HomeMy WebLinkAbout09.09.25 Planning Packet
Meeting Location:
Farmington City Hall
430 Third Street
Farmington, MN 55024
PLANNING COMMISSION / CITY COUNCIL WORK SESSION
Tuesday, September 9, 2025
7:00 PM
Page
1. CALL TO ORDER
2. APPROVAL OF MINUTES
3. PUBLIC HEARINGS
4. DISCUSSION
4.1. Zoning Code Update Project
Please review the attached information and be prepared to discuss and
provide direction to staff and the consultant.
Agenda Item: Zoning Code Update Project - Pdf
2 - 20
5. ADJOURN
Page 1 of 20
PLANNING COMMISSION AGENDA MEMO
To: Planning Commission
From: Tony Wippler, Planning Manager
Department: Community Development
Subject: Zoning Code Update Project
Meeting: Planning Commission/City Council Worksession - Sep 09 2025
INTRODUCTION:
HKGi will be in attendance at the September 9th joint Planning Commission & City Council meeting
to kick off the update to the City's Zoning Code Project.
DISCUSSION:
As the Planning Commission and City Council are aware, a Professional Services Agreement with
HKGi was approved on September 16, 2024 for planning services to update the Zoning Ordinance.
As originally contemplated, the timing of this project coincided with the anticipated adoption of the
mid-cycle Comprehensive Plan Amendment that was underway at that time to implement the
changes. Due to timing with the required decennial 2050 Comprehensive Plan update, the mid-
cycle amendment has been paused and all of the work that has been completed to-date from that
amendment will become the foundation for the 2050 Comprehensive Plan update.
The foundational work completed in the mid-cycle Comprehensive Plan Amendment included the
development of a draft vision statement.
As we move forward, this vision statement will continue to help inform the 2050 Comprehensive
Plan and ultimately the zoning code update project:
Farmington is a welcoming city where people and community are valued, traditions are celebrated,
our natural resources are treasured, and businesses have vibrant opportunities. We are bold in
pursuing opportunities and investments that support high-quality sustainable growth alongside a
complete and connected community.
The typical process would be to approve the decennial Comprehensive Plan update and then
update the zoning code to be in conformance with the Comprehensive Plan. In this instance it is
important to move forward with the Zoning Code Update Project prior to completion of the 2050
Comprehensive Plan due to the use of ARPA dollars for this project which are required to be
expended by the end of 2026. With that being said, additional zoning changes will likely be needed
after the adoption of the 2050 Comprehensive Plan - however, it is anticipated that those changes
will be minimal, and will not negate the technical and policy work that will be accomplished with this
project.
Page 2 of 20
Attached, for your information, please find a memorandum from the HKGi consultants that provides
a project overview, background information, project schedule, public outreach strategy, policy
updates, discussion on the downtown and overlay districts, and technical updates. Staff and the
consultants will go through each of these topics at the joint meeting.
BUDGET IMPACT:
Not applicable
ACTION REQUESTED:
Please review the attached information and be prepared to discuss and provide direction to staff
and the consultant.
ATTACHMENTS:
20250909 HKGi Joint Meeting Memo
Farmington_Zoning_Sept2025
20250909 Joint Meeting Attachments
Page 3 of 20
800 Washington Avenue North, Suite 207
Minneapolis, MN 55401
Joint Meeting Report
To: Planning Commission & City Council
From: Rita Trapp and Beth Richmond, Consulting Planners
Date: September 4, 2025
Subject: Zoning Code Update Project
Project Overview
The City is working with HKGi to update the City’s Zoning Code (Title 10). As the Zoning Code
was previously reviewed and updated in 2020, this is not intended to be a full update. Instead,
the update project is intended to ensure the structure of the zoning districts supports the
community’s vision. The update project will include a reexamination of the code structure to
make sure the code is easy to use; an analysis of uses to modernize, simplify, and synchronize
them across the districts; a review of procedures to ensure the code reflects current practices;
and an assessment to ensure the code is in compliance with state and federal regulations and
court decisions.
The upcoming Joint Meeting will be a kickoff to the zoning code update project. Staff and the
consultant team will provide background information about the project and share initial findings
from the zoning code audit that was recently completed. Councilmembers and Commissioners
will be asked to provide input on code issues that should be addressed and how the City will
engage the community throughout the update project process.
