HomeMy WebLinkAbout01.13.04 Planning Packet
City of Farmington
325 Oak Street
Farmington, MN 55024
i., .
A Proud Past - A Promising Future
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Timely and Responsive Service to All
Of Our Customers
AGENDA
PLANNING COMMISSION MEETING
January 13, 2004
7:00 P.M.
CITY COUNCIL CHAMBERS
1. CALL TO ORDER
2. APPROVAL OF MINUTES
a) December 9, 2003
3. PUBLIC HEARINGS
a) East Farmington 8th Addition Preliminary &: Final Plat
.
4. DISCUSSION
a) Review! Approve Spruce Street Area Draft AUAR
b) Discussion of September 15th Planning Commission Meeting
c) Discussion of Spruce Street Design Standards
5. ADJOURN
.
.
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
~v
"1
FROM:
Lee Smick, AICP
City Planner
East Farmington 8th Addition Preliminary & Final Plat
SUBJECT:
DATE:
January 13, 2004
INTRODUCTION/DISCUSSION
.
The East Farmington 8th Addition Preliminary & Final Plat (see attached) was submitted to the City on
December 9, 2003. The Planning and Engineering staff has reviewed the submitted plans and has
determined that additional information is required concerning the pond and wetland area on the
property. The plat currently shows lots within the wetland area. John Smyth of Bonestroo has
indicated that mitigation of this area may not be likely and further investigation into this matter is
required with reviewing agencies such as the DNR and the Dakota County SWCD. Additionally, Erik
Peters of Bonestroo has determined that there are major pond design issues that may require the
redesign of the plat, possibly requiring the elimination of potential lots on the proposed plat.
Therefore, City staff is recommending that the plat be continued to the February 10, 2004 Planning
Commission meeting to allow further discussions with review agencies such as the DNR and the Dakota
County SWCD along with discussions with the developer in order to resolve these outstanding issues.
The developer has been sent a 60-day extension notice (see attached) which requires that a decision
concerning the plat needs to be made by the City Council by April 9, 2004.
RECOMMENDED ACTION
City staff recommends continuance of the East Farmington 8th Addition Preliminary & Final Plat to the
February 10, 2004 Planning Commission meeting.
~I~
Lee Smick, AICP
City Planner
cc: Tim Giles, Giles Properties, Inc.
,
APPLICATION FOR PLAT REVIEW
DATE /2 ~ 7-tJ j
.
. PLAT NAME
LOCATION
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Lc:,i.4/..;-/Pt~'/')4;:- ))eV1~; '-7 ~e>j'';~/~
NAMES & ADDRESSES OF ALL OWNERS Sf, Fra-c/j II..ut I"'" 0V-V/~J' ;;'01 A/lAJd"l ~
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PHONE: ':l~5. ,- 1rz-r'I-JfRZ 5t, rrcWoe,)~JZ-b-SP1'-/2-70
NAME & ADDRESS OF LAND SURVEYOR/ENGINEER .1O~ O{>v~f 11-s.~(!IC-J~.:k5
.;lot ~..hyf TV(,'tlldefS TvCc~( 5vi42-06 PHONE QSZ-31t(-3fJYS
BvvVlSV~tlG A'1,.v s5337
"J5'r/ NAMES & ADDRESSES ot ALL ADJOINING PROPERTY OWNERS AVAILABLE FROM:
ON:
.
PLAT REVIEW OPTION:
PRELIMINARY & FINAL TOGETHER:
PRE PLAT ADMINISTRATIVE FEE:
x
IN SEQUENCE:
PRE PLAT SURETY:
I HEREBY CERTIFY THAT I &~ (WE ARE) THE FEE OWNER(S) OF THE ABOVE LlU~D, THAT THE
PERSON PREPARING THE PLAT HAS RECEIVED A COpy OF TITLE 11, CHAPTERS 1 THRU 5,
ENTITLED "SUBDIVISIONS" Ai.'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.
