosks and seasonal lighting, and shall be master planned during the design phase
ofthe project.
b.
c.
d.
e.
4. Screening. Screening of service yards, refuse, and waste-removal areas, loading
docks, truck parking areas and other areas which tend to be unsightly shall be
accomplished by use of walls, fencing, dense planting, or any combination of these
elements. Screening shall block views from public rights-of-way, private street and off-
street parking areas, and shall be equally effective in winter and summer. Chain link and
slatted fencing are prohibited.
5. Lighting. The lighting in the Spruce Street area shall be designed to create a
well-balanced, integrated lighting plan for public and private locations that enhances
vehicular and pedestrian visibility while minimizing glare and contrast. Exterior lighting
shall comply with Section 10-6-8 of the City Code. The intent for lighting is to provide
needed illumination of the site, while at the same time preventing glare to residential uses
either within or adjacent to the site. Light fixtures should be oriented to pedestrian
circulation so that pedestrian walkways are emphasized and safety is enhanced.
1
.
.
(B)
.
DRAFT
2-6-04
DRAFT
a.
At the time of Site Plan Review for the development, a detailed lighting plan
shall be submitted.
Any lighting required on the perimeter of parking lots or along streets shall
consist of fixtures illustrated in the City's Standard Detail Plate as "Street Light-
Downtown District". The interior portions of parking lots may be lit with cobra
lights.
b.
6. Required Amenities. For each development, one (1) of the following amenities
per 10 acres of net developable land area shall be required and installed at the time of
construction of the project. The amenities shall be higWy-visible, easily accessible
outdoor focal points or gathering places for residents, employees, and visitors to the
development site:
a.
Patio and/or plaza with permanent seating areas; provided such patio or plaza has
a minimum depth of 15 feet and a minimum total area of 300 square feet.
1. Pavers as required in the City standards shall be installed within the
patio or plaza.
2. Patios and plazas shall include pedestrian amenities intended to
support these places as gathering areas such as benches, water features,
kiosks, etc.
Landscaped mini-park, square, or green, provided such amenity has a minimum
depth and width of 15 feet and a minimum total area of 650 square feet, and
includes pedestrian amenities intended to support these places as gathering areas.
The landscaped mini-parks, squares or greens do not count toward the Park
Dedication requirements.
Protected customer walkway, arcade, or easily identifiable building pass-through
containing window displays and intended for general public access.
Water feature, such as a pond or fountain, provided the feature is easily accessed
by pedestrians and includes or integrates permanent seating areas for pedestrians.
Any other well-designed area and/or focal feature that the City fmds consistent
with the intent of these design standards, and that substantially enhances such
development and serves as a gathering place for residents, visitors, customers,
and employees.
b.
c.
d.
e.
7. Parking of Bicycles. Bike parking spaces shall be installed at 10% of the total
number of automobile spaces within the development. For convenience and security,
bicycle parking facilities shall be located near building entrances, shall be placed parallel
to the sidewalks, shall be easily visible and shall not be located in remote automobile
parking areas. Such facilities shall not, however, be located in places that impede
pedestrian or automobile traffic flow or that would cause damage to plant material. Bike
racks shall provide a means for the bicycle frame and one wheel to be attached to a
permanent fixture (designed for securing bicycles) by means of a lock.
Architectural Standards:
1. Fronts of Buildings. Any building face and yard that abuts C.S.A.H. 50, Spruce
Street, or Pilot Knob shall be considered a front and shall have a higher degree of
aesthetic treatment.
2
DRAFT
2-6-04
DRAFT
2. Unifying Design Theme. Buildings and/or streetscapes in the Spruce Street
Commerical District and the Business/Flex district shall reflect a unifying design theme
that incorporates features found along the north/south corridor and within the Mixed-Use
District. City staff and the Planning Commission shall determine whether development
proposals satisfy this requirement.
.
3. Exterior Surfaces. Major exterior surfaces of all walls shall be face brick, stone,
glass, stucco, architecturally treated concrete, cast in place or pre-cast panels, decorative
block, or approved equivalent, as determined by the City. The following may not be used
in any visible exterior application except when specifically permitted by the City in areas
with limited public view: exposed cement ("cinder") blocks; fabricated metal or pole
construction structures, including sheds, warehouses, and industrial buildings constructed
either on or off-site of corrugated metal panels; exterior brick that is painted over; or
experimental materials with no proven record of durability or ease of maintenance in the
intended application.
4. Facades. Developers of building located along the north/south corridor and
within the Mixed Use District shall be encouraged to use fa~ade variations to differentiate
separately leased commercial spaces. When or where that is not feasible or practical,
facades shall be designed to reflect variations at intervals of not less than 20 feet nor
more than 40 feet. Fa~ade variations shall incorporate modulated and articulated
building wall planes and roof lines through use of:
a.
. b.
c.
d.
e.
f.
Proj ections, recesses, and reveals expressing structural bays or other aspects
of the fa~ade, with a minimum change of plane of 6 inches.
Changes in color or graphical patterns, changes in texture, or changes in
building material.
Varying parapet heights and designs that demonstrate that the buildings are
different from each other and that add interest to the streetscape.
Recessed entrances.
Building entrances that incorporate elements providing shade from the sun
and weather protection for pedestrians.
Comers that are distinguishable from the remainder of the building through
the use of towers, architectural treatments, arches, roof forms, or size and
mass.
All buildings along the north/south corridor and within the Mixed Use District shall be
constructed with at least one functional or decorative (false fa~ade) upper story. To the
extent practical or feasible, variations in roof lines or heights shall be used to differentiate
separately-leased commercial spaces within buildings.
5. Windows. Windows shall be provided on walls that are adjacent to public or
private rights-of-way, parking lots and sidewalks. False windows are allowed.
6. Projections. Buildings may have one of the following projecting from the
building fa~ade:
a.
.
Awnings/canopies over the first floor windows and along the
frontage of all building entrances.
3
DRAFT
2-6-04
DRAFT
.
1. Projection: Awnings and canopies shall not project more than 5 feet
into the public right-of-way, except where located above an entrance,
in which case the maximum projection shall not exceed 8 feet. In no
event should an awning or canopy be supported by poles or other
structural elements located in the public right-of-way.
2. Length: Awnings and canopies should emphasize the rhythm of the
fayade bays, windows and entrances, and shall not continue
uninterrupted along the building fayade.
3. Height: The bottom of awnings and canopies should be at least 8 feet
above sidewalk grade.
4. Illumination: Back-lit awnings and canopies are not permitted.
5. Inscription: Lettering on awnings and canopies shall comply with
Section 10-6-3 (B) I subd. (k) of the City Code.