Background
When originally proposed, one of the main purposes of the Zoning Code Update Project was to
implement changes stemming from a mid-cycle Comprehensive Plan Amendment that was
underway. As Councilmembers and Commissioners are aware, work on a Comprehensive Plan
Amendment took place from 2023 to 2024 but was never adopted. The proposed amendment
included an updated Community Vision and proposed changes to the Land Use, Transportation,
and Utilities chapters. In particular, the Land Use Chapter proposed future land use changes to
downtown and the Flagstaff Avenue area, and an expansion of mixed-use areas. As the City will
shortly be undertaking the required decennial update, the direction established in the
Comprehensive Plan Amendment and the work completed to-date will serve as the foundation
for the 2050 Comprehensive Plan Update.
The Zoning Code Update Project is being funded by ARPA dollars, which are only available until
the end of 2026. HKGi is starting the Zoning Code Update Project in advance of, and
concurrently with as appropriate, the 2050 Comprehensive Plan Update. Staff and the
consultant will work to create a framework in the Zoning Code that can support the anticipated
changes in the 2050 Comprehensive Plan Update as much as possible. However, it is expected
Page 4 of 20
Joint Meeting Report
Zoning Code Update
September 9, 2025
2
that minor edits to the Zoning Code will be needed following the adoption of the 2050
Comprehensive Plan.
Project Schedule
Work on the Zoning Code Update project is anticipated to overlap with the 2050 Comprehensive
Plan Update. The Zoning Code Update project is planned to occur in four phases as described
below.
Phase 1 – Kick Off July to August 2025
Phase 2 – Audit and Approach July to October 2025
Phase 3 – Draft Code Updates October 2025 to May 2026
Phase 4 – Adoption May 2026 to June 2026
Work on the 2050 Comprehensive Plan Update will likely occur between 2026 and 2028. As
much as possible, Staff and the consultant will craft the edits to the Zoning Code in a way that
will support the 2050 Comprehensive Plan. Again, it is expected that minor updates to the
Zoning Code will be required following adoption of the 2050 Comprehensive Plan.
Public Outreach Strategy
The following outreach strategy is proposed to engage with the public during the Zoning Code
Update Project:
1. Provide public information. General content about the update, including an introduction
to the project and project schedule, will be posted on the City’s website. Anyone with
questions will be encouraged to contact Staff for more information.
2. Conduct stakeholder outreach. As part of Phase 2, Staff and the consultant will conduct
a meeting with stakeholders to identify areas of the Code which could be improved. This
meeting is anticipated to include developers, designers, and other professionals who use
the Code regularly.
3. Provide stakeholder review. As part of Phase 3 when proposed changes have been
identified, a meeting will be held with representatives and property owners within the
downtown to discuss potential changes to the downtown zoning district(s).
4. Provide public comment period.
5. Hold public hearing.
Policy Updates
Page 5 of 20
Joint Meeting Report
Zoning Code Update
September 9, 2025
3
Downtown
One of the driving factors for this Zoning Code Update project is to create a zoning district
framework that can accommodate the land use changes in the City’s downtown that are
contemplated in the Comprehensive Plan Amendment, and which will likely be implemented in
the 2050 Comprehensive Plan Update. At the Planning Commission’s and City Council’s
direction, the Comprehensive Plan Amendment proposed a new Downtown land use category
which was intended to support the existing mix of uses in the area, including commercial,
office, residential, institutional, and limited manufacturing, and provide more flexibility for
property owners in the future uses of their property.
The City currently has two base districts and one overlay district which serve the downtown
area: R-D Downtown Residential, B-2 Downtown Business, and DC-O Downtown Commercial
Overlay. Staff and the consultant would like to discuss these districts further at the Joint
Meeting to determine if consolidation of or updates to the existing districts may be appropriate
in order to prepare for the anticipated creation of a Downtown land use category in the 2050
Comprehensive Plan Update.
Overlay Districts
The Downtown Commercial, Highway 3, and Spruce Street overlay districts establish design
standards within certain areas of the City. A closer look at these districts is recommended to
determine if these districts are still relevant today. The language for each of these districts is
attached. At the meeting, Staff and the consultant team will introduce the districts and gather
initial thoughts about their relevance and any particular standards that are of interest.
Technical Updates
A number of technical updates are proposed based on staff input and the audit completed by
HKGi. Technical updates are proposed to land use procedures, use-specific standards (accessory
structures in commercial districts, EV standards, community solar garden standards), and
development standards (landscape diversity). The attached issue tracker provides additional
detail for each proposed update. In addition to specific code updates, the organization of the
code will be addressed during the Zoning Code Update project. A current and proposed
structure is included for review.
Attachments
· Zoning Map (with overlay)
· Existing Overlay District language
· Issue Tracker
· Current and proposed structure
Page 6 of 20
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Zoning Map
Page 7 of 20
10-5-22: DOWNTOWN COMMERCIAL OVERLAY (DC-O) DISTRICT:
(A) Purpose: The purpose of this overlay district is to establish design standards pertaining to the commercial,
residential, and mixed use buildings in the downtown commercial district. The design standards are intended to do the
following:
1. Encourage integrated site planning to create a cohesive, sustainable built environment.
2. Maintain and reinforce "small town" and "main street" architectural traditions.
3. Encourage an active, walkable, pedestrian environment.
4. Maintain the character of historic buildings.
5. Unify and articulate building facades.
6. Place a strong visual emphasis on streetscapes.
7. Require new construction to be compatible with existing buildings.
8. Provide for the compatible integration of commercial and residential uses located on the edge of the downtown
commercial district.
9. Encourage replacement or remodeling of architecturally incompatible buildings.
10. Adaptively reuse older buildings that contribute to the district's sense of time and place.
11. Encourage the development of pocket parks, gardens, plazas, and courtyards for public use.
12. Establish well defined transitions (mixed use buildings) between the downtown and adjacent neighborhoods.
(B) Overlay District Boundary: The downtown commercial overlay (DC-O) district is described as the property located
south of the Vermillion River, west of 5th Street, north of Walnut Street and east of 1st Street.
(C) Process: The DC-O district design standards will be administered through the site plan process in section 10-6-23 of
this chapter and, if required under the design review process, in section 2-11-5 of this code.
(D) Applicability: All new construction and renovations or additions of exiting commercial, residential, and mixed use
buildings in the DC-O district will be required to meet the standards in this chapter, unless otherwise provided. Projects
exempt from meeting the standards are those buildings that are comprised of any of the following project types:
1. Interior remodels;
2. Single-unit detached dwellings, two-unit dwellings, twin home dwellings, and townhouse dwellings;
3. Normal or routine maintenance and repair of existing structures;
4. Construction that does not require a building permit.
(E) Building Material And Design:
1. In the case of new construction, renovations, or additions, seventy percent (70%) or more of the total surface area of
any building facade fronting on a public street or open space shall consist of a mixture of two (2) or more of the predominant
downtown finish materials (clay, brick, stucco, natural stone, ornamental concrete. Extruded metal storefront framing is
allowed only on window or door frames.
2. Transparency:
(a) For commercial and mixed use buildings, transparent glass must comprise a minimum of fifty percent (50%) and a
maximum of seventy-five percent (75%) of the total wall area of the ground floor of any building facade fronting on a public
street or open space.
(b) For buildings with ground floor residential uses and all upper floors, transparent glass or facade openings shall
comprise a minimum of twenty percent (20%) and a maximum of fifty percent (50%) of the total wall area. Upper story
windows will be vertically proportioned and have the visual appearance of traditional double hung sash.
3. Blank, windowless walls facing a public street or open space are prohibited, which is defined as not exceeding a
horizontal distance of fifteen (15) feet of a building’s facade.
4. Exterior walls shall not be covered with metal panels, EIFS (exterior insulation and finish system), vinyl siding, faux
half timbering, logs, shakes, shingles, exposed aggregate, or poured in place concrete.
5. Preassembled clay brick panels, artificial stucco, decorative precast units resembling stone, and other modern
materials may be used that similarly match the appearance of historic materials.
6. Standardized corporate or "trademark" commercial building types shall be constructed to meet the architectural style
of the downtown, which includes building materials, glass, color, and signage.
7. The ground or street level of a building shall be visually distinguished from the upper level(s) through the use of
colors and/or building materials.
Page 8 of 20
8. Imitation of historical styles shall be encouraged in new construction and renovation of existing buildings; references
to historic architectural styles and periods will be interpreted in a contemporary manner; new and renovated buildings shall
reinforce and not compete with heritage landmark properties.
9. New commercial, residential, and mixed use buildings shall solidify the relationship between old and new buildings
and support a human scaled, street oriented downtown environment. Infill construction on side streets shall be designed with
architectural features such as brick facades.
10. The massing and bulk of new buildings shall be mitigated by varied massing and proper articulation of street
facades. Large "big box" commercial buildings shall be designed to appear as multiple storefronts by breaking the facade
into smaller bays of twenty (20) feet in width in order to maintain a pattern integrated with and similar to surrounding
buildings.