Wd~
SIGNATURE ER
, ) I:J -c:; ~"--tJ:;;-
,
DATE
ADVISORY MEETING:
1. SKETCH PLAN
2. STAFF A.i.~D DEVELOPER CONSENSUS
.
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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
January 6, 2004
Mr. Tim Giles
Giles Properties, Inc.
P.O. Box 51
Elko, MN 55020
~(Q)~~
Re: Application for East Farmington 8th Addition Preliminary & Final Plat
Dear Mr. Giles:
The purpose of this letter is to notify you that pursuant to Minn. Stat. S 15.99, subd. 3(f) the City of
Farmington is extending the time period for review of your application for the East Farmington 8th Addition
Preliminary & Final Plat t that was submitted by you to the City on December 9.2003.
The reason for this extension is to allow additional time for review of the pond and wetland shown on the
preliminary plat.
The anticipated length ofthis extension is an additiona160 days from the date of expiration of the City's initial
60 days for review provided under Minn. Stat. S 15.99. The time extension will allow the City to meet the
deadlines of the development review process that includes the review of the preliminary & final plat at the City
Council.
Please feel free to call me at (651) 463-1820 with any questions you may have regarding your application or
the City's process for review of your application.
Lee Smick, AICP
City Planner
cc: Kevin Carroll, Community Development Director
Lee Mann, Director of Public Works/City Engineer
File
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
Pft--
FROM: Lee Smick, AICP
City Planner
SUBJECT: Discussion of September 15th Planning Commission Meeting
DATE: January 13, 2004
INTRODUCTION/DISCUSSION
The calendars for 2004 (see attached black & white copy) that were recently mailed to you
have an error. The Planning Commission meeting shown on September 14, 2004 is incorrect.
This date is an official voting day and public meetings are not allowed to occur. Therefore,
please change your calendars to show the Planning Commission in September on the 15th, not
the 14th.
.
RECOMMENDED ACTION
Revise your calendar to show the Planning Commission meeting on the 15th of the month
rather than the 14th.
~J:?d'
Lee Smick, AICP
City Planner
.
JANUARY 2004
S M T W T F S
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FEBRUARY 2004
S M T W T F S
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MARCH 2004
S M T W T F S
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APRIL 2004
S M T W T F S
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MAY 2004
S M T W T F S
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JUNE 2004
S M T W T F S
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JULY 2004
S M T W T F S
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AUGUST 2004
S M T W T F S
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8 ++12 13 14
15 17 18 G ~ 21
22 ~ 24 25 26 27 28
29 30 31
SEPTEMBER 2004
S M T W T F S
1 2 ~ 4
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OCTOBER 2004
S M T W T F S
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DECEMBER 2004
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2004
PHONE NUMBERS
. CITY HOLIDAYS
+ PLANNING COMMISSION
. COUNCIL MEETINGS
. PAYDAYS
C8J WATER BOARD
~ PARK c1 REC. COMMISSION
e HRA MEETINGS
o HPC MEETINGS
JflJ Bonestroo
Rosene
G Anderlik &.
.IJ. Associates
Engineers &. Architects
(651) 636-4600
FAX (651) 636-1311
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
\~ C:..J
City Planning Commission
FROM:
Lee Smick, AICP
City Planner
SUBJECT:
Review/ Approve Draft of AUAR [Alternative Urban Areawide Review] for Spruce
Street Area
DATE:
January 13, 2004
INTRODUCTION
A draft of the AUAR [Alternative Urban Areawide Review] for the Spruce Street Area was
delivered to City Hall on Tuesday, January 6, 2004, and is now ready for review and comment
by the Planning Commission.
. DISCUSSION
The area that is locally referred to as the seed/Genstar property encompasses approximately
1006 acres west of Highway 3 and east of the current boundaries of the City of Farmington.
The property, which is owned by the Seed Family Trust, is the subject of an orderly
annexation agreement between Farmington and Empire Township that was approved by the
State of Minnesota's Municipal Board in May of 1999.
sherri Buss of Bonestroo, Rosene, Anderlik & Associates has coordinated the consulting work
that was required for the preparation of the Draft AUAR. Ms. Buss has prepared comments
concerning the Draft AUAR, and staff will present the comments to the Planning Commission.
I have attached a copy of the tentative schedule for the remainder of the AUAR process. If
the Planning Commission recommends approval of the Draft AUAR, it will be considered by the
City Council at its meeting on January 20, 2004. If the City Council approves the Draft AUAR,
authorizes its distribution, and authorizes the publication of the required notice in the EQB
[Environmental Quality Board] Monitor, reviewing agencies and other interested parties will
then have 30 days to comment on the Draft AUAR. If all goes as planned, the AUAR could be
finalized and adopted by the City Council in early spring.
.
RECOMMENDED ACTION
.
1.
2.
3.
Review Draft of AUAR [Alternative Urban Areawide Review].
Ask questions (if any) and/or seek clarifications (if needed).
Adopt motion recommending that the City Council approve the Draft AUAR, either
(a) as is, or (b) with any additions, deletions or revisions suggested by the Planning
Commission.
Re.sP.,.e~...~tfUllY Sub ".. ed,
#~
~.
Lee Smick, AICP
City Planner
cc: Bob Et Stan Knutsen
Randy Pedersen, New Century
Jim Allen, Allen Homes
Don Peterson
Bill Adelman
Dakota County
sherri Buss
.
.
.
City of Farmington
325 Oak Street, Farmington, MN 55024
(651) 463-7111 Fax (651) 463-2591
www.ci.farmington.mn.us
TO:
~v
City Planning Commission
FROM:
Lee Smick, AICP
City Planner
SUBJECT:
Discussion of Design Standards for the Spruce Street Commercial, Mixed
Use, and Business/Flex Zoning District
DATE:
January 13, 2004
INTRODUCTION
The Planning staff has a preliminary draft of prepared design standards for the Spruce Street
Commercial, Mixed-Use, and Business/Flex Zoning Districts.
.
DISCUSSION
The Planning staff originally prepared design standards for the Spruce Street Commercial and
Business Park Zoning Districts in May of 2000 with the assistance of Hoisington, Koegler Group.
Upon the completion of the Spruce Street Area Master Plan, it became apparent that the
existing design standards in the code were in need of revision to insure that the design
elements soon to be constructed in the Spruce Street Area Master Plan met the vision of the
Spruce Street Task Force, Planning Commission, City Council, and staff.
Therefore, the Planning staff has proposed additional design requirements to the existing
code in order to meet the vision of the districts. It is important to understand that the
attached design standards are in draft form at this time. The developers and/or owners of
the properties have not reviewed the proposed design standards. Staff intends to provide the
Spruce Street Task Force, the developers and owners with an opportunity to review and
comment on the standards before they are presented for final adoption. However, the
Planning staff is presenting the standards to the Planning Commission first in order to
determine whether the standards meet the vision of the Planning Commission before
distribution to the developers/owners.
The following list illustrates proposed revisions to the design standards:
1.
Propose sidewalk widths of 15 feet along the north/south corridor with the same
paver design in the sidewalk that exists in the Historic Downtown area.
Require that electric and water services be incorporated into the design during the
planning stage of the development.
.
2.
.
3.
Require the lighting fixtures to be identical to the lights existing in the Historic
Downtown area.
Require at least 2 of the following in all districts:
a. Patio or plazas.
b. Landscaped mini-parks.
c. Protected walkways.
d. Water features.
e. Other well-designed amenities.
Require bike racks within the development.
Require a building or streetscape unifying design theme throughout the
development.
Require projections, recesses, or reveals on each tenant space along the building
fa~ade to promote design variations to the building fa~ade and roof line.