6. Materials: Awning and canopy materials should be limited to cotton,
acrylic or vinyl coated cotton, copper or bronze coated metal, or clear
glass. Other materials may be used if approved by the Community
Development Department. Awnings shall be designed with a slope.
No horizontal awnings are allowed. Structural supports shall be
constructed of steel and/or aluminum and shall (if or where visible)
incorporate ornamental features.
b.
Projecting signs perpendicular to the building. Projecting signs shall comply
with Section 10-6-3 (B) 5 subd. (e) of the City Code.
.
7. Public Entrances. For commercial buildings located along the north/south
corridor, each separate ground-level tenant space shall have at least one public entrance
that faces the north/south corridor. For buildings located within the Mixed Use District,
each separate ground-level commercial tenant space shall have at least one public
entrance that faces the nearest major public or private street. Developers shall be
encouraged to also provide public entrances adjacent to off-street parking areas.
8. Site Plan Review. All applications shall comply with the requirements of
Section 10-6-23 (E) of the Farmington City Code for Site Plan Review. Site
characteristics to be evaluated for this purpose include building and plant materials,
colors, textures, shapes, massing, rhythms of building components and details, height,
roof-line and setback.
9. Screening of RooflExterior Equipment. Mechanical equipment, satellite
dishes and other utility hardware, whether located on the roof or exterior of the building
or on the ground adjacent to it, shall be screened from the public view with materials
identical to or strongly similar to building materials, or by landscaping that will be
effective in winter, or they shall be located so as not to be visible from any public right-
of-way, private street or off-street parking area. In no case shall wooden fencing be used
as a rooftop equipment screen.
.
4
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591-
www.ci.farmington.mn.us
TO:
cAJ
City Planning Commission ~
FROM:
Lee Smick, AICP
City Planner
SUBJECT:
Amendment to Section 10-6-3 (B) Subd. 5 adding (c) and (e) of the City
Code Concerning Business Directional Signs and Projecting Signs.
DATE:
February 10, 2004
INTRODUCTION
Staff proposes to amend Section 10-6-3 (B) subd. 5 (c) by adding Business Directional Signs
within developments and amending Section 10-6-3 (B) subd. 5 (e) by adding Projecting Signs
to the sign code. The Code revisions are attached with italicized wording indicating additions
to the Code.
.
DISCUSSION
The Planning Commission reviewed signs proposed for the Spruce Street Commercial, Mixed-
Use, and Business/Flex Design Standards and determined that business directional signs and
projecting signs should be included in the Sign Ordinance.
The Planning Commission directed staff to incorporate a provision into the sign code to allow
for business directional signs in order to safely direct traffic to businesses located within a
development. This provision was incorporated into the traffic directional sign language of the
Spruce Street Commercial, Mixed-Use, and Business/Flex Zoning Districts.
The Planning Commission also recommended approval of the incorporation of projecting signs
within the Spruce Street Design Standards. This provision was included in the Spruce Street
Commercial, Mixed-Use, and Business/Flex Zoning Districts.
RECOMMENDED ACTION
Recommend approval of the amendment to Section 10-6-3 (B) Subd. 5 adding Section 10-6-3
(B) Subd. 5 (c) and (e) of the City Code concerning Business Directional Signs and Projecting
Signs and forward the recommendation to the City Council.
.
Draft 2-5-04
.
Section 10-6-3 (B):
5. Spruce Street Commercial, Mixed-Use, and Business/Flex Zoning Districts:
(a) Single Occupant Building:
(1) Monument:
A. Under one hundred thousand (100,000) square feet: One monument sign
for each principal structure or legal parcel. Lots adjacent to more than one
street may have one sign per street frontage. Signs shall not exceed one
hundred (100) square feet in sign area per sign with a maximum height of ten
feet (10'). Said signs shall be located at least ten feet (10') from the nearest
property line and in no case shall be permitted within the thirty foot (30')
triangle of visibility at public or private street intersections or driveway
intersections.
.
B. Over one hundred thousand (100,000) square feet: One monument sign per
street frontage for each principal structure or legal parcel. Lots adjacent to
more than one street may have one sign per street frontage. Primary sign shall
not exceed one hundred fifty (150) square feet in sign area per sign with a
maximum height of fifteen feet (15'); secondary street frontage sign shall not
exceed sixty (60) square feet in area per sign with a maximum height of six
feet (6'). Said signs shall be located at least ten feet (10') from the nearest
property line and in no case shall be permitted within the thirty foot (30')
triangle of visibility at public or private street intersections or driveway
intersections.
(2) Wall: The total sign area on the building may not exceed sixteen percent
(16%) of the building facade or four hundred (400) square feet per building face.
(b) Multiple Occupant Building:
(1) Monument: One monument sign per street frontage may be erected on a lot.
Lots adjacent to more than one street may have one sign per street frontage.
Primary sign shall not exceed two hundred (200) square feet in sign area per sign
with a maximum height of twenty feet (20'); secondary street frontage sign shall
not exceed seventy five (75) square feet in sign area per sign with a maximum
height of six feet (6'). Monument signs may include the name of the
development and up to four (4) tenants of the development. Said signs shall be
located at least ten feet (10') from the nearest property line and in no case shall
be permitted within the thirty foot (30') triangle of visibility at public or private
street intersections or driveway intersections.
.
(2) Wall: The total sign area on the building may not exceed sixteen percent
(16%) of the building facade or four hundred (400) square feet.
1
Draft 2-5-04
.
Section 10-6-3 (B):
5. Spruce Street Commercial, Mixed-Use, and Business/Flex Zoning Districts:
(a) Single Occupant Building:
(1) Monument:
A. Under one hundred thousand (100,000) square feet: One monument sign
for each principal structure or legal parcel. Lots adjacent to more than one
street may have one sign per street frontage. Signs shall not exceed one
hundred (100) square feet in sign area per sign with a maximum height of ten
feet (10'). Said signs shall be located at least ten feet (10') from the nearest
property line and in no case shall be permitted within the thirty foot (30')
triangle of visibility at public or private street intersections or driveway
intersections.
.
B. Over one hundred thousand (100,000) square feet: One monument sign per
street frontage for each principal structure or legal parcel. Lots adjacent to
more than one street may have one sign per street frontage. Primary sign shall
not exceed one hundred fifty (150) square feet in sign area per sign with a
maximum height of fifteen feet (15'); secondary street frontage sign shall not
exceed sixty (60) square feet in area per sign with a maximum height of six
feet (6'). Said signs shall be located at least ten feet (10') from the nearest
property line and in no case shall be permitted within the thirty foot (30')
triangle of visibility at public or private street intersections or driveway
intersections.
