HomeMy WebLinkAbout01/28/2004 P&Z PacketCITY OF LINO LAKES
PLANNING & ZONING BOARD
SPECIAL MEETING
Wednesday, January 28, 2004
6:30 p.m.
Community Room
(This meeting not televised)
AGENDA
L CALL TO ORDER AND ROLL CALL
II. DISCUSSION ITEMS
A. Rezone to PUD; Development Stage Plan Review; Site & Building Plan Review
(Regent @ Lino Lakes); Legacy Holdings Lino Lakes LLC, Legacy at Woods
Edge, SE corner of 35W and Lake Drive — Michael Grochala
III. ADJOURN
MEMORANDUM
DATE: January 22, 2004
TO: Planning & Zoning Board
FROM: Michael Grochala
RE: Special Meeting
Legacy at Woods Edge
Enclosed is the agenda and supplemental information for the Special Planning and
Zoning Board meeting on January 28, 2004. The meeting will be held in the Community
Room at City Hall. Please bring your staff report and attachments from the December
11, 2004 meeting if you still have them.
Discussion items will include:
1. Development Standards
2. Traffic Analysis
3. Building Design
4. Public Improvements
The intent of the meeting is to provide an opportunity for a more in -depth review of the
project by the board. Additionally we hope to identify and address any issues that need
to be resolved prior to the February Planning & Zoning meeting.
The Environmental Board met on Wednesday, January 21, to review the Environmental
Assessment Worksheet (EAW) comments and to review the development proposal. The
board recommended a Finding of No Significant Impact on the EAW and approval of the
PUD/Development Stage Plan. Action by the City Council regarding the EAW is
scheduled for February 9, 2004.
The City has also received the Engineers Report from Rice Creek Watershed District
(RCWD). The report recommends approval of a CAPROC (Conditional Approval
Pending Receipt of Changes). The projects will be considered by the RWCD Board on
January 28, 2004.
J:\mgrochala\Projects \Village \Correspondence \1 -28 -04 P &Z meeting.dot
Environmental
Memo
To: Michael Grochala
From: Marty Asleson
Date: January 23, 2004
Re: Environmental Board Recommendations /January 21, 2004
The Environmental Board made the following recommendations at the January 21,
2004 Environmental Board meeting:
• Landscaping:
• All tree - planting areas should have planting holes prepared as per illustration.
• All planting areas where soil compaction is necessary because of buildings and
pavement should use CU structural soils or some other method to allow for
suitable root growth). It would be better to plant smaller trees in CU soils than
larger trees in compacted soils.
• Species selection should combine appropriate native /indigenous species that
complement the native landscape and architectural features. Suggest some
flexibility in street tree planting specifications in order to add possible traffic
calming features (species and spacing) to the landscape. All trees should be
zone 4 species. Desirable species for Legacy:
• Oaks ( Red, Northern pin, White, Burr and Swamp white)
• Page 1
• Red maple /Acer rubrum (North woods, Red maple, Autumn spire, Fire dance,
North fire, Red sunset).
• Autumn blaze (do not over use)
• Birch ( River, Paper)
• Common hackberry
• Thomless Cockspur Hawthom
• Green ash ( Green, Bergeson, Marshall's, Patmore, Summit)
• Honeylocust/Thomless
• Larch
• Flowering crab (Dolgo, Donald Wyman, Flame, Indian magic, Kelsey, Pink spire,
Radiant, Red splendor, Snowdfirt, Sparkler, Spring snow,
• Quaking aspen
• Linden ( American, Redmond)
• Elm ( Discovery, Accolade, or other disease resistant zone 4 elms)
• Pines ( White, Red, Austrian along freeway if pines are planned there)
• Spruce (white)
• All shrubs should be zone 4 suitable and non - invasive.
• It is encouraged to use native flower and ground cover plants as much as
possible. The use of cultivars should be permitted as long as such cultivars are
non - invasive.
• All native seed areas should approximate the City specifications for seed. It is
encouraged to use potted plants and/or plugs as much as possible.
• Vines. The Environmental Board has stated an interest in the use of vines on
building surfaces.
• All planting areas should have available water.
• Plantings on poles should have available water.
• Electricity for accent lighting should be available throughout the planting areas.
• Trails
• All future trail extensions should be placed off -of eco- edges.
• Site soils
• Any soils that are not intended to be compacted should be protected from
unnecessary compaction (infiltration areas, pond and park areas).
• Pursue a conservation easement on the SE comer of the project.
• Use landscape lighting only in the common areas, interior to buildings. Use solar
powered lights if possible.
In addition, the Environmental Board wished to carry forward previous
recommendations made during the review process. These recommendations
included:
Best management practices for surface water quality should be initiated and
integrated into the predicted phosphorous exports for the site. Best management
practices should include periodic and timely sweepings to capture sediment laden
• Page 2
phosphorous on impervious surfaces. A vacuum type sweeper is a better tool for
removing phosphorous deposits on impervious surfaces. Best management
practices should also include the elements sited in the plan for Market Place north of
35W.
Management/Housekeeping Practi
m ces/Target Site
These are used primarily in urban areas to keep impervious areas clean and are
most effective when applied on a continuous basis either year round or seasonally
depending on the nature of the problem. These controls are likely to reduce
pollutants by 25 -50 %. Individual practices include:
Street Sweeping
• Street Maintenance
Collection System Maintenance
Catch basin cleaning
• Storm sewer flushing
• Litter Control
Chemical Application reduction
• Deicing materials
• Pesticides and fertilizers
Safe Chemical storage improvement
All lighting should be constructed in accordance with the requirements of the Lino
Lakes Zoning Ordinance.
In all cases, city standards for tree preservation should be implemented. If trees are
moved, than storage area needs to be designated until the planting areas are ready.
(Usually tree removal happens before initial grading operations).
Motion by O'Connell, second by O'Dea to recommend approval of the Legacy
project with above recommendations. All were in favor. Motion passed.
• Page 3
Lino Lakes Town Center
Design & Development Guide
Lino Lakes, Minnesota
LEGACY AT WOOD'S EDGE
Calthorpe Associates
Table of Contents
Chapter 1. Introduction
1.1. PURPOSE
1.2. CONTEXT
1.3. PROJECT DESCRIPTION & DESIGN CONCEPTS
1.4. ORGANIZATION
Mixed Use Districts
Highway Commercial Districts
Civic Districts
Residential Districts
Public Improvements
Open Space Districts
1.5. GOALS
Economic Development
Land Use
Community Design & Architecture
Infrastructure
Administration
CHAPTER 2. GOVERNING PLANS
2.1. THE LAND USE PLAN
2.2. THE REGULATING PLAN
Required Streets
Build -to Lines
Landscaped Frontages
Required Building Entries
Towers
Gateways
CHAPTER 3. MIXED -USE, COMMERCIAL, & CIVIC
DISTRICT STANDARDS
3.1. ALLOWABLE USES
3.2. DEVELOPMENT INTENSITY
Floor Area Ratio (FAR)
Residential Uses
3.3. BUILDING MASSING & PLACEMENT
Building Orientation and Setbacks
Front Setbacks
Building Height
Minimum Height
Maximum Height
Towers
3.4. ARCHITECTURAL STANDARDS
Facade Transparency
Street - Facing Facades along Build -to Lines or within Street Setbacks
Facades not along Build -to Lines or within Street Setbacks
from Table 3
Building Entries and Windows
Building Scale and Definition
Structural Legibility and Articulation
Base and Top Treatments
Roof Form /Rooftop Equipment
Materials and Methods of Construction
Energy Conservation and Climatic Response
Other Structures
Service Areas
Fences & Walls
3.5. PARKING REQUIREMENTS
Parking Requirements & Shared Parking
On- Street Parking
Parking Lots
Parking Dimensions
Landscaped Frontages
Connecting Walkways
"Orchard" Planting
Parking Structures
Bicycle Parking
3.6. LANDSCAPING REQUIREMENTS
Site Planning to Preserve Natural Assets
Landscaped Frontages
Connecting Walkways
3/. ON-SITE LIGHTING
Intensity and Direction of Lighting
Lamp Color and Consistency
Types of Lighting Applications
Bollards
Submittal Requirements and Design Review
3.8. PROJECT IDENTITY & SIGNAGE*
Prohibited Signs
Sign Construction
Sign Lettering
Signage Lighting
Signage Types and Standards
Tower Signage
Gateway Signage for Project Identity and Tenants
Building Signage
Monument Signage
Other Signage
Signage Approval & Maintenance
Submittal Requirements and Design Review
Maintenance and Removal
CHAPTER 4. RESIDENTIAL DISTRICT STANDARDS
4.1. ALLOWABLE USES
4.2. DENSITY AND DIVERSITY
Density and Housing Targets
Housing in Residential Districts.
Adjustments to District Boundaries
Examples of Mix of Housing Types to Meet Density Targets
Accessory Units
Variation in Housing Mix
4.3. BUILDING MASSING & PLACEMENT
Site Grading
Building Height
Building Orientation
Porches, Stoops, & Other Entry Features
Units with Individual Entrances
Attached Products with Shared Entries
Garages
Parking for Single Family Homes, Duplexes, Townhomes, and other
Residences with Individual Unit and Garage Entrances.
Parking for Attached Residences with Shared Unit and
Garage Entrances.
Residence and Garage Setbacks
4.4. ARCHITECTURAL STANDARDS
Facade Transparency
Front Doors
Windows
Garage Door Treatments
Building Scale and Definition
Articulation
Roof Form
Materials and Methods of Construction
Energy Conservation and Climatic Response
Buildings
Driveway Paving
Other Structures
Service and Loading Area Screening
Fences and Walls
4.5. PARKING REQUIREMENTS
4.6. PUBLICLY- ACCESSIBLE COMMONS
CHAPTER 5. PUBLIC IMPROVEMENT STANDARDS
5.1 STREETS
Street Hierarchy, Context, and Design
Allowable Street Sections
Traffic Calming Features
Street Trees
Street Lights
Light Standards
Permitted Heights
Placement
Retrofit of Existing Standards
Street Paving & Furnishings
Intent
General Standards
Gateway Features
5.2 PARKS AND OPEN SPACE DISTRICT STANDARDS
Types and Locations of Open Space
Relationship to Adjacent Districts
Permitted Uses
Design
City Parks & Plazas
Natural Resource Areas
5.3. PUBLIC INFRASTRUCTURE
Stormwater & Urban Runoff
Information Infrastructure
Source: Anoka County, Mn /DOT, USGS, MNDNR, and SEH.
County Location Map.mzd
08/16/2003 bd
AZSEH
UTM, Zone 15, Meters
NAD83
Legacy at Woods Edge General
Development Location Map
Figure 1
FIGURE 2, HARTFORD MAP
7
CHAPTER 1.
INTRODUCTION
1.1. PURPOSE
The purpose of the Lino Lakes Town Center District is to provide for the orderly and integrated
development of a high- quality Town Center which includes a mix of shops, offices,
entertainment, housing, recreation, community facilities, and open space. The Town Center is
intended to offer citizens a place to enjoy an active street life, community activities, and small
town downtown qualities.
The Town Center standards are the regulating zoning standards for the Town Center District.
Other standards in the zoning ordinance or other regulatory controls notwithstanding, where
there is conflict between the Town Center standards and specific elements of the other City
ordinances or regulations, the Town Center standards shall prevail. Where there is no conflict
and when the Town Center standards do not address a specific instance, other City standards
shall apply.
In the Design and Development Guide, the words "shall" or "must" specifies mandatory
`-- requirements. The word "should" is suggestive and describes what is preferred.
1.2. CONTEXT
The Lino Lakes Town Center site is situated near the northeastern edge of the Twin Cities' rapid
urbanization area. As a "gateway" to the region and a crossroads of both the urban and rural, the
Town Center area gains its identity from rural lands, while looking toward regional job centers
for its citizens' livelihood. The Development Standards seek to combine the best aspects of a
small town downtown with strong visual and ecological connections to the natural environment.
Within Lino Lakes, the Town Center will meet a long- sought desire to create a true center for this
maturing community. With good regional access and visibility, the Town Center's location at the
Lake Drive and Interstate 35W interchange can harness the market forces needed to create a true
downtown, one in which a range of retail, entertainment and cultural needs can be met. See
Figure 1, the Context Map.
Interchange improvements are planned. Abutting the Town Center, Lake Drive will be a 4 -lane
highway and narrow quickly to its existing rural highway cross- section. Pedestrian connections
to the Town Center will extend from surrounding uses, including office and commercial uses
west of Lake Drive, residential neighborhoods to the south , and the Rice Creek Chain -of -Lakes
Regional Park Preserve.
1.3. PROJECT DESCRIPTION & DESIGN CONCEPTS
These Development Standards provide for the orderly and integrated development of a high -
quality Town Center for Lino Lakes, near the junction of Lake Drive and Interstate 35W. The
Town Center represents an opportunity to create a place with an active street life and a vibrant
and recognizable heart for the Lino Lakes. The Town Center will be a place for citizens to engage
in community life and enjoy the small town qualities that make Lino Lakes unique.
A mix of shops, offices, entertainment, housing, recreation and community facilities will be
brought together to create a preeminent place. Throughout the Town Center, development will
emphasize comfortable walking environments. As with classic American towns, tree -lined streets
and buildings sited at the sidewalk with frequent entries and windows will create an interesting
pedestrian environment. A Community park and other attractive gathering spots also play a
special role. A village green will be a focal point for Lino Lakes, and will be framed by retail
shops,.and multi-story housing.. The addition of housing to the mix of land uses will ensure that
the Town Center sees around- the -clock activity and vitality. Housing also offers important
opportunities for seniors and other citizens, who may value locations where conveniences are
close at hand and a car is not necessary. The Town Center also affords a unique choice for
residents who chose to work from their homes, but want to be a part of and near a "downtown"
and have access to commercial services.
The Town Center abuts the Chain -of -Lakes Regional Park, offering unparalleled opportunities for
wilderness within blocks of homes and businesses. Within the Town Center, the region's natural
and scenic qualities shall be preserved and emulated. Building and landscape materials will also
convey a regional "sense -of- place."
The Regulating Plan (Fig. 4) shows the framework of parks, open space, wetlands, swales, and
other natural features. The location of many of these features is not fixed, but will vary
depending on where buildings, parking lots, and other development occurs.
1.4. ORGANIZATION
The Design and Development Standards are organized by the following categories.
Commercial District (Red)
Allow a range of retail, office, and other commercial uses, within an environment that is highly
oriented to the pedestrian.
Mixed Use District (Orange)
A range of first-floor retail, office and other commercial uses are required, within an environment
that is highly oriented to the pedestrian. Upper -story residential uses are also permitted.
Civic District (Blue)
Allow community facilities such as libraries, City Hall, and community recreation such as
YMCAs.
Residential District (Yellow)
Housing. Allow a variety of townhome units, as long as parameters for density, design and
common open space are met.
Ground Floor Retail or Office Space. In the residential subdistrict (Residential -X) , ground floor
retail or office space is also encouraged, to enliven streets adjacent to parks and provide
transition zones between the Residential District and other Districts.
Commons. A minimum area of publicly- accessible commons (parks or other community
recreation areas) is also required in the Residential District, including Residential -X;. the location
and design are flexible.
9
Open Space District
Open Space District includes parks and natural resource areas. They create a hierarchy of open
space within the project area, ranging from a formal park or green to undisturbed landscape and
habitat areas. Further discussion and schematic design for parks are in Chapter 5, in the section
on Open Space Districts: Parks and Natural Resource Areas.
Parks. Linear parks are planned in the median of the major streets in the Town Center. Another
small park occurs in the center of the traffic circle in this area. A larger, triangular park is planned
adjacent to the Mixed -Use District.
Natural Resource Areas. A natural resource area adjacent to the regional park is a valuable
habitat area which will be protected in its natural state to safeguard ecological processes and
wildlife. It contributes to a greenbelt of native landscape along the perimeter of the site.
1.5. GOALS
These Development Standards support the following goals:
Economic Development
• Create a setting that supports the long -term viability of the Town Center.
• Optimize job growth, residential opportunities, and tax revenue for the City of Lino Lakes
through the creation of an integrated and balanced project.
Land Use
• Concentrate development at intensities that bring within walking distance the diverse
activities that comprise an active downtown or town center.
• Provide a complementary mix of land uses, including retail, entertainment, civic facilities,
employment, housing, and community open space.
• Integrate community - serving open spaces and amenities throughout the Town Center, and
make connections to the Chain -of -Lakes Regional Park.
• Encourage diverse housing opportunities within the Town Center.
Community Design & Architecture
• Site and design buildings and landscaping for convenient walking distances, enhanced
pedestrian routes, and human comfort and safety.
• Avoid pedestrian routes dominated by parking lots or blank walls.
• Encourage architectural diversity. Emulate Minnesota's architectural traditions and scenic
beauty.
• Encourage energy conservation through architectural features, such as shading devices,
natural ventilation, and interior daylighting.
• Maintain high standards of quality in the construction of building and site features.
• Respect adjacent residential neighborhood and emphasize compatibility through design.
Infrastructure
• Provide streets that create comfortable walking environments while also allowing safe
vehicular movement.
• Establish a network of interconnected local streets throughout the Town Center and extend
pedestrian connections to surrounding areas.
10
• Generate less automobile traffic than development with segregated land uses by bundling
complementary destinations within a walkable district, and by encouraging transit use.
• Make new information technologies part of the Town Center's infrastructure and encourage
its integration within civic and private uses.
• Utilize naturalized, low -cost solutions for drainage throughout the area and avoid "concrete,
iron, and steel" solutions.
Administration
• Strive for the timely and orderly implementation of the Town Center through clear, concise
standards.
• Establish standards that are consistent with the City's Comprehensive Plan.
• Continue to address community concerns as expressed through letters, public comments, and
workshops.
Land Use Plan for
Legacy at Wood's Edge
Lino Lakes, Minnesota
North;
SITE SUMMARY
LEGACY AT WOOD'S EDGE - LINO LAKES, M N
,BriBILB7)
LOT
NUMBER BUILDING TYPE
171711306 MAXIMUM MMIIRI 161110116011
BUILDING NUMBER NUMBER SF SF R®ORAT
FOOTPRINT FLWRS FLOORS COMMERCIAL COIMIERCIAL mots
1 CommOrcol/Grocey /OR1ce
2 Con,m*n iallReIaNOIfice
3 Commercial/Retail/Office
4 Commercia0Reta,60Ihce
5 C1mcernal/R00lUOf51e
8 Commercial/Retail /Housing
7 Commercial/Retail/Office
8 CommercWVRelail/Olhce
9 Commercial/Rela19Ofr0e
10 Commercla0Relail /JtfcelHousing
11 Commerpw
12 Commercial
13 Commercial
14 Commercial
15 Townhomes NA NA
18 CommercoURetai00 00IH0using 20600
17 CcmerciabRai1Ofbe/Fbusing 17.000
m al
18 YMCA NA NA
19 Existing Fairview NA NA
20 Existing Bank NA NA
I Ea..., City Hall NA NA
22 Existing Chlbeo s Wefare NA NA
23 Exisun980400 Slakon NA NA
21.092
13.70■
9,500
4.300
7.0011
3,000
28,700
22.092
5.500
5,500
34.000
10,000
111,0011
10 200
10.000
NA
.1
4
NA
NA
NA
NA
NA
NA
11710,1
8.500
4 31X:
7.000
1600
06.700
22.092
5.500
5.500
34.000
10.1100
10.000
10.200
10.0.0
NA
20010
17.000
NA
NA
NA
NA
NA
NA
21.992
!BUILDING TYPE SUMMARYI
122
9EN100
88 1900RO FORCE
38 LR0LT1FALILY
190 TOWMIOMI :'S
•15
13.706
25.5310
9600
21.000
11,900
26,700
22.097
11.000
16.X00
34.000
30.000
30.000
30400
36000
NA
20.800
17.000
NA
NA
NA
NA
NA
NA
3•.292
NA
NA
14A
ON
NA
67
55
NA
NA
68
NA
NA
NA
140
38
32
NA
NA
NA
720
NA
NA
41
Legend
Residential
r Commercial /Residential
Commercial
Mixed Use
Open space
Civic
Regulating Plan for
Legacy at Wood's Edge
Lino Lakes, Minnesota
North;
Legend
Build to Line
70% Required
50% Required
Required Streets
Project Identity Features
Major Entry
Architecture Features
•
C I T Y4'� "'.; O F
�IN�L• KES
CHAPTER 2.
GOVERNING PLANS
Development in the Town Center is governed by the Land Use and Regulating Plans, described
below, as well as by the standards in the following chapters.
2.1. THE LAND USE PLAN
Figure 3, the Land Use Plan, spells out the basic arrangement and extent of activities within the
Town Center. The land uses shown in the Land Use Plan correspond to the Mixed Use,
Commercial, and Civic District, which have one set of design and development standards; and
the Residential District, which has another set of design and development standards.
The boundaries shown on the Land Use Plan are approximate. As long as development conforms
to the regulating plan, boundaries may change based on detailed site analysis and revised
regulations for the protection of environmental assets. The Land Use Plan ensures mixed use and
shows specific boundaries for the Residential District. However, residences may also be built as
upper -story housing over ground -floor retail or office in the Mixed -Use District, as long as the
minimum number of units is built. The minimum and maximum numbers of residential units are
assigned in the Lino Lakes Comprehensive Plan,
Minor adjustments to the Land Use Plan are permitted at the discretion of the City Council, if the
Council finds they are consistent with the intent of the Development Standards. Adjustments are
subject to review and reversal by the City Council. Significant adjustments will require
amendment to this land use plan and design standards.
2.2. THE REGULATING PLAN
Figure 4 , the "Regulating Plan," specifies essential physical features for the Town Center area,
including required streets, "Build-to Lines," building entrances, gateways, , and landscaped
frontages.
Required Streets
A minimum framework of required streets is shown in Figure 4, the Regulating Plan.. The
design of streets must conform with the standards set forth in the Regulating Plan. Parking lot
drive aisles are not considered streets.
Build -to Lines
Build -to Lines define locations where buildings must be built within a certain distance of the
public right-of-way. Bringing building fronts close to the edge of streets enhances the continuity,
attractiveness and intimacy of pedestrian spaces.
The build -to line defines a location at which 1) a certain minimum percentage of the block length
must contain buildings, and 2) those buildings must be built within a maximum distance from
theRight of Way. The Regulating Plan shows the location of Build -to Lines, which require either
50 or 70 percent of the block to have buildings, parks, or plazas.
Specific regulations for Build -to Lines are:
• Build -to Lines occur at the edge of the dedicated right -of -way, where private property meets
a publicly- accessible street or path.
• For each block, a minimum percentage (50 or 70 percent) of the linear length of the build -to
line must have a building front, park, or plaza, as specified on Figure 4, the Regulating Plan.
The minimum build -to requirement is measured as a percent of each "block." A block is
defined as a continuous street segment, delimited by two cross streets (not driveways) or
where the roadway makes a significant change in direction. If a non - required street is added
and bisects a build -to line, the build -to requirements govern each separate segment.
• To contribute towards meeting the Build -to requirement, building facades must be set back
no more than 5 feet from the public right of way in the commercial and mixed use districts
• Parks or plazas may be used to satisfy up to 20 percent of the build -to requirement, and must
be landscaped with shade trees and furnished with seating areas. (In other words, 20 percent
of the 50 or 70 percent requirement may be parks or plazas. For example, for a 70 percent
build -to requirement along a 500 -foot long block, 350 feet (70 percent of 500 feet) would have
to have buildings, parks, or plazas, and the parks or plazas could not constitute more than 70
feet of frontage (20 percent of 350 feet).
• Parking lots, driveways, loading zones, and other vehicular areas do not count towards the
minimum build -to requirement. Such areas, with the exception of driveways and curb cuts,
must be screened as described under "Landscaped Frontages" in Chapter 3.
Standards for Build -to Lines and associated elements such as minimum building height, building
frontage, and building entry and window placement and frequency are described in greater
detail in Building Massing and Placement Standards (for the Mixed -Use, Commercial, Highway
Commercial, Civic, and Residential District, Chapters 3 and 4.
Landscaped Frontages
Landscaped Frontages shall be used to extend a sense of enclosure to the street in locations where
street - facing buildings are not required. Landscaped frontages will also screen views of parking
lots and loading areas, and will help establish a unique project identity.
Required Building Entries
The Regulating Plan shows locations where major building entries must be provided to create
important pedestrian and visual connections. These entries are located at important corners or
intersections, typically where a larger store would locate, where pedestrian and automobile
activity is high, or where buildings face onto public parks. Placing entries at these locations helps
ensure that the buildings relate to the street and that pedestrians have a direct route of entry to
the buildings. Pedestrians passing through these entries establish a "critical mass" of activity at
major corners and near parks.
Although building tenants typically will also need an entry from the rear parking lot, they are
prohibited from closing off or locking up the street - facing entry to simplify their security and
layout needs.
Gateways
Entrances to the Town Center shall be marked by distinctive features that announce the Town
Center and foster a memorable sense of arrival.
CHAPTER 3.
COMMERCIAL, MIXED -USE &
CIVIC DISTRICT STANDARDS
3.1. ALLOWABLE USES
Table 1 indicates allowable land uses, both permitted (P) and conditional (C), in each of the land.,
use Districts designated on the Land Use Plan. Conditional uses are expected to meet special
requirements in their design or on -going operation.
The Mixed -Use, Commercial and Civic Districts predude uses that would likely detract from
their compact and pedestrian- friendly character. In Mixed -Use Districts, community- and
neighborhood- serving retail stores (such as full- service grocery, drug and hardware stores),
entertainment uses, restaurants, and specialty shops are preferred. Upper -story housing is also
allowed in Mixed -Use Districts over retail or office, and is subject to the standards for the Mixed
Use Districts, rather than the standards for the Residential Districts.
Theater (behind)
Commercial and Mixed Use
Districts. Building entries and windows shall line streets to create a "Main Street" pedestrian
friendly character.
Activity. Outdoor seating and cafes are encouraged on
sidewalks and within setbacks in the Commercial and Mixed -Use District, to increase activity and interest
at the street.
Tab
ON 3.1 ALLOWABLE USES
. Allowable Land Uses in Mixed -Use Commercial, Commercial /Resid
'al
d Civic Dis
is
Allowable Land Use
Comm
ercial
Mixed Use
Civic
Commercial Uses
Amusement enterprises including billiard halls, pinball & video
arcades, but exclude driving ranges, miniature golf courses, and go-
cart tracks. [1]
C
Bars and cocktail lounges. [2]
C
C
-
Cinemas, theaters and auditoriums, except sports assembly, exhibit
halls, and convention halls.
P
-
Dance halls and discotheques. [2]
C
-
Eating places /restaurants:
• With outdoor seating areas [4]
• With drive- through or drive -up facilities [5]
* With entertainment, bar or cocktail lounge. [2]
P
C
C
C
P
C
-
C
-
-
Finance services including banks, savings & loans, credit services: • With drive- through or drive -up facilities [5].
C
C
Drive-through or drive -up services not listed elsewhere [5]
C
-
Finance, insurance & real estate services, including security &
commodity brokers & dealers, insurance & real estate agents, and
brokers; not including banks, savings & loans, & credit services.
Food stores, including supermarkets, meat & fish stores, fruit &
vegetable stores, candy stores, bakeries, health food stores, and
catering establishments.
P
P
Convenience stores.
• With gas pumps
Furniture & home furnishing retail sales, incl. household appliances,
electronic equipment & office furniture. Must be less than 40,000 s.f.
footprint.
Garden supplies, excluding hay, grain & bulk feed sales and storage.
Must be less than 40,000 s.f. footprint.
P
P
-
General merchandise retail, including but not limited to: variety,
hardware, and dry goods stores, but excluding vending machine
operators and direct selling organizations. Must be less than 40,000
s.f. footprint.
P
P_
Miscellaneous retail trade including florists, tobacco shops,
newspapers & magazines, camera & photo supplies, gifts, optical
goods, pet sales & supplies, books, stationery, art & hobby supplies,
antiques, stamps & coins, jewelry sales & minor repair.
P
P
Health clubs and gymnasiums.
P
-
P
Indoor recreation including ice and roller skating rinks, and bowling
alleys.
C
-
TABLE 1 NOTES:
P = permitted use C = conditional use
[1] Driving ranges and other amusement enterprises are prohibited because of their land- intensive nature.
Hours of operation may be imposed as a condition of a conditional use permit.
[2] Establishments that serve alcohol, and /or feature amplified music are conditionally permitted if they
are at least 50 feet from residences.
Allowable Land Use
Commer-
cial.
Mixed Use
Civic
Personal services including clothes laundering,
photographic services,. barber & beauty services, dry
cleaning and shoe repairs, but excluding industrial
laundering.
Professional services including medical & health offices &
clinics, engineering & design services, legal and counseling
services, but excluding laboratories, hospitals, sanitariums
and rest homes.
P
p
-
Laboratories, hospitals, sanitariums, and rest homes.
-
-
Public & Quasi -Public Uses
Indoor recreation facilities
Outdoor recreation facilities (floodlighting not to exceed 0.5
foot - candles at the property line of adjacent residential uses);
Concession stands (not exceeding 500 square feet);
P
p
p
Community- serving centers & facilities, including daycare
and senior, recreation & teen centers.
P
p
p
Cultural facilities including auditoriums, libraries and art
galleries.'
Semipublic facilities and institutions lacking sleeping
accommodations, including the following: churches and
other religious institutions, non-profit social service
organizations, philanthropic and charitable institutions,
private clubs and lodges.
P
C
p
University, college, community college, and professional
schools (except truck driving schools).
P
p
p
Residential Uses
Residential units above ground -floor commercial space (e.g.
retail or employment), including "live work units."
-
p
Residential units meeting a civic purpose and managed by a
public or quasi -public entity, such as senior apartments or
assisted living.
-
p
Temporary Uses
Christmas tree or pumpkin lot sales, not to exceed 45
calendar days per year per type of sale.
P
P
p
Farmers' markets including the sale of vegetables, fruit,
baked goods, and other agricultural products, once a week
and limited to 6 hours per week [3]
P
p
p
Art fairs & festivals:
C
C
Temporary outdoor display and sales of merchandise
associated with principle use
C
C
-
Other Uses
-
-
Other uses that, in the judgment of the City Council, as
evidenced by resolution in writing, are similar to and no
more objectionable than any of the uses set forth in this section,
and that meet the intent of the Development Standards.
[3] The City Planning Department may establish administrative standards.
[4] Outdoor seating may occur between buildings and within allowable building setbacks (see. Table 3).
Outdoor seating may also occur on sidewalks within street rights -of -way, provided that there is a clear
passage for pedestrian movement that is at least 6 feet in width.
[5] Refer to the diagram on page 18 for guidance on siting drive- throughs. <.
18
'BUILDING TYPE SUMMARYI
3.2. DEVELOPMENT INTENSITY
Development densities in Commercial and Mixed Use
Districts
SITE SUMMARY
LEGACY AT WOOD'
1 ConsnercsaMikactry101fice
2 Camrtentlidnela4/09fice
CommercaUftelailiOffice
a commerdaURataulonlce
5 CammerciaURomAtOmce
CommotsktURataNtittusing
8
T Co. imn iaUR.IaWORke
B ComrnateiollRetailtOlfiaa
9 CamonenlateetaWORica
10 CommetaaVRelaMlOMcalHrme
1f Commercial
12 Committal
13 Canxrtardal
14 Catwrreresal
15 Townhomvs
MJWUM . MAXMOUIM MINIMUM MAXIMUY
BUILDING NUMBER NUMBER SF OF 11PSI0ENillLL
FOOTPR9i7 FLOORS FLOORS COYYEACIAL COMMERCIAL UNU$
13.700 1 1 13.7110
8500 1 3 8.500
4.300 1 2 4,300
7.000 1 3 7.000
3.800 1 3 _ 3.600
28.700. . t 4 20.700
22.092 1 4 22.082
5.500 1 2 5.500
5.500 1. 3 3.500
34.000 I 4 34.000
10.000 1 3 10.000
10.000 . 1 3 10.000
10.200 1 3 10,300
10.000 1 3' 10.000
NA NA NA NA
20.800 - 1 . 4 20.000
17 Co. rclaIlRalailO60ce1Houskip 17.000. 1 4. 17.000
15 YMCA NA NA NA NA
19 Exrsling Fairvlw NA NA NA NA
20 Existing Bank NA NP. NA NA
21
Existing City Hag NA NA . NA NA
22 Existing 0hikken`s Welfare . NA NA NA NA
23 Existing Poice Station NA NA NA NA
206.892 205.192
13,700
25.500
8.600
21.000
10.800
20.700
22.092
11.000
6.5(d
33.000
30.000
30.000
30.600
30.000
NA
20.800
17.000
NA
NA
144
NA NA
NA NA
14 NA
349,292 450
NA
NA
NA
NA
NA
07
85..
NA
NA
89
NA
NA
NA
NA
190.
122 SENIOR
88 WORK FORCE
38 MULTI- FAMILY
100 TOWNHOMES
418
The total number of units and the square footage may be shifted around within. an individual
block as long as the total square footage and number of units remain the same in the block
Adjacent buildings shall not differ by more than two floors.
Residential Uses
Placement" Residential uses are permitted above commercial uses in the mixed use dzstrrct
However,except for entry lobbies, residential uses shall occur on the ground floor of
buildings in Mixed -Use Districts.
BUILDING MASSING & PLACEMENT
Building Orientation and Setbacks
Front Setbacks
Along Build -to Lines. Where the Build -to Lines are shown on the Regulating Plan (Figure 4),
buildings shall be sited at or within five feet of (and facing) a street or plaza and shall occupy a
minimum percentage of each block's linear street frontage. (at least 50 percent or 70 percent, as
noted in the Regulating Plan). Table 3 shows minimum and maximum setbacks from the public
right-of-way for buildings along Build -to Lines.
IIL
iii
cif
pedesidswerlented street
I C
'1r
f••.
j 1 ` IIL
r
Building Orientation. Buildings shall be sited close to streets, with doors and windows facing the street. Parking lots
along street frontages shall be minimized. Buildings set back from the street, beyond the allowable setbacks shown in
Table 3, are prohibited along Build -to Lines; elsewhere their entrances shall be connected to the street with landscaped
connecting walkways.
• ddve•In entry
from rear Glint .:
(mtepaidog
1 aneb cut, 1-way drive,
14' width
Al----:-T-
ii1 ISES
driveway cuts in
front of building
•
building setback
ban far bons skeet
.
2 curb cuts
Drive- throughs in Mixed Ilse. and Commercial Districts. Drive - throughs, such as for fast food
restaurants and banks, are acceptable in Mixed -Use and Commercial Districts only if they maintain a
continuous street frontage. Buildings shall have direct pedestrian connections to the sidewalk and the
primary entrance facing the street (left). Driveways shall not come between the sidewalk and building
entrances (center). Multiple curb cuts are prohibited (right); only one curb cut is allowed per building, not
to. exceed 14 feet in width (left). Additional vehicle entries are acceptable from rear parking lots entrances
on non - pedestrian oriented streets (left). Drive - through windows shall be located to the side or
rear of the building. Other, more "standard" drive - through configurations are acceptable in Highway
Commercial Districts.
Where Build -to Lines do not Govern. For locations where there are no Build-to Lines, buildings
must be sited in one of the two following ways:
• Within the minimum and maximum setbacks from a street as shown in Table 3, or
• Set farther back from the street, but with their primary entrances connected to the street with
a landscaped walkway. Landscaped walkways are discussed in the section on Landscape
Requirements, below:
While it is recommended that front facades and entries face towards streets, side -on orientations
are acceptable if the side elevation is within 20 feet of a street right -of -way and windows and
entrances constitute at least 30 percent of the facade length.
20
Table 3. Setback Requirements (Measured from Property Line)
District
Front Setbacks [1, 2]
Setbacks at Side Streets [3]
Rear Setbacks
[3]
Along Build.-to
Lines
Build-
Where Build-
to Lines do not
Govern 4
[4] ]
Along Build -to
Lines
Where Build -
to Lines do not
Govern
Min.
Max.
Min.
Max.
Mn i.
Max:
Max.
Minimum
only
Commercial
0 feet
5 feet
0 feet
15 feet
0 feet
5 feet
5 feet
10 feet
5 feet
Mixed Use
0 feet
5 feet
0 feet
5 feet
0 feet
5 feet
5 feet
10 feet
5 feet
Civic
0 feet
5 feet
N/A
N/A
0 feet
5 feet
N/A
N/A
5 feet backing
against other
non-
residential
buildings; 10
feet backing
against
residential
buildings
Parking
Structures
0 feet
5 feet
[5]
20 feet
30 feet
10 feet
15 feet
[5]
5 feet
10 feet
TABLE 3 NOTES:
[1] Projections. Awnings and canopies may project up to 10 feet into the public right-of-way, but must be
at least 9 feet above finished grade. Bay windows, decorative roofs, and other architectural features may
project up to 3 feet into the public right -of -way, but may not exceed 50 percent of the length of each
building facade and must be at least 12 feet above finished grade. Projections may never extend directly
above a roadway, because they could interfere with traffic and parking of tall trucks.
[2] Arcades. Arcades shall have a minimum clear height of 10 feet from finished grade and a minimum
clear width of 8 feet.
[3] Side and Rear Setbacks. Pedestrian paths and features shared by adjacent properties, such as plazas
and shared driveways, are permitted within side and rear setbacks:
[4] Walkways. Alternately, if buildings are not located at or within the allowable setback from the right-of-
way shown in Table 3, their entries must be connected to the street with Connecting Walkways.
[5] Parking Structures. Parking structures are allowed along Build -to Lines if the ground floor contains
retail or offices along the street. Parking garