HomeMy WebLinkAbout05.11.09 Work Session Packet
City of Farmington
430 Third Street
Farmington, MN 55024
Mission Statement
Through teamwork and cooperation,
the City of Farmington provides quality
services that preserve our proud past and
foster a promisingfuture.
AGENDA
CITY COUNCIL
PLANNING COMMISSION
PARKS AND RECREATION COMMISSION
HERITAGE PRESERVATION COMMISSION WORKSHOP
MAY 11,2009
6:30 P.M.
CITY COUNCIL CHAMBERS
1. CALL TO ORDER
2. APPROVE AGENDA
3. DOWNTOWN COMMERCIAL DISTRICT DESIGN STANDARDS
4. INDUSTRIAL PARK DESIGN STANDARDS
5. ADJOURN
PUBLIC INFORMATION STATEMENT
Council workshops are conducted as an informal work session, all discussions shall be consideredfact-finding, hypothetical and unofficial critical thinking exercises,
which do not reflect an official public position.
Council work session outcomes should not be construed by the attending public and/or reporting media as the articulation of aformal City policy position. Only
official Council action normally taken at a regularly scheduled Council meeting should be considered as aformal expression of the City's position on any given matter.
DOWNTOWN COMMERCIAL DISTRICT DESIGN GUIDELINES
PROPOSED DISCUSSION POINTS
Setbacks:
. Setback at 0 feet
. Setback at varying feet to compliment adjacent setbacks
Major exterior surfaces: Style/Appearance to be Consistent with Other "Historic"
Downtown Buildings
. face brick
. stone
. glass
. stucco
. architecturally treated concrete
. cast in place or precast panels (clay brick panels, artificial stucco, decorative pre-
cast units resembling stone, and other modern materials that similarly match the
appearance of historic materials)
. decorative block
Unifying Design Theme:
. Buildings and/or streetscapes in the downtown commercial district shall reflect a
unifying design theme that incorporates features found downtown commercial
district. City staff and the planning commission shall determine whether
development proposals satisfy this requirement.
Roof Line:
. Flat or gently sloping.
Facades:
. Projections, recesses, and reveals expressing structural bays or other aspects of
the facade, with a minimum change of plane of six inches (6").
. 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.
1
. Corner buildings which are distinguishable from the remainder of the building
through the use of towers, architectural treatments, arches, roof forms, or size and
mass.
· Decorative (false facades) on upper story is allowed to provide variations in
rooflines or heights.
. One or Two Stories; Two Stories Strongly Preferred.
· Windows shall be provided on walls that are adjacent to public or private rights of
way, parking lots and sidewalks.
Reinforce the Corner!
Signs:
. Projecting signs perpendicular to the building (blade signs).
. Wall signs flat along building frontage.
· Monument signs are allowed where existing building is set back from front
property line.
Screening of Roof/Exterior Equipment
Screening of service yards, refuse, and waste removal areas, loading docks, truck parking
areas and other areas.
10-5-14: B-2 DOWNTOWN BUSINESS DISTRICT:
(A) Purpose: The B-2 downtown business district identifies a variety of general
commercial and higher density residential uses for the downtown area in order to expand
and strengthen the downtown as the primary commercial district for the city, create a
pedestrian friendly downtown, and promote the city as a cultural center. Objectives of
this district are to preserve historical buildings, require high design standards, and
provide a diverse mix of community oriented commercial and cultural activities that are
pedestrian oriented and accessible to area residents.
(B) Bulk And Density Standards:
1. Minimum Standards:
Lot area 15,000 square feet
Lot width 150 feet
, 10 feet
Front yard setback
Side yard setback 10 feet
Rear yard setback 10 feet
Height (maximum) 145 feet
'Maximum lot coverage of all structures 1100 percent
2
All standards are minimum requirements unless noted.
(C) Uses:
1. Permitted:
Animal clinics.
Clinics.
Clubs.
Coffee shops.
Commercial recreational uses.
Commercial services.
Neighborhood services.
Nonprofit recreational, cultural and entertainment uses.
Offices.
Personal and professional services.
Personal health and beauty services.
Public buildings.
Recreation equipment sales/service/repair.
Restaurants, class I, traditional.
Retail facilities.
Sexually oriented businesses _ accessory.
(Ord. 002-469,2-19-2002)
2. Conditional:
Auto repair, major.
Auto repair, minor.
3
Bed and breakfast.
Child daycare center, commercial.
Churches.
Convenience store, with gas.
Dental laboratories.
Funeral homes.
Grocery stores.
Hotels.
Mixed use building.
Motels.