(2) Wall: The total sign area on the building may not exceed sixteen percent
(16%) of the building facade or four hundred (400) square feet per building face.
(b) Multiple Occupant Building:
(1) Monument: One monument sign per street frontage may be erected on a lot.
Lots adjacent to more than one street may have one sign per street frontage.
Primary sign shall not exceed two hundred (200) square feet in sign area per sign
with a maximum height of twenty feet (20'); secondary street frontage sign shall
not exceed seventy five (75) square feet in sign area per sign with a maximum
height of six feet (6'). Monument signs may include the name of the
development and up to four (4) tenants of the development. Said signs shall be
located at least ten feet (10') from the nearest property line and in no case shall
be permitted within the thirty foot (30') triangle of visibility at public or private
street intersections or driveway intersections.
.
(2) Wall: The total sign area on the building may not exceed sixteen percent
(16%) of the building facade or four hundred (400) square feet.
1
Draft 2-5-04
.
(3) Sign Plan: Multiple occupancy buildings shall submit a sign plan that will
coordinate signage for the entire project. The plan shall address height, location,
size, number type, decorative theme, design, color and materials to be used on
the building. The plan shall be reviewed and approved by the zoning officer
prior to the issuance of a sign permit for the building. The owner of the building
is responsible to obtain the sign permit, comply with the approved sign criteria
and ensure that signs erected are in compliance with the approved sign plan.
(c) On Premises/Traffic Directional Signs: Where one-way access and egress
drives are incorporated in a site plan, a sign indicating traffic direction no more
than two (2) square feet in sign area may be placed at a driveway within five feet
(5') ofthe street right of way. A directional sign indicating the entrance to a two-
way driveway may be required where the zoning officer deems it is necessary to
safely direct the traveling public. Business directional signs are allowed within a
development at no more than two (2) square feet in sign area to direct traffic to
business locations.
.
(d) Marquee Signs: Marquee signs are allowed on theater buildings in the sse
district and may be placed on the vertical face of the building and may project from
the lower edge of the marquee not more than twenty four inches (24"), but the
bottom of a sign placed on a marquee shall be no less than eight feet (8') above the
ground at any point. No part of the sign shall extend above the top ofthe roofline
for a covered walk or above the top of the vertical face of the marquee.
(e) Projecting signs:
1. Type of Signage: No advertising signage is allowed; only the name of the
establishment.
2. Projecting: The sign shall be perpendicular to the surface of the building and
the sign may be no more than one (1) foot in thickness.
3. Size: Projecting signs may project no more than four (4) feet from the front
edge of the building and be no more than twelve (12) square feet in area.
4. Height: The bottom of the projecting sign should be at least 8 feet above
sidewalk grade.
5. Materials: Projecting signs shall be approved by the Planning Commission
during the sign permit application process.
6. Illumination: The projecting signs may be lit with external lighting only and
shall comply with Section 10-6-8 of the City Code.
7. Public Right-Of- Way: Projecting signs may not extend over a public right-of-
way or public property (except a sidewalk or trail portion thereof) unless by
conditional use.
8. Parking Space or Loading Dock: Projecting signs may not extend over a
designated parking space or loading area.
9. Box Signs: Projecting box signs or cabinet signs are prohibited.
.
2
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
~0
City Planning Commission \
FROM:
Lee Smick, AICP
City Planner
SUBJECT:
Site Plan Review - Pettis Properties
DATE:
February 10, 2004
INTRODUCTION
Controlled Air, 21210 Eaton Avenue, located in the Farmington Industrial Park, has submitted a
proposal to construct a 12,300 square-foot facility north of its existing building along CSAH 50. The
owners propose to utilize 3,000 square feet for warehouse and 3,000 square feet for a showroom
facility, leaving an additional 6,300 square feet for space to lease. The uses proposed by Controlled
Air are permitted uses within the IP (Industrial Park) zoning district. The HRA will review the proposal
on February 9, 2004.
.
DISCUSSION
Attached to the packet are the Industrial Park District Requirements (Section 10-5-21), the Industrial
Park Design Standards (Section 10-6-20), and the Site Plan Review Requirements (Section 10-6-23) for
your review.
Section 10-6-23 (E) of the City Code requires that "Major Projects" be reviewed by the Planning
Commission. Under Section 10-6-23 (E) subd. 1, projects need to be reviewed by the Planning
Commission when construction of new structures with site improvements is proposed for undeveloped
land. This requirement was added to the zoning code on May 6, 2002. An application must be
reviewed within 60 days of submittal of the site plan. The site plan was submitted to the City on
January 15, 2004 and the review falls within the allotted time frame.
The Site Plan Review application is attached. The building is to be constructed with insulated
precast concrete wall panels, complying with the IP zoning regulations (Section 10-6-21 (A)
subd. 1 (d). A loading dock is proposed along the northwest corner of the building and will be
screened with landscape material, also complying with the IP zoning regulations (Section 10-
6-21 (A) subd. 6. The site plan meets Code requirements for setbacks (Section 10-5-21 (6)
subd. 1), lot coverage (Section 10-6-21 (A) subd. 8), lot area (Section 10-5-21 (6) subd. 1, and
parking requirements (Section 10-6-21 (D) subd. 2 (a) (b).
.
The following items need to be addressed contingent upon approval of the site plan:
1. An application for a sign permit needs to submitted and approved.
2.
Provide detail for proposed trash enclosure. Section 10-6-20 (A) sub. 7 requires that
trash containers or trash compactors be screened by 6-foot masonry wall on three
sides of the trash unit.
.
3.
Perimeter parking lots (Section 10-6-20 (E) subd. 2): One tree and three shrubs per
forty linear feet of parking lot perimeter frontage is required. Plants are to be
installed within 10 feet of the parking lot frontage.
4. Show sod limits. Areas around and between parking lots must sodded.
5. All parking lots located in the front of buildings or adjacent to street right of way
shall be curbed (Section 10-6-20 (0) subd. 1, City detail Plate #STR-01).
6. All parking areas, driveways and loading docks shall be surfaced with asphalt or
concrete pavement following the City's engineering standard plates (Section 10-6-
20 (0) subd. 1.
RECOMMENDED ACTION
City staff recommends approval of the Pettis Properties Site Plan contingent upon the above-
mentioned items being addressed.
cc: Geoff Pettis, Controlled Air
.
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q
10-5-20
10-5-21
.
3. Accessory:
Parking lots.