Require awnings/ canopies or projecting signs.
Require entrances along the north/south corridor with an option to the tenant to
provide a secondary access on the rear of the building.
4.
5.
6.
7.
8.
9.
The Planning staff will present the above-items to the Planning Commission for its review and
comment. On the attached draft, proposed additions to the existing design standards are
shown in italics.
RECOMMENDED ACTION
Review and comment on the draft Design Standards for the Spruce Street Commercial, Mixed
Use, and Business/Flex Zoning District.
.
RM~.
~~ ...
Lee Smick, AICP
City Planner
.
.
DRAFT
10-6-20: SPRUCE STREET COMMERCIAL, MIXED-USE, AND BUSINESS FLEX
DESIGN STANDARDS
(A) Site Development Standards (in addition to minimum 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. All materials shall be stored and/or warehoused within the principal building.
2. Off-street parking areas should be designed and located to minimize their
impacts on adjacent development, street and pedestrian corridors. Off-Street Parking
areas shall not be located within the required minimum front yard with the exception of
buildings along CSAH 50 setback of aflY lot. Parking lot landscaping is required per this
Chapter.
3. Sidewalks shall be provided eft along both sides of all streets and aecess reaas.
a.
All on-site pedestrian walkways shall have and maintain a minimum
unobstructed pathway width of 15 feet along the north/south corridor and within
the Mixed-Use area. Pedestrian walkways bordering 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 Parks 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 as well as the crosswalk
area. Installation of the pavers shall comply with City standards.
Electrical and water services shall be required within the sidewalk areas to
prepare for amenities such as water fountains, clocks, kiosks, seasonal lighting
etc. and shall be master planned during the design phase of the project.
b.
c.
d.
e.
4. 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 right-of-way and shall be equally effective in winter and
summer. Chain link and slatted fencing are prohibited.
5. Exterior lightiftg shall enflaflce the buildiag design and adjoiniag landseape.
Lightiag stafldams and fixtures shall be of a design and size cOffil3atible -Kith the baildiag
afld adjaceat areas. Lightiag shall be arranged afld focused so that minimal light falls eft
adjaceat pmperty and no light shiaes directly at or into aay adjacent buildiag. Exeessive
brightRess afla glare shall be fl-'f'oidca.
5. The lighting in the Spruce Street area should 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
DRAFT
.
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 ways are emphasized and safety is enhanced.
a. At the time of Site Plan Review for the development, a detailed lighting plan shall
be submitted.
b. The lightingplan shall consist of the fixtures illustrated in the City's Standard
Detail Plate as Street Light - Downtown District. Parking lots may be lit with
cobra lights. Any lighting required on the perimeter of parking lots or along
streets shall be lit with fixtures illustrated in the City's Standard Detail Plate as
Street Light - Downtown District.
6. The north/south corridor, Mixed-Use District, and Business/Flex District shall
incorporate at least two (2) of the following on-site amenities or features as highly-
visible, easily accessible, outdoor focal points or gathering places for residents,
employees, and visitors to the development site:
.
a. Patio and plaza with seating area; provided such patio or plaza has a minimum
depth of 15 feet, and a minimum total area of 3 00 square feet.
1. Decorative pavers as required in the City standards shall be installed within
the plaza. .
2. Patios and plazas shall include pedestrian amenities intended to support these
places as gathering areas such as benches, water features, kiosks, etc.
b. Landscaped mini-parks, squares, or greens, provided such park or green has a
minimum depth and width of 15 feet and a minimum total area of 650 square feet, and
shall include pedestrian amenities intended to support these places as gathering areas.
c. Protected customer walkways; arcades; or easily identifiable building pass-
throughs containing window displays and intended for general public access.
d. Water feature, such as a pond or fountain, provided the feature is easily accessed
by pedestrians and includes or integrates seating areas for pedestrians.
e. Any other, well-designed area and/or focal feature that the City finds 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.
7. Internal pedestrian walb/ays must be proyidea from. perim.eter sidewalks to
building eHtnmees. Benehes and seating ar.eas shall be providea along sidewalks Heaf
bui1aiHg eHt:ffiflees, comers, plazas, aHa other public spaces. Bicycle racks shall be
provided near building entrances.
a. Location: Bike racks shall be spaced no more than 200 feet apart and no closer
than 100 feet apart. For convenience and security, bicycle parkingfacilities
shall be located near building entrances, shall be visible from the land uses they
serve, 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.
b. Design: Spaces parking shall provide a means for the bicycle frame and one
wheel to be attached to a permanent fixture (designedfor securing bicycles) by
means of a lock. The bicycle fixture shall be designed as a looping bike rack.
.
DRAFT
.
(B)
Architectural Standards:
1. 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. Buildings and/or the streetscape are required to be designed with a unifYing
design theme that promotes similar design features that occur on the north/south corridor
and Mixed-Use District. City staff and the Planning Commission will determine if the
developer's proposal has met the requirements of the unifYing design theme on the
buildings and/or streetscape in the Spruce Street Commercial and Business-Flex
Districts.
3. 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;
experimental materials with no proven record of durability or ease of maintenance in the
intended application.
.
4. For every tenant space along the buildingfaqade length within the north/south
corridor and Mixed-Use District, the building shall incorporate modulated and
articulated building wall planes and roof lines through use of
a. Projections, recesses, and reveals expressing structural bays or other aspects
of the faqade, with a minimum change of plane of 6 inches.
b. Changes in color or graphical patterns, changes in texture, or changes in
building material.
c. The buildings shall have varying parapet heights and design variations. This
will demonstrate that the buildings are different from each other and add
interest to the streetscape.
d. The primary public entry to the building shall be emphasized through
recessed entrances.
e. Building entrances shall incorporate elements that provide shade from the
sun and weather protection for pedestrians.
f All buildings shall be constructed with 2 stories. The second story shall have
a variability in roof line heights for each tenant space and may be
inhabitable or constructed with a false faqade.
g. Corner buildings shall be distinguishable from the remainder of the building
through towers, architectural treatments, arches, roof forms, or size and
mass.
5. Windows shall be provided on walls that are adjacent to public or private right-
of-ways, parking lots, and sidewalks.
6. Buildings may have one ofthefollowingprojectingfrom the buildingfaqade:
.
a.
Awningslcanopies provided over the first floor windows and along the
frontage of all building entrances.
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 the 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
fal;ade bays, windows and entrances, and shall not continue
uninterrupted along the buildingfal;ade.
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 (A) 1 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. The awnings shall be designed with a slope;
no horizontal awnings are allowed. Structural supports shall be
constructed of steel and/or aluminum and shall incorporate
ornamental features.
b.
Projecting signs perpendicular to the building. The projecting sign shall
comply with Section 10-6-3 (B) 5 subd. (e) of the City Code.
.
1. Type of Signage: No advertising sign age 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
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 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. Wall faces shall be aesigned in a lmman scale to avoid the monotony of a blank
facade. Teehniqaes to promote this scale include the use color, flliilaiRg materials, viall
CO'/es, and architectural details.
.
7. Buildings shall be designed with public entrances along public and private streets
and parking areas. All entrances along the north/south corridor and along major roads
within the Mixed-Use District shall be considered the front entrance of the tenant space.
.
.
.
DRAFT
The tenant may determine if a second entrance will be permitted along the rear of the
building adjacent to the off-street parking lot.
8. EvaluatioR of the ClflpearaRce of a prDjeet shall be based on the quality of its
dcsiga aHd on its relationship to its surrouHdiRgs, guided by the provisioflS of this section.
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. 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.
.
.
.
(H)
"..",.,.,....'..:""-
_..1'r'''~'
1 0-6-20
1 0-6-21
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.)
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) . J1 / - ~.~ --
Ex/ /-S-T]/v (j-- c.. 0 {-Jr::'
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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
10-6-21
10-6-21
.
4. Internal Walkways; Bicycle Racks: Internal pedestrian walkways
must be provided from perimeter sidewalks to building entrances.
Benches and seating areas shall be provided along sidewalks near
building entrances, corners, plazas, and other public spaces. Bicycle
racks shall be provided near building entrances.
5. Yards Adjacent To Streets: All yards adjacent to street frontages
shall be landscaped.
6. 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 right of way and shall be equally
effective in winter and summer. Chainlink and slatted fencing are
prohibited.
7. Lighting: Exterior lighting shall enhance the building design and
adjoining landscape. Lighting standards and fixtures shall be of a
design and size compatible with the building and adjacent areas.
Lighting shall be arranged and focused so that minimal light falls on
adjacent property and no light shines directly at or into any adjacent
building. Excessive brightness and glare shall be avoided.
.
8. Exemptions Of Setbacks: Buildings along CSAH 50 and Pilot Knob
shall be exempt from highway building setbacks as provided for in
this code.
9. Signage: A signage plan shall be required per the requirements of
this chapter.
(B) Architectural Standards:
1. Any building face and yard that abuts CSAH 50, Spruce Street, or
Pilot Knob shall be considered a front and have a higher degree of
aesthetic treatment.
2. Major exterior surfaces of all walls shall be face brick, stone,
glass, stucco, architecturally treated concrete, cast in place or
precast 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
.
October 2002
City of Farmington
10-6-21
10-6-22
.
of corrugated metal panels; exterior brick that is painted over;
experimental materials with no proven record of durability or ease of
maintenance in the intended application.
3. Windows shall be provided on walls that are adjacent to public or
private rights of way, parking lots, and sidewalks.
4. Awnings/canopies shall be provided over all windows and along
the frontage of all building entrances.
5. Wall faces shall be designed in a human scale to avoid the
monotony of a blank facade. Techniques to promote this scale
include the use color, building materials, wall coves, and
architectural details.
6. Buildings shall be designed with public entrances along public and
private streets and parking areas.
.
7. 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.
8. 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)
10-6-22:
BUSINESS PARK DESIGN STANDARDS:
(A) Site Development Standards:
1. Storage And Displays: All storage and displays shall be enclosed
within the principal building.
2. Parking Areas: Parking areas should be designed and located to
minimize their impacts on adjacent development, street and
..
October 2002
City of Farmington
1 0-6-22
10-6-22
.
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 all streets and
access roads.
4. Internal Walkways: Internal pedestrian walkways must be provided
from perimeter sidewalks to building entrances.
5. Yards Adjacent To Streets: All yards adjacent to street frontages
shall be landscaped.
6. 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 right of way and shall be equally
effective in winter and summer.
.
7. Lighting: Exterior lighting shall enhance the building design and
adjoining landscape. Lighting standards and fixtures shall be of a
design and size compatible with the building and adjacent areas.
Lighting shall be arranged and focused so that minimal light falls on
adjacent property and no light shines directly at or into any adjacent
building. Excessive brightness and glare shall be avoided.
8. Signage: A signage plan shall be required per the requirements of
this chapter.
(B) Architectural Standards:
1 . Any building face and yard that abuts CSAH 50, Spruce Street, or
Pilot Knob shall be considered a front and have a higher degree of
aesthetic treatment.
2. Major exterior surfaces of all walls shall be face brick, stone,
glass, stucco, architecturally treated concrete, cast in place or
precast 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;
fabricate metal or pole construction structures, including mobile
homes. sheds, warehouses, and industrial buildings constructed
either on or off site of corrugated metal panels; exterior brick that is
.
October 2002
City of Farmington
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.
f
(8) 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
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