Multiple-family dwellings.
Outdoor sales.
Public and parochial schools.
Public utility buildings.
Restaurants, class II, fast food, convenience.
Restaurants, class III, with liquor service.
Restaurants, class IV, nonintoxicating.
Solar energy systems.
Theaters. (Ord. 002-469,2-19-2002; amd. Ord. 002-483, 12-2-2002; Ord. 003-484, 1-21-
2003; Ord. 004-513, 8-2-2004; Ord. 005-537, 7-5-2005)
3. Accessory:
Parking lots. (Ord. 002-469, 2-19-2002)
4
Draft - City of Farmington
Aerial imagery as of April, 2006
This map has been created and distributed for
discussion purposes only. The areas indicated are
not formal districts at this time and merely represent
possible options for future district locations.
Prepared by the Dakota County Office of GIS for the City of Farmington.
Ptojed,I1661
INDUSTRIAL PARK DESIGN GUIDELINES
PROPOSED DISCUSSION POINTS
Underlined text = existing language, but requires discussion.
Bold text = Suggested language for consideration.
Setbacks:
. Fifty feet (50') of the front property line
. 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.
Coverage:
. Shall not exceed sixty five percent (65%) ofthe total square footage of any
building site within the affected property.
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:
. Brick
. Stone: Stone shall have a weathered face or shall be polished, fluted or
broken face.
. 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.
. Concrete: Concrete may be poured in place, tilt up or precast; and shall be
finished in stone, textured or coated. Wall panels need to have
architectural design to alleviate blank wall.
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.
Roof Line:
. Flat or gently sloping.
Streets:
. Curb and gutter
. LID, swales
1
Surfacing of Parking Lot:
. All parking areas, driveways and loading areas shall be surfaced with asphalt or
concrete pavement following the city's engineering standard plates or recycled
bituminous.
. All parking lots located in the front of buildings or adjacent to street rights of way
shall be curbed.
Off Street Parking Spaces Required:
· One space for every six hundred (600) square feet of industrial space.
· One space for every two hundred (200) square feet of office space.
· One space for each two thousand (2,000) square feet of storage area or
. One space per projected employee per shift.
Screening:
· 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.
· 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 adiacent 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.
· Trash Containers: Trash containers or trash compactors shall not be located within
twenty feet (20') of any street. sidewalk or internal pedestrianway and shall be
screened by a six foot (6') masonry wall on three (3) sides of the trash unit.
· 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
2
screen the outdoor storage. Outdoor storage is permitted as long as it is
screened.
. 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 adiacent buildings in a manner approved by the city
planning division. The color of the structure(s) shall match the building.
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 any building wall. Pole signs will not be allowed. Advertising
billboards are not allowed within the overlay zone.
. Permitted Signage:
. Wall signs flat along building frontage.
. Monument signs are allowed where existing building is set back from
front property line.
Landscaping:
. All open spaces shall be dustproofed, surfaced, landscaped, rockscaped or
devoted to lawns. Not less than two-thirds eh) 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.
. All permeable surfaces shall be irrigated.
. All areas in the public right-of-way view shall be sodded. The remainder of
the property may be seeded.
. The following landscape standards shall apply to all proposed projects within the
overlay zones:
1. Boulevard Trees: Boulevard 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.
3
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.
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 140,000 square feet
Lot width I 150 feet
Front yard setback 1 50 feet
Side yard setback I 25 feet
Rear yard setback 1 25 feet
Minimum side and rear yard abutting any residential district:
Off street parking and access drives I 10 feet
Public and semipublic buildings I 35 feet
Recreational, entertainment, commercial and industrial uses I 50 feet
Height (maximum) I 45 feet
Maximum lot coverage of all structures I 35 percent
All standards are minimum requirements unless noted.
(C) Uses:
1. Permitted:
Light manufacturing facilities.
Office showroom.
Office warehouse.
4
Research facilities.
Warehousing facilities. (Ord. 002-469,2-19-2002; amd. Ord. 003-498, 9-15-2003)
2. Conditional:
Bus terminal.
Child daycare facilities, commercial.
Commercial recreational uses.
Manufacturing facilities.
Public utility buildings.
Truck terminal. (Ord. 008-585, 9-15-2008)
3. Accessory:
Parking lots.
4. Interim:
Mineral extraction.
5
Business Park DeveloDment Strateev (Excerpt from Market Study and included in 2030 Comp Plan)
Since 1990, about 450,000 square feet of business park space has been developed in Farmington. Industrial
Park tenants indicated they located in Farmington due to the availability of affordable land and friendly
business climate. Farmington should capitalize on this "good will" in its business development activities.