4. Interim:
Mineral extraction. (Ord. 002-469, 2-19-2002; amd. Ord. 003-484,
1-21-2003; Ord. '003-498, 9-15-2003)
10-5-21 :
IP INDUSTRIAL PARK DISTRICT:
(A) Purpose: The IP industrial park district allows for existing industrial
uses within the city and promotes high quality architectural,
landscaping and site plan development standards for new industrial
development in order to increase the city's tax base and provide
employment opportunities.
(B) Bulk And Density Standards:
1. Minimum Standards:
Lot area
40,000 square feet
.
Lot width
150 feet
Front yard setback
50 feet
Side yard setback
25 feet
Rear yard setback
25 feet
Minimum side and rear yard abutting
any residential district
Off street parking and access drives
1 0 feet
Public and semipublic buildings
35 feet
Recreational, entertainment, commercial
and industrial uses
50 feet
Height (maximum)
45 feet
Maximum lot coverage of all structures
35 percent
.
December 2003
City of Farmington
10
10-5-21
10-5-22
. All standards are minimum requirements unless noted.
(C) Uses:
1. Permitted:
Light manufacturing facilities.
Office showroom.
Office warehouse.
Research facilities.
Warehousing facilities.
2. Conditional:
Child daycare facilities, commercial.
Manufacturing facilities.
.
Public utility buildings.
3. Accessory:
Parking lots.
4. Interim:
Mineral extraction. (Ord. 002-469, 2-19-2002; amd. Ord. 003-498,
9-15-2003 )
10-5-22:
1-1 INDUSTRIAL DISTRICT:
(A) Purpose: The 1-1 industrial district allows for the continuation of
existing industrial uses but not their expansion in the downtown
area.
(B) Bulk And Density Standards:
1. Minimum Standards:
Lot area
20,000 square feet
.
December 2003
City of Farmington
11
10-6-20
10-6-20
.
10-6-20:
INDUSTRIAL PARK DESIGN STANDARDS:
(A) Building Material And Design:
1. Exterior Walls: Exterior walls of buildings to be constructed shall
consist of one or more of the following materials and shall receive
prior approval of the city:
(a) Brick: Size, type, texture, color and placement shall be
approved.
(b) Stone: Stone shall have a weathered face or shall be
polished, fluted or broken face.
(c) Concrete Masonry Block: Concrete masonry block shall be
those generally described as "customized architectural concrete
masonry units" or shall be broken faced brick type units with marble
aggregate. All concrete masonry units shall be coated with a city
approved coating. There shall be no exposed concrete block on the
exterior of any building unless approved by the city.
.
(d) Concrete: Concrete may be poured in place, tilt up or
precast; and shall be finished in stone, textured or coated, with a
minimum life expectancy of ten (10) years.
2. Alternate Materials: Alternate exterior surface materials of
preengineered metal may be substituted in an amount not to exceed
six percent (6%) of the exterior wall surface area of each building if
the following conditions apply:
(a) Used for housing or screening equipment necessary to the
manufacturing operations;
(b) Architecturally compatible with the building as a whole as
determined by the city planning division;
(c) Compliance with any additional screening and/or landscaping
requirements of the city; and
(d) Modifications are made with prior written approval of the city
planning division.
3. Alterations To Buildings: Any alterations to buildings shall meet all
requirements of this chapter.
.
October 2002
City of Farmington
IZ
10-6-20
1 0-6-20
.
4. Canopies: Canopies with visible wall hangers shall not be
permitted. Design of canopies shall be in keeping with the design of
the building and shall be approved by the city prior to construction or
alteration.
5. Roof Mounted Equipment: All rooftop equipment shall be set back
a minimum of twenty feet (20') from the edge of the roof and shall be
screened. Screening shall consist of either a parapet wall along the
roof edge or an opaque screen constructed of the same material as
the building's primary vertical exposed exterior finish. Equipment
shall be painted a neutral color. The site plan shall indicate all
mechanical rooftop equipment and shall include elevations.
.
6. Loading Docks: The design of the loading docks shall be
incorporated into the overall design theme of the building and
constructed of materials equal to or the same as the principal
building. The loading dock areas shall be landscaped and/or
screened so that the visual and acoustic impacts of their function is
fully contained and out of view of adjacent properties and public
streets. The required width for a landscaped yard along a local
collector/industrial or local street is ten feet (10'). The architectural
design shall be continuous and uninterrupted by ladders, towers,
fences, and equipment. Businesses that abut County Highway 50
and/or County Highway 31 shall not construct loading docks that
front these roadways.
7. Trash Containers: Trash containers or trash compactors shall not
be located within twenty feet (20') of any street, sidewalk or internal
pedestrian way and shall be screened by a six foot (6') masonry wall
on three (3) sides of the trash unit.
8. Coverage: Unless otherwise approved by the city, the ratio of
building square footage and parking area shall not exceed sixty five
percent (65%) of the total square footage of any building site within
the affected property.
(B) Utilities: All buildings and structures shall be served by underground
utility distribution facilities. The installation of such utilities shall not
change the grade or contour of the city approved grading plan for the
site.
(C) Building Setbacks: No building or other structure shall be erected
within fifty feet (50') of the front property line; or twenty five feet (25')
of the side and rear property lines. If two (2) or more lots are
developed as one site, the interior common lot line shall be ignored.
.
October 2002
City of Farmington
/3
10-6-20
1 0-6-20
.
(D)
Parking Areas:
1. Surfacing: Prior to issuance of a certificate of occupancy, all
parking areas, driveways and loading areas shall be surfaced with
asphalt or concrete pavement following the city's engineering
standard plates. In the event said surfacing cannot be completed
due to weather or seasonal restrictions, a temporary certificate of
occupancy may be issued contingent upon the extension of the
security or letter of credit required under this chapter. All parking lots
located in the front of buildings or adjacent to street rights of way
shall be curbed.
2. Off Street Parking Spaces Required: Off street parking shall be
provided to serve each site. The minimum number of parking spaces
shall be the greater of:
(a) One space for every six hundred (600) square feet of
industrial space; and
One space for every two hundred (200) square feet of office space;
and
.
One space for each two thousand (2,000) square feet of storage
area
(..
;
or
(b) One space per projected employee per shift.
3. Screening: All parking areas shall be screened as required in
subsection (F) of this section.
4. Location: Parking shall not be permitted within ten feet (10') of the
front property line (those facing any dedicated street), or within ten
feet (10') of any side or rear property line unless otherwise approved
by the city.
(E) Landscaping: All open spaces shall be dustproofed, surfaced,
landscaped, rockscaped or devoted to lawns. Not less than two-
thirds e/3) of the required building setback area from any dedicated
street shall be landscaped with lawns, trees, shrubs and walkways of
a design approved by the city planning division. Landscaping shall
be installed within ninety (90) days of occupancy or substantial
completion of building, whichever occurs first, weather permitting.
.
October 2002
City of Farmington
/i
10-6-20
10-6-20
.
The following landscape standards shall apply to all proposed
projects within the overlay zones:
1. Street Trees: Street trees shall be planted at one canopy tree per
forty feet (40') of street frontage.
2. Perimeter Parking Lots: One tree and three (3) shrubs per forty
feet (40') of parking lot perimeter frontage. Plants are to be installed
within ten feet (10') of the parking lot frontage area.
3. Interior Parking Lots: One planting island per twenty (20) parking
spaces. One tree and three (3) shrubs are required within each
planting island. The planting island shall be curbed with concrete.
4. Buffer Area: When the industrial district is adjacent to a residential
district, a twenty five foot (25') buffer is required and shall include a
six foot (6') high wooden fence and landscaping to screen the
adjacent property.
(F)
Screening:
.
1. Storage Areas: Without prior approval of the city, no outside
storage areas shall be allowed nor shall any articles, goods,
materials, incinerators, storage tanks, refuse containers or like
equipment be kept in the open or exposed to public view or view
from adjacent buildings. If outside storage is given city approval, all
materials and/or containers and equipment shall be screened from
view. Required screening shall include: a) a six (6) to eight foot (8')
high opaque wooden fence and landscaping; b) landscaping and
berms; or c) a combination of both to fully screen the outdoor
storage.
2. Structure: No accessory structures (including, but not limited to,
water towers, storage tanks, processing equipment, cooling towers)
or outside equipment shall be constructed, erected or placed on the
affected property without prior approval of the city. If such approval
is granted, such structures shall be screened from public view and
the view of adjacent buildings in a manner approved by the City
planning division.
(G) Signs: All signs shall be of a design and material approved by the
city planning division. Unless otherwise approved, wall signs must be
attached to the building, and be parallel to and contiguous with its
walls and not projecting above its roofline. No sign of a flashing or
moving character shall be installed and no sign shall be painted on
..
October 2002
City of Farmington
/1$
10-6-20
10-6-21
. any building wall. Pole signs will not be allowed. Advertising
billboards are not allowed within the overlay zone. (General
guidelines for signage available through the city planner.)
(H) Maintenance:
1. Owners and occupants of any or all of a site have the duty and
responsibility, at their sole cost and expense, to keep the site,
including buildings, improvements and grounds, well maintained,
safe, clean and aesthetically pleasing. Such maintenance includes,
but is not limited to, the following:
(a) Prompt removal of all litter, trash, refuse and wastes.
(b) Provide such care as required to maintain all vegetation in a
healthy and aesthetically pleasing appearance.
(c) Maintain exterior lighting and mechanical facilities in good
working order.
(d) Maintain parking areas, driveways and roads in good repair.
.
(e) Prompt repair of any exterior damage to any buildings and
improvements. (Ord. 002-469, 2-19-2002; amd. Ord. 002-477,
7 -15-2002)
(
10-6-21 :
SPRUCE STREET COMMERCIAL DESIGN STANDARDS:.
(A) Site Development Standards (In Addition To Minimum Performance
Standards That May Be Applicable):
1. Storage And Displays Enclosed: All storage and displays shall be
enclosed within the principal building.
2. Parking Areas: Off street parking areas should be designed and
located to minimize their impacts on adjacent development, street
and pedestrian corridors. Parking areas shall not be located within
the required minimum front (primary or secondary) yard setback of
any lot. Parking lot landscaping is required per this chapter.
3. Sidewalks: Sidewalks shall be provided along both sides of all
streets and access roads.
.
October 2002
City of Farmington
I~
1 0-6-22
10-6-23
.
painted over; experimental materials with no proven record of
durability or ease of maintenance in the intended application.
3. Architectural style shall not be restricted. Evaluation of the
appearance of a project shall be based on the quality of its design
and on its relationship to its surroundings, guided by the provisions
of this section. Site characteristics to be evaluated for this purpose
include building and plant materials, colors, textures, shapes,
massing, rhythms of building components and details, height,
roofline and setback.
4. Mechanical equipment, satellite dishes, and other utility hardware,
whether located on the roof or exterior of the building or on the
ground adjacent to it, shall be screened from the public view and
with materials identical to or strongly similar to building materials or
by heavy landscaping that will be effective in winter or they shall be
located so as not to be visible from any public way. In no case shall
wooden fencing be used as a rooftop equipment screen. (Ord.
002-469, 2-19-2002; amd. Ord. 002-477, 7-15-2002)
10-6-23:
SITE PLAN REVIEW:
.
(A) Purpose: The purpose of this section is to establish a formal site
plan review procedure and provide regulations pertaining to the
enforcement of site design standards consistent with the
requirements of this chapter.
(
(B) Exceptions To Review: The following shall be excepted from the
foregoing requirements:
1. Agricultural developments.
2. Single-family detached dwellings.
3. Two-family attached dwellings.
(C) Sketch Plan:
1. Prior to the formulation of a site plan, applicants shall present a
sketch plan to the zoning officer prior to filing of a formal application.
The plan shall be conceptual but shall be drawn to scale with
topography of a contour interval not greater than two feet (2') and
may include the following:
.
October 2002
City of Farmington
/7
10-6-23
10-6-23
.
(a) The proposed site with reference to existing development on
adjacent properties, at least to within two hundred feet (200').
(b) General location of proposed structures.
(c) Tentative street arrangements, both public and private.
(d) Amenities to be provided such as recreational areas, open
space, walkways, etc.
(e) General location of parking areas.
(f) Proposed public sanitary sewer, water and storm drainage.
(g) A statement showing the proposed density of the project with
the method of calculating said density also shown.
2. The zoning officer shall have the authority to refer the sketch plan
to the planning commission and/or city council for discussion, review,
and informal comment. Any opinions or comments provided to the
applicant by the zoning officer, planning commission, and/or city
council shall be considered advisory only and shall not constitute a
binding decision on the request.
.
(D)
Minor Projects:
1. Review Of Minor Projects: The following shall be considered minor
projects and subject to review procedures as indicated:
(a) No Site Plan Review Required: Building projects that
comprise less than ten percent (10%) building footprint expansion
(up to 500 square feet) and/or twenty five percent (25%) increase in
the assessed value of the structure as determined by the Dakota
County assessor.
(b) Administrative Review: Building projects that comprise a 10-
30% building footprint expansion and/or 25 - 50% increase in the
assessed value of the structure as determined by the Dakota County
assessor.
2. Procedure: Administrative approval of eligible site plans shall be
subject to the following procedural requirements:
(a) Plan review will be in accordance with established
procedures including the coordinated review by other city
departments and divisions as determined by the zoning officer.
.
October 2002
City of Farmington
/21
1 0-6-23
1 0-6-23
.
(b) Site plans involving properties within approved planned unit
developments shall be subject to applicable evaluation criteria in this
chapter.
(c) Any major variance proposal will automatically require the
entire application to be processed in accordance with the planning
commission review and city council approval provisions of section
10-3-7 of this title.
(d) Administrative approval including all applicable conditions
and requirements shall be made in writing by the zoning officer. The
applicant, in addition to all other applicable requirements, shall
submit a written acknowledgment of that approval prior to the
commencement of any development and prior to the issuance of any
permits.
(e) Any unresolved dispute as to administrative interpretation of
city code, ordinance, or policy requirements may be formally
appealed pursuant to this chapter.
(f) Site plans involving conditionally permitted uses are subject
to the review requirements found in section 10-3-5 of this title.
.
3. Certification Of Taxes Paid: Prior to approving an application for a
minor project, the applicant shall provide certification to the city that
there are no delinquent property taxes, special assessments,
interest, or city utility fees due upon the parcel of land to which the
minor project application relates.
I
(E) Major Projects: A "major project" is defined as one or both of the
following and subject to review as prescribed in this section:
1. Construction of new structures that mayor may not be in
conjunction with site improvements on redevelopment site or vacant
undeveloped lands, and/or
2. Building projects that comprise more than a thirty percent (30%)
building footprint expansion and/or fifty percent (50%) increase in the
assessed value of the structure as determined by the Dakota County
assessor.
(a) Procedures: Pursuant to MSA section 15.99, an application
for site plan approval shall be approved or denied within sixty (60)
days from the date of its official and complete submission unless
extended pursuant to statute or a time waiver is granted by the
.
October 2002
City of Farmington
/q
10-6-23
1 0-6-23
.
applicant. If applicable, processing of the application through
required state or federal agencies shall extend the review and
decision making period an additional sixty (60) days unless this
limitation is waived by the applicant.
(b) Site Plan Review Requirements:
(1) Certificate: Certificate of survey.
(2) Filing; Application: Request for site plan approval, as
provided within this chapter, shall be filed with the zoning
officer on an official application form. Such application shall
be accompanied by a fee as provided for in this code. Such
application shall also be accompanied by detailed written and
graphic materials, the number and size as prescribed by the
zoning officer, fully explaining the proposed change,
development, or use and a list of property owners within three
hundred fifty feet (350') of the subject property in a format
prescribed by the zoning officer. The request shall be
considered as being officially submitted and complete when
the applicant has complied with all the specified information
requirements.
.
(3) Proof Of Ownership Or Authorization: The applicant shall
supply proof of ownership of the property for which the site
plan approval is requested or supply written authorization
from the owner(s) of the property in question to proceed with
the requested site plan approval.
(4) Recommendation On Action: The zoning officer shall
coordinate the review of the site plan, and provide general
assistance in preparing a recommendation on the action to
the planning commission.
(5) Additional Information Upon Request: The planning
commission and city staff shall have the authority to request
additional information from the applicant concerning
operational factors or to retain expert testimony at the
expense of the applicant concerning operational factors. Said
information is to be declared necessary to evaluate the
request and/or to establish performance conditions in relation
to all pertinent sections of this chapter. Failure on the part of
the applicant to supply all necessary supportive information
may be grounds for denial of the request.
.
October 2002
City of Farmington
'2P
1 0-6-23
10-6-23
.
(6) Planning Commission Appearance: The applicant or a
representative thereof may appear before the planning
commission in order to present information and answer
questions concerning the proposed request.
(7) Recommendation Of Actions Or Conditions: The planning
commission shall recommend such actions or conditions
relating to the request as they deem necessary to carry out
the intent and purpose of this chapter.
(8) Approval By Majority Vote: Approval of the site plan shall
. require passage by a majority vote of the planning
commission.
(c) Certification Of Taxes Paid: Prior to approving an application
for a major project, the applicant shall provide certification to the city
that there are no delinquent property taxes, special assessments,
interest, or city utility fees due upon the parcel of land to which the
major project application relates.
(F)
Evaluation Criteria: The planning commission shall evaluate the
effects of the proposed site plans. This review shall be based upon
compliance with the city comprehensive plan, the zoning ordinance
and other city codes and policies.
.
(G) Information Requirement: The information required for all site plan
applications generally consists of the following items, and shall be
submitted when requested and specified by the zoning officer:
1. Site Plan:
(a) Certificate of survey.
(b) Name and address of developer/owner.
(c) Name and address of architect/designer.
(d) Date of plan preparation.
(e) Dates and description of all revisions.
(f) Name of project or development.
(g) Scale of plan (engineering scale only, at 1 inch equals 50
feet or less).
.
October 2002
City of Farmington
1..1
10-6-23 10-6-23
. (h) North point indication.
(i) Lot dimension and area.
(j) Required and proposed setbacks.
(k) Location, setback and dimension of all buildings on the lot
including both existing and proposed structures.
(I) Location of all adjacent buildings located within one hundred
feet (100') of the exterior boundaries of the property in question.
(m) Location, number, dimensions, and type of surfacing
material of existing and proposed parking spaces.
(n) Location, number, dimensions, and type of surfacing material
of existing and proposed loading spaces.
(0) Curb cuts, driveways.
(p) Type of surfacing material.
(q) Vehicular circulation.
.
(r) Sidewalks, walkways.
(s) Location and type of all proposed lighting.
(t) Location of recreational and service areas.
(u) Location of rooftop equipment and proposed screening.
(v) Provisions for storage and disposal of waste, garbage, and
recyclables.
(w) Location, sizing, and type of water and sewer system mains,
fire hydrants closest to the property and proposed service
connections.
2. Grading/Storm Water Drainage Plan:
(a) Existing contours at two foot (2') intervals.
(b) Proposed grade elevations, two foot (2') maximum intervals.
.
October 2002
City of Farmington
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1 0-6-23
.
(c) Drainage plan including configuration of drainage areas and
calculations.
(d) Storm sewer, catch basins, invert elevations, type of
castings, and type of materials.
(e) Spot elevations.
(f) Proposed driveway grades.
(g) Surface water ponding and treatment areas.
(h) Erosion control measures.
(i) Calculation of total square footage of site to be covered with
impervious surfaces.
3. Landscape Plan:
(a) Planting schedule (table) containing:
(1) Symbols.
.
(2) Quantities.
(3) Common names.
"
l.
(4) Botanical names.
(5) Sizes of plant material.
(6) Root specification (bare root, balled and burlapped,
potted, etc.).
(7) Special planting instructions.
(b) Location, type and size of all existing significant trees to be
removed or preserved.
(c) Planting detail (show all species to scale at normal mature
crown diameter or spread for local hardiness zone).
(d) Typical sections in details of fences, tie walls, planter boxes,
tot lots, picnic areas, berms and the like.
.
October 2002
City of Farmington
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1 0-6-23 10-6-23
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(e) Typical sections of landscape islands and planter beds with
identification of materials used.
(f) Details of planting beds and foundation plantings.
(g) Note indicating how disturbed soil areas will be restored
through the use of sodding, seeding, or other techniques.
(h) Delineation of both sodded and seeded areas with respective
areas in square feet.
(i) Coverage plan for underground irrigation system, if any.
(j) Where landscape or manmade materials are used to provide
screening from adjacent and neighboring properties, a cross through
section shall be provided showing the perspective of the site from
the neighboring property at the property line elevation.
(k) Other existing or proposed conditions which could be
expected to affect landscaping.
4. Other Plans And Information (May Be Required By The Zoning
Officer): .
.
(a) Legal description of property under consideration.
(b) Proof of ownership of the land for which a site plan approval
has been requested.
(c) Architectural elevations of all principal and accessory
buildings (type, color, and materials used in all external surfaces).
(d) "Typical" floor plan and "typical" room plan.
(e) Fire protection plan.
(f) Extent of and any proposed modifications to land within the
wetland, shoreland or floodplain district as described and regulated
in this title.
(g) Wetland delineation and report.
(h) Type, location and size (area and height) of all signs to be
erected upon the property in question.
.
October 2002
City of Farmington
1.4
1 0-6-23
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(i) Certification that all property taxes, special assessments,
interest, or city utility fees due upon the parcel of land to which the
application relates have been paid.
(j) Solid waste removal plan.
(H) Lapse Of Approval:
1. Unless otherwise specified by the zoning officer or planning
commission as may be applicable, the site plan approval shall
become null and void one year after the date of approval, unless the
property owner or applicant has substantially started the construction
of any building, structure, addition or alteration, or use requested as
part of the approved plan. The property owner or applicant shall
have the right to submit an application for time extension in
accordance with this section.
.
2. An application to extend the approval of a site plan for up to an
additional one year shall be submitted to the zoning officer not less
than thirty (30) days before the expiration of said approval. Such an
application shall state the facts of the request, showing a good faith
attempt to utilize the site plan approval, and it shall state the
additional time being requested to begin the proposed construction.
The request shall be heard and decided by the zoning officer prior to
the lapse of approval of the original request. After two (2) years have
expired without substantially commencing construction, the site plan
shall become null and void and no further extensions can be
granted. The site plan review process must be reinitiated for projects
that have exceeded two (2) years.
3. In making its determination on whether an applicant has made a
good faith attempt to utilize the site plan approval, the zoning officer
or the planning commission, as applicable, shall consider such
factors as the type, design, and size of the proposed construction,
any applicable restrictions on financing, or special and/or unique
circumstances beyond the control of the applicant which have
caused the delay.
(I) Site Improvement Performance Agreement And Financial Guarantee:
Following the approval of the site plan required by this chapter and
before issuance of a building permit, the applicant, as required by
the city, shall guarantee to the city the completion of all private
exterior amenities as shown on the approved site plan and as
required by the site plan approval. This guarantee shall be made by
.
October 2002
City of Farmington
Z5
10-6-23
10-6-23
.
means of a site improvement performance agreement and a financial
guarantee as provided below:
1. The applicant shall execute the site improvement performance
agreement on forms provided by the city. The agreement shall be
approved as to form and content by the city attorney and shall define
the required work and project completion schedule and reflect the
terms of this section as to the required guarantee for the
performance of the work by the applicant.
2. The required work includes, but is not limited to, private exterior
amenities such as landscaping, private driveways, parking areas,
recreational fields structures or buildings, drainage systems, water
quality ponds, wetland mitigation, wetland buffers, erosion control,
curbing, fences and screening, and other similar facilities. The
required work shall also include all aspects of a tree preservation
plan and reforestation plan, if applicable.
3. A financial guarantee shall be submitted with the executed site
performance agreement as provided herein:
.
(a) Financial guarantees acceptable to the city include cash
escrow; an irrevocable letter of credit; or other financial instruments
which provide equivalent assurance to the city and which are
approved by the zoning officer.
(b) The term of the financial guarantee shall be for the life of the
site improvement performance agreement, and it shall be the
responsibility of the applicant to ensure that a submitted financial
guarantee shall continue in full force and effect until the zoning
officer shall have approved and accepted all of the work undertaken
to be done and shall thereby have released the guarantee or
reduced the amount of the guarantee as provided in this section.
(c) When any instrument submitted as a financial guarantee
contains provision for an automatic expiration date, after which the
instrument may not be drawn upon, the expiration date shall be
November 15. Further, it shall be the responsibility of the applicant
to notify the city in writing, by certified mail, at least sixty (60) days
in advance of the expiration date of the intention to renew the
instrument or to not renew the instrument. If the instrument is to be
renewed, a written notice of extension shall be provided thirty (30)
days prior to the expiration date; if the instrument is not to be
renewed, and has not been released by the zoning officer, another
acceptable financial guarantee in the appropriate amount shall be
.
October 2002
City of Farmington
t.(P
10-6-23
1 0-6-23
.
submitted at least thirty (30) days prior to the expiration. The term of
any extension shall be approved by the zoning officer. Upon receipt
of an acceptable substitute financial guarantee, the zoning officer
may release the original guarantee.
(d) The amount of the financial guarantee shall be established
by the zoning officer based upon an itemized estimate of the cost of
all required work. A cash deposit or irrevocable letter of credit shall
be in the amount of one hundred twenty five percent (125%) of the
approved estimated cost. The amount of any other approved
financial instrument shall be determined by the zoning officer.
(e) The applicant may submit a separate financial guarantee for
that portion of the required work consisting solely of landscaping
improvements with another financial guarantee for all other exterior
amenities and improvements which comprise the work.
.
(f) The time allowed for completion of the required improvements
shall be set out in the site improvement performance agreement. The
agreement and the financial guarantee shall provide for forfeiture to
the city to cure a default or reimburse the city the cost of
enforcement measures. As various portions of such required work
are completed by the applicant and approved by the city, the zoning
officer may release such portion of the financial guarantee as is
attributable to such completed work. Landscaping materials shall
have a two (2) year guarantee provided to the city.
(g) The applicant shall notify the city in writing when all or a
portion of the required improvements have been completed in
accordance with the approved plan and may be inspected. Upon
receipt of such notice, the zoning officer shall be responsible for the
inspection of the improvements to determine that the useful life of all
work performed meets the average standards for the particular
industry, profession, or material used in the performance of the work.
Any required work failing to meet such standards shall not be
deemed to be complete and the applicant shall be notified in writing
as to required corrections. Upon determination that the work has
been completed, including the winter season survivability of all
landscape improvements, a notice of the date of actual completion
shall be given to the applicant and appropriate action, to release or
to reduce the amount of the financial guarantee shall be taken by the
zoning officer.
(J) Minnesota State Building Code: The review and approval of site
improvements pursuant to the requirements of city adopted building
.
October 2002
City of Farmington
-z'1
.
(L)
10-6-24:
.
(A)
10-6-23
10-6-24
and fire codes shall be in addition to the site plan review process
established under this section. The site plan approval process does
not imply compliance with the requirements of these building and fire
codes.
(K)
Plan Agreements> All site and construction plans officially submitted
to the city shall be treated as a formal agreement between the
building contractor and the city. Once approved, no changes, modifi-
cations or alterations shall be made to any plan detail, standard, or
specifications without prior submission of a plan modification request
to the zoning officer for review and approval. Significant changes as
deemed by the zoning officer may be subject to planning commission
review and approval.
Enforcement: The zoning officer shall have the authority to order the
stopping of any and all site improvement activities, when and where
a violation of the provisions of this section has been officially
documented by the building official. (Ord. 002-469, 2-19-2002; amd.
Ord. 002-477, 7-15-2002)
BED AND BREAKFAST STANDARDS:
Intent And Purpose: The city recognizes that bed and breakfasts are
an asset to the community and help the preservation of historic
structures because the expense of owning and maintaining historic
structures has made them less suitable for single-family dwellings or
businesses. Conversion of historic structures into multi-family uses is
usually determined by the neighborhood where it is located. It is
therefore the intention of the city to limit bed and breakfast uses to
those structures where the use would benefit the surrounding area
by allowing appropriate adaptive reuse of historic structures. Bed
and breakfasts are allowed by a conditional use permit, subject to
the conditions provided under section 10-3-5 of this title and the
following conditions in the R-1, R-2, R-T, R-D and B-2 zoning
districts as regulated in this section, subject to the conditions
outlined in subsection (B) of this section.
(B) Standards:
.
1. The structure is listed on the National Historic Register,
designated on the city's list as a Farmington heritage landmark or
identified as an historically significant property by the heritage
preservation commission.
August 2003
City of Farmington
2e
.,.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
City Planning Commission
~f0
FROM:
Lee Smick, AICP
City Planner
SUBJECT:
2004 MUSA Applications
DATE:
February 10, 2004
INTRODUCTION/DISCUSSION
Staff wanted to give the Planning Commission an update on the recent MUSA application process. The
City received 13 MUSA Applications for 18 parcels within the City of Farmington (See Exhibits A 8: B).
Applications for MUSA were due on January 30, 2004.
The 18 parcels encompass approximately 2,437 acres. The City has 744.33 acres to allocate for MUSA
until 2010 (Exhibit C).
.
The MUSA Review Committee meeting schedule is also attached. The next meeting of the Committee
is February 25, 2004 at 6:00 PM in the Council Chambers of City Hall. Staff will prepare maps and
discussion items and distribute the information prior to that meeting to the Committee members.
RECOMMENDED ACTION
For information only.
R:SP~)7'.
~~~/
Lee Smick, AICP
City Planner
.
.
.
.
eXH,an- A
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO: Kevin Carroll,
Community Development Director
FROM: Lee Smick, AICP
City Planner
DATE: February 3,2004
SUBJECT: 2004 MUSA Applications
PROPERTY WITHIN CITY/OWNER REQUESTS MUSA
Property/ Developable Current Proposed Location Comments
DeveloDer Acres Zone Land Use
A Jim Allen 38-40 R-5/R-3 West of
Denmark
B Donald Peterson 230 Bus/Com Business, East of
Flex! Commercial, Proposed
R-5/R-3 Medium and High Extension of
Densitv Residential Pilot Knob
C Bill Adelman ~50 R-3 Medium Density West of Allen
D Bernard Murphy 35 1-1 Medium Density South of 208m Street
Middle Creek Corridor
Estates
E John Devney 25.9 R-l Low Density West of
Nelson Hills
F Michael & 60 A-I Low-Medium East of213th
Eileen Devnev Densitv Street
G Bart Winkler 60 A-I Low-Medium East of East
Density Farmington
H Manley Land 87.5 A-I Restricted South of 195th
Development Development
I Tollefson ~14 R-4 High Density Town East of TH 3
Development Homes
J Bob Donnelly 61 R-l Low Density West of Troy
Hills
K Bob Donnelly ~99 A-I N/A Northwestern 2007 MUSA
F armilllrton
L Bob Donnelly ~145 A-I N/A Northwestern 2007 MUSA
Farmington
M Bob Donnelly 160 A-I N/A Northwestern 2010 MUSA
Farmington
DRAFT - February 3, 2004
.
.
.
N Terry Donnelly :il75.5 A-I' N/A Northwestern 2010 MUSA
Farmington
0 Bob Donnelly ~79 A-I N/A Northwestern 2010 MUSA
Farmimrton
p Jay & Patricia 158 A-I N/A Western
Christensen Farmington
Q Bernard 340.43 A-I Low, Medium and East of Akin
Murphy High Density Road
R Seed/Genstar 717 N/A Single-Family, West ofTH 3 Ask for 250
Medium Density, MUSA
Commercial every 2 yrs
2
2004 MUSA Request CKhihif 13
Property Location Map
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MUSA Review Meeting Schedule
Application Deadline
. January 30, 2004
MUSA Review Committee Meeting to discuss applications
. February 25, 2004 at 6:00 p.m.
. March 11, 2004 at 6:00 p.m.
Planning Commission Review
. April 13, 2004 at 7:00 p.m. (Tentative)
. City Council Review
. May 3, 2004 at 7:00 p.m. (Tentative)
.