11. The size, scale, massing, and facade materials of new construction shall complement the architectural character of
existing historic buildings identified as heritage landmarks.
12. Corner buildings shall be designed with two (2) street facades and a main entrance on both sides.
13. Rooflines shall be flat or gently sloping.
(F) Awnings/Canopies:
1. Awnings/canopies shall only be allowed over the ground floor window openings and along the frontage of all building
entrances.
2. Awnings and canopies shall not project more than five feet (5') into the public right of way, except where located
above an entrance, in which case the maximum projection shall not exceed eight (8) feet. Awnings and canopies shall not
be supported by poles or other structural elements located in the public right of way.
3. Awnings and canopies shall emphasize the rhythm of the facade bays, windows and entrances, and shall not
continue uninterrupted along the building facade.
4. The bottom of awnings and canopies shall be at least eight feet (8') above sidewalk grade.
5. Illumination: Backlit awnings and canopies are not permitted.
6. Inscription: Lettering on awnings and canopies shall comply with subsection 10-6-3(B)1(k) of this chapter.
7. Materials: Awning and canopy materials should be limited to cotton, acrylic or vinyl coated cotton, copper or bronze
coated metal, or clear glass. 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.
(G) Parking Areas:
1. Required off street parking spaces shall be provided by surface parking areas located at the rear or sides of a
building and provided with architecturally compatible security lighting, and screened with landscape buffers or low walls.
2. Underground and above-ground parking structures shall be encouraged and new parking structures shall be
compatible with (but not indistinguishable from) adjacent buildings in terms of height, scale, massing, and materials.
(H) Screening and Fencing:
1. Screening of Exterior Uses: 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, public open space,
mid-block pedestrian way, and off street parking areas, and shall be equally effective in winter and summer. Fencing for
screening purposes may be installed at a height of up to eight (8) feet, with the approval of a building permit. Fencing used
for screening purposes shall only be allowed in the side and rear yards. Chainlink and slatted fencing are prohibited within
the downtown commercial overlay district. Fencing on property lines adjacent to established residential uses shall consist of
wood or vinyl.
2. Screening of Mechanical 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, public open space, mid-block pedestrian way,
or off street parking area. In no case shall wooden fencing be used as a rooftop equipment screen.
3. Decorative Fencing: All fencing [with the exception of fencing identified in the screening requirements of subsection
(H)1 of this section] visible from a public right of way, private street, public open space, mid-block pedestrian way, or off
street parking area shall not exceed a height of six (6) feet in the side and rear yards and four (4) feet in the front yards.
Decorative fencing shall consist only of the following materials:
(a) Wrought iron.
(b) Vinyl.
(c) Ornamental aluminum.
Page 9 of 20
4. Historic Landmarks: No fencing shall be attached to any historic landmark building or structure. (Ord. 012-645, 6-18-
2012)
(I) Signs:
1. Notwithstanding contrary provisions in this code the following signs are allowed in the DC-O overlay district:
(a) Projecting in compliance with subsection 10-6-3(B)5(e) of this chapter.
(b) Wall signs in compliance with subsection 10-6-3(B)3(a) of this chapter.
(c) Monument signs where existing building is set back from front property line in compliance with subsection 10-6-
3(B)3(b) of this chapter.
(d) Painted wall signs through a conditional use permit in compliance with subsection 10-6-3(B)1(l) of this chapter.
(e) A-frame signs in compliance with subsection 10-6-3(B)1(t) of this chapter.
2. Signs on historic landmark buildings shall: a) not cause damage to historic architectural features or building materials
as a result of installation; and b) be designed and installed in such a manner that when they are removed or replaced there
is no physical evidence of their former presence. In other words, holes shall not be drilled in historic masonry, alterations
shall not be made of historic character defining windows or doors, and fasteners shall not be attached to any historic trim.
(Ord. 010-627, 9-20-2010; amd. Ord. 021-761, 8-16-2021)
10-5-23: HIGHWAY 3 OVERLAY (HW3-O) DISTRICT:
(A) Purpose: The purpose of this overlay district is to establish design standards pertaining to the commercial and
residential uses along the Highway 3 corridor in Farmington. The design standards are intended to do the following:
1. Encourage integrated site planning to create a cohesive, sustainable built environment.
2. Establish architectural requirements for commercial and multi-family residential uses.
3. Unify and articulate building facades.
4. Place a strong emphasis on improving the visual aesthetic of the corridor.
5. Provide for the compatible integration of commercial and residential uses along the corridor.
6. Encourage replacement or remodeling of architecturally incompatible buildings.
(B) Overlay District Boundary: The Highway 3 overlay (HW3-O) district shall be defined with a northern limit of Vermillion
River Trail (County Hwv 66). a southern limit of 225th Street W. and extending one block east to 7th Street and one block
west of Highway 3 to 9th Street.
(C) Process: The HW3-O overlay district design standards will be administered through the site plan process in section
10-6-23 of this chapter and, if required under the design review process, in section 2-11-5 of this code.
(D) Applicability: All new construction and renovations or additions of existing commercial, multi-family, and mixed use
buildings in the HW3-O overlay district will be required to meet the standards in this chapter, unless otherwise provided.
Projects exempt from meeting the standards are those buildings that are comprised of any of the following project types:
1. Interior remodels:
2. One- and two-family (duplex) residences, twin homes, and townhouses;
3. Normal or routine maintenance and repair of existing structures;
4. Construction that does not require a building permit.
(E) Building Materials and Design:
1. Commercial Buildings:
(a) The exterior materials shall consist of brick, stone, vinyl or cement siding only.
(b) Metal paneling is allowed as an accessory material but shall not consist of more than twenty-five percent (25%) of
the total building facade.
(c) Tilt-up concrete paneling is not permitted.
(d) A mix of materials is required to enhance the overall aesthetic of buildings and of the corridor as a whole.
(e) Multi-tenant buildings shall provide variation in roof line to depict individual commercial businesses.
(f) Transparent glass shall comprise a minimum of forty percent (40%) and a maximum of seventy-five percent (75%)
of the total wall area of the first floor elevation on any street facade.
(g) Transparent glass shall comprise a minimum of twenty percent (20%) and a maximum of fifty percent (50%) of the
total wall area on the upper floor elevations of any street facade.
Page 10 of 20
2. Multi-family Residential Buildings:
(a) The exterior materials shall consist of brick, stone, vinyl or cement siding only.
(b) Metal paneling is allowed as an accessory material but shall not consist of more than ten percent (10%) of the
total building facade.
(c) A mix of materials is required to enhance the overall aesthetic of buildings and of the corridor as a whole.
(F) Signage Standards: In addition to the requirements of Chapter 10-6-3 of the City Code, the following architectural
standards are required for pylon and monument identification signs:
1. Pylon and monument signs shall be designed to be complementary to the buildings and uses to which they relate
and shall be harmonious with their surroundings.
2. The supporting pole or structure of a pylon sign may not be solely metal: it shall be wrapped in a material
complementary to the building to which it relates.
(G) Exterior Commercial Lighting Standards: In addition to the requirements of Chapter 10-6-8 of the City Code, the
following exterior lighting standards are required for commercial buildings:
1. All building facade and parking lot lighting shall be downcast so as to eliminate light pollution spreading into adjacent
residential areas.
(Ord. 021-761, 8-16-2021; amd. Ord. 2024-02, 1-16-2024)
10-5-24: SPRUCE STREET OVERLAY (SS-O) DISTRICT:
(A) Purpose: The purpose of this overlay district is to establish design standards pertaining to the commercial and
residential uses in the Spruce Street area west of downtown Farmington and the Vermillion River. The design standards are
intended to do the following:
1. Encourage integrated site planning to create a cohesive, sustainable built environment.
2. Provide design elements and building and site relationships that emulate traditional main street form.
3. Encourage an active, walkable, pedestrian environment,
4. Place a strong visual emphasis on streetscapes.
5. Encourage the development of pocket parks, gardens, plazas, and courtyards for public use.
6. Provide for the compatible integration of commercial and residential uses within a mixed use area.
7. Establish architectural requirements for commercial and multi-family residential uses.
8. Require new construction to be compatible with existing buildings.
(B) Overlay District Boundary: The Spruce Street Overlay (SS-O) district shall be defined with a northern limit of Hwy 50.
a southern limit of Spruce Street (including mixed use zoning districts south of Spruce Street), an eastern limit of the
Vermilion River corridor, and a western limit of Pilot Knob Road.
(C) Process: The SS-O overlay district design standards will be administered through the site plan process in section 10-
6-23 of this chapter and, if required under the design review process, in section 2-11-5 of this code.
(D) Applicability: All new construction and renovations or additions of existing commercial, residential, and mixed use
buildings in the SS-O overlay district will be required to meet the standards in this chapter, unless otherwise provided.
Projects exempt from meeting the standards are those buildings that are comprised of any of the following project types:
1. Interior remodels;
2. Townhouses;
3. Normal or routine maintenance and repair of existing structures;
4. Construction that does not require a building permit.
(E) Site Design Standards:
1. 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 fifteen (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 districts. Pedestrian walkways bordering off street parking areas shall be at least eight (8) feet
wide. Pedestrian and bicycle pathways connecting to greenways or trail systems are subject to standards in the city trail
master plan.
(b) Walkways shall be designed to create a safe and uninterrupted pedestrianway and to avoid frequent crossings by
driveways and streets.
Page 11 of 20
(c) Pedestrian walkways shall be designed as amenity areas with approved landscaping, benches, lighting, signage,
and street furniture.
(d) Pavers shall be required within the sidewalk design and within the crosswalk areas. Installation of the pavers shall
comply with city standards.
(e) 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 of
the project.
2. Lighting: At the time of site plan review for the development, a detailed lighting plan shall be submitted.
(a) 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.
(b) Light fixtures shall be oriented to pedestrian circulation so that pedestrian walkways are emphasized and safety is
enhanced.
(c) 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 "streetlight - downtown district".
(d) The interior portions of parking lots may be lit with cobra lights.
3. Required Amenities: For each development, one of the following amenities per ten (10) acres of net developable
land area shall be required and installed at the time of construction of the project. The amenities shall be highly 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 fifteen
(15) feet and a minimum total area of three hundred (300) square feet. 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-park, sguare. or green, provided such amenity has a minimum depth and width of fifteen (15)
feet and a minimum total area of six hundred fifty (650) sguare feet, and includes pedestrian amenities intended to support
these places as gathering areas. The landscaped mini-parks, sguares or greens do not count toward the park dedication
requirements.
(c) Protected customer walkway, arcade, or easily identifiable building pass through 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 permanent 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.
(F) Building Architectural Standards:
1. Fronts of Buildings: Any building face and yard that abuts CSAH 50, Spruce Street, or Pilot Knob shall be
considered a front and shall reflect a level of aesthetic treatment egual to or greater than that of building faces and yards
that abut the north-south corridor and the major roads in the mixed use districts.
2. Unifying Design Theme: Buildings and/or streetscapes in the Spruce Street area shall reflect a unifying design theme
that incorporates features found along the north/south corridor and within the mixed use districts. 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 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 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. Facade Design: Unless otherwise agreed to in writing by the community development department, developers of
buildings located along the north/south corridor and within the mixed use districts shall use facade variations to differentiate
separately leased commercial spaces. Facade variations shall incorporate modulated and articulated building wall planes
and rooflines through use of:
(a) Projections, recesses, and reveals expressing structural bays or other aspects of the facade, with a minimum
change of plane of six (6) inches.
(b) Changes in color or graphical patterns, changes in texture, or changes in building material.
(c) Varying parapet heights and designs that demonstrate that the buildings are different from each other and that
add interest to the streetscape.
Page 12 of 20
(d) Recessed entrances.
(e) Building entrances that incorporate elements providing shade from the sun and weather protection for
pedestrians.
(f) Corners which are distinguishable from the remainder of the building through the use of towers, architectural
treatments, arches, roof forms, or size and mass.
5. Building Facade Height: All buildings along the north/south corridor and within the mixed use districts shall be
constructed with at least one functional or decorative (false facade) upper story. To the extent practical or feasible,
variations in rooflines or heights shall be used to differentiate separately leased commercial spaces within buildings.
6. 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.
7. Awnings/Canopies: Buildings may have awnings/canopies that project over the first floor windows and along the
frontage of all building entrances.
(a) Projection: Awnings and canopies shall not project more than five (5) feet into the public right of way, except
where located above an entrance, in which case the maximum projection shall not exceed eight (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.
(b) Length: Awnings and canopies should emphasize the rhythm of the facade bays, windows and entrances, and
shall not continue uninterrupted along the building facade.
(c) Height: The bottom of awnings and canopies should be at least eight (8) feet above sidewalk grade.
(d) Illumination: Backlit awnings and canopies are not permitted.
(e) Inscription: Lettering on awnings and canopies shall comply with subsection 10-6-3(B)1(k) of this chapter.
(f) 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.
8. 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
districts, 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.
(Ord. 021-761, 8-16-2021; amd. Ord. 2024-02, 1-16-2024)
Page 13 of 20
Farmington Code Issue Tracker_Draft Joint Meeting
Source Existing
Section
Issue Proposed Area of Code Proposed Subarea
of Code
Update Type
HKGi Overall Reorganize Code structure to streamline and simplify language for ease of use Overall Technical
HKGi Chapter 2 Group all definitions in one section. Group definitions by type: use, general, etc. Definitions Technical
HKGi Chapter 3 Create common procedures section to eliminate repetition Procedures Technical
HKGi Chapter 3 Review CUP procedure Procedures Discuss w/Staff
HKGi Chapter 3 Consider removing application submittal requirements Procedures Discuss w/Staff
Chapter 5 Floodplain - Staff to review and lead updates if needed Zoning Districts Overlay Discuss w/Staff
HKGi Chapter 5 Move PUD procedures to procedures section. Discuss “schematic plan” process Procedures Discuss w/Staff
HKGi Chapter 5 Pull use standards out of this section and insert into use-specific standards Zoning Districts Technical
HKGi Chapter 5 Specific conditional vs. permitted for accessory uses (in a table) Zoning Districts Technical
HKGi Chapter 5 Update use terminology and ensure that all 2024 uses required by state are included Zoning Districts Technical
HKGi Chapter 5 Update dimensional requirements to reflect comp plan changes, density, etc. Zoning Districts Discuss w/Staff
HKGi Chapter 5 Update districts to meet comp plan and comp plan amendment Zoning Districts Policy
HKGi Chapter 6 Reorganize to separate out language by topic: development standards, use-specific standards,
signage
Overall Technical
HKGi Chapter 6 Update signage language to be content-neutral Signage Technical
HKGi Chapter 6 Update political sign requirements Signage Technical
HKGi Chapter 6 Reorganize temporary signage Signage Technical
HKGi Chapter 6 Update parking to match uses and use modern requirements (i.e. per bedroom for
apartments), simplify calculations
Development Standards Parking Technical
HKGi Chapter 6 Update pool regulations with new fencing requirements Use-Specific Standards Accessory Technical
HKGi Chapter 6 Combine accessory structure requirements and review for consistency Use-Specific Standards Accessory Technical
HKGi Chapter 6 Revise tower standards based on new state/federal standards. Current language from 2009 Use-Specific Standards Principal Discuss w/Staff
Staff Chapter 6 Review and update/create standards for EV charging Use-Specific Standards Accessory Discuss w/Staff
HKGi Chapter 6 Consider adding landscaping species diversity requirements Development Standards Landscaping Discuss w/Staff
HKGi Chapter 6 Wetland language Discuss w/Staff
HKGi Chapter 6 Shoreland - Staff to review and lead updates if needed Zoning Districts Overlay Discuss w/Staff
HKGi Chapter 6 Move site plan from Ch 6 to procedures. Should a sketch plan really be required? Procedures Discuss w/Staff
Staff Allow accessory apartment in R3 Zoning Districts Technical
Staff Define commercial recreation uses as either indoor or outdoor in A1, B1, B2, and add as use in
B3. It’s a permitted use in B2 and conditional in I? It should be vice versa depending on if its
indoor or outdoor
Zoning Districts Technical
Staff We have “child daycare center, commercial” and “group daycare center, commercial” –
consolidate in uses and definitions
Zoning Districts Technical
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4
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Farmington Code Issue Tracker_Draft Joint Meeting
Source Existing
Section
Issue Proposed Area of Code Proposed Subarea
of Code
Update Type
Staff Chapter 5 10-5-17 B.2(a) outlines outdoor storage accessory use dimensional standards but outdoor
storage isn’t listed as an accessory use in the district. Add it to accessory use and move the
standard to 10-6-9 C?
Zoning Districts Technical
Staff Chapter 6 10-6-9 C.1 needs to be cleaned up. Some sort of screening should be required no matter if
near a residential property. Add language stating outdoor storage must be screened from any
public right of way using the standards already listed below it.
Development Standards Screening Technical
Staff Add light manufacturing as a permitted use in MUCI Zoning Districts Technical
Staff Do accessory structures smaller than 200 SF in commercial districts really need a CUP? Zoning Districts Discuss w/Staff
Staff Add CUP standards for community solar gardens Use-Specific Standards Accessory Discuss w/Staff
Staff Permit coffee shops in B-3, SSMU Zoning Districts Technical
Staff Add city Wayfinding Signs to sign code and definitions. Allowed in ROW per approval of City
Engineer?
Signage Technical
Staff Title 4 Make sure Section 4-5-1 in the Building Regulations isn’t in conflict with zoning code Procedures Technical
Staff Delete all obsolete zoning district references in code:
oIP Zoning district, Business/Flex, business/commercial flex in sign secƟon
oIP in Screening, Towers secƟons
oI-1 in recycling faciliƟes, screening, towers secƟons
oR-5 in screening, landscaping secƟons
oBusiness/commercial flex in screening
oOther locaƟons?
Overall Technical
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Title 10 Zoning – Existing Code Structure
Chapter 1 Introduction; Title; Intent
- Short Title
- Intent
- Supremacy
- Compliance
- Validity
- Repealer
- Effective Date
Chapter 2 Definitions
- Zoning Definitions
Chapter 3 Administration and Enforcement
- Zoning Officer
- Certificate of Occupancy
- Board of Adjustment
- Appeals
- Conditional Uses
- Variances
- Interim Uses
- Special Exceptions
- Appeals, Fees
- Appeals to City Council
- Invalidation
- Amendments
- Enforcement Penalties
- Enforcement Remedies
Chapter 4 General Provisions
- General Requirements
- Nonconformities
- Annexation and Designation of Land
- Uses Not Designated
- Height Regulations for Airspace Safety
- Heritage Preservation Commission
- Opt Out of Minnesota Statutes Section 462.3593
Chapter 5 Districts and District Provisions
- Zoning Map
- Zoning Districts
Page 16 of 20
- District Boundaries
- District Requirements
- A-1 Agriculture District
- R-1 Low Density Residential District
- R-2 Low/Medium Density Residential District
- R-3 Medium Density Residential District
- R-4 High Density Residential District
- R-D Downtown Residential District
- B-1 Highway Business District
- B-2 Downtown Business District
- B-3 General Business District
- SSMU Spruce Street Mixed Use District
- MUCI - Mixed Use Commercial/Industrial District
- MUCR Mixed Use Commercial/Residential District
- I Industrial District
- P/OS Parks and Open Space District
- Planned Unit Development Overlay
- Floodplain Overlay District
- Amendments Adopted
- Downtown Commercial Overlay (DC-O) District
- Highway 3 Overlay (HW3-O) District
- Spruce Street Overlay (SS-O) District
Chapter 6 Performance Standards
- Residential Swimming Pools
- Home Occupations
- Signs and Billboards
- Off Street Parking
- Off Street Loading
- Accessory Structures
- Temporary Structures
- Exterior Lighting
- Screening
- Landscaping
- Woodland and Tree Preservation
- Fences
- Display of Vehicles for Sale
- Towers, Monopoles, and Antennas
- Recycling Facilities
- Sexually Oriented Businesses
- Wetland Standards
- Shoreland Management Regulations
- Manufactured Homes
- Site Plan Review
Page 17 of 20
- Bed and Breakfast Standards
- Camping
- Garage/Yard Sales
- Erosion and Sediment Control
- Chickens on Urban Residential Lots
- Limited Commercial Venture Standards
- Cannabis Business Standards
Page 18 of 20
Title 10 Zoning – Suggested Code Structure
Chapter 1 Introductory Provisions
- Purpose
- Authority
- Administration
- Interpretation
Chapter 2 Definitions
- General Definitions
- Use Definitions
Chapter 3 General Zoning Provisions
- Zoning Districts Established
- Official Zoning Map
- General Provisions for Zoning Districts
- Nonconformities
Chapter 4 Base Residential Zoning Districts
- R-1
- R-2
- R-3
- R-4
Chapter 5 Base Mixed Use Zoning Districts
- R-D
- SSMU
- MUCI
- MUCR
Chapter 6 Base Non-Residential Zoning Districts
- A-1
- B-1
- B-2
- B-3
- I
- P/OS
Chapter 7 Special/Overlay Zoning Districts
- PUD
- DC-O
- HW3-O
- SS-O
- Floodplain
- Shoreland
Page 19 of 20
Chapter 8 Use-Specific Standards
- Principal Use-Specific Standards
- Accessory Use-Specific Standards
Chapter 9 Development Standards
- Performance Standards
- Off Street Parking
- Off Street Loading
- Exterior Lighting
- Fences
- Screening
- Landscaping
- Woodland and Tree Preservation
Chapter 10 Signage
- Prohibited Signs
- Exempt Signs
- Temporary Signs
- Permanent Signs
- General Requirements
- Nonconforming Signs
Chapter 11 Procedures and Enforcement
- Common Procedures and Requirements
- Site Plan
- CUP
- IUP
- Variance
- Code Amendment (text or map)
- PUD
o Establishment
o Amendment
- Appeals
- Enforcement/Violations: Penalties and Remedies
Page 20 of 20