This will help to mitigate development industry misconceptions of Farmington identified in broker
interviews. A strategy that will help Farmington achieve a balanced growth would include the following:
. Land use policy that promotes a balanced growth that includes a mix of office and industrial users to
help support Farmington's tax base and minimize the real estate tax on homeowners.
. Target industries that are not heavily dependent on transportation. Because Farmington is not on a
primary transportation corridor like 1-35, industries that depend on a road network to receive and
ship large quantities of raw materials and finished goods will find Farmington less accessible than
other locations.
. Building values tend to reflect the wages and talent of the people working inside. It is important to
create jobs that enable employees to live within the community. These employees are likely to have
higher disposable income to support local businesses. This will reduce traffic congestion created by
commuters that leave the community to find employment.
. Development covenants for the industrial park will be important to ensuring that higher value
real estate is developed. However, some communities create covenants that are overly
restrictive and complex, which will often discourage industry from locating in their area.
Covenants that are extensive and detailed are not necessary and can suggest an unfriendly
local business climate.
. Focus on the creation of wealth rather than the number of jobs created. High value
investment will create jobs for highly paid skilled workers to operate the facility. High value
investment tends to create a sense of permanence. Light assembly and warehouse tenants and
owners are fairly mobile. The spaces they occupy are flexible and commodity real estate that is
easily adaptable for new users. High value investment often includes expensive equipment that
is very difficult and costly to move and often requires customized buildings.
. The area to the west of the Industrial Park should be guided business park and sized to accommodate
projected demand in this report.
. It is very important to control the cost of land to promote business park development. In order to
minimize up front acquisition and infrastructure cost, the EDA should investigate several scenarios
to control land and cost. These include:
. This could be as simple as acquiring a renewable option on the proposed business park
property. Option money is not subjected to ordinary income tax until the option is exercised.
Therefore, a land owner could continue to farm the land and collect option money not
immediately subject to income tax.
. The EDA could enter into a purchase agreement with a land owner that includes a ''take
down" provision that would allow the EDA to exercise a purchase at a predetermined price
when a buyer is found or to take down land on a scheduled basis over an extended number of
years.
A
· The EDA could enter into an option agreement for a nearby farm at a lower price and
facilitate a 1031 tax free exchange with another land owner near to the business park
allowing the owner to avoid paying a capital gain tax.
. It is important to develop a business park layout that is flexible. Utilities should not be extended
beyond the entrance. To do so would commit the city to a final design and preclude flexible lot
configuration and size for potential users. A preliminary plat can be developed and finalized as each
lot is sold.
. The EDA should consider developing a business incubator building. This could be a multi-
tenant building with added improvements that would allow emerging companies with new
technologies to become established and hopefully later grow into the business park. It may be
necessary to provide TIF, deferred assessments or other incentives to encourage a private
developer to create a building with these added amenities.
. The EDA should create a targeted marketing program focusing on specific industries and businesses
south of the river. This would include direct mail and personal contact by EDA staff.
Farmington's development strategy should focus on local and regional businesses that are likely to have
more flexible location criteria than national firms. Farmington's favorable business climate is a significant
advantage. Farmington has the ability to build on the success of the existing Industrial Park.
B
l\' ,
C
::l 0
Co (1)
rr.: ; (1) <
< (1)
(1) 5'
c 5' "0
1 ::l 0 "0 Q)
If-~ Q) CT I
CT (j) C
< (1) (j) :t> OJ
~5' ~ :t> (") m
o "0 (") ..,
"0', III .., (1) ;:0
III CT C (1) 00
..2: (j) ;:0 00
(1) :t> 0 ~
:t> (") m ..... ~
(") .., s: ~
CD (1) 0
00 :t> OJ OJ
'00 Z ~
'"
0 r--'-'--
7' 0
:..:-
..... D c
.jlI.
.....
./' tD
..... n
.jlI. w <
..... 0 ~
3 0 ~ C 0 tD
Q)
"0 ::l (t) - 0
6 rl 0
iii' e. < -tl
I\) ./' (t) ~ (t) -a or
--..J :'" "0 (61 (f) 0
.., 0 (t) m
..... --..J g. ~ 1J .,
OJ III 0 cr 3
<0 n OJ
lil' 1J 0" - -.
./' OJ (t) tD ::l
a.
"'""'Pilot~kn~bRoaCl" III 0" 10
,< ~ ~ I"T
Q) (t) 0
n )> ::l
.., .,
~ n (t) ...
iiJ (f) tD
'" (f) fI)
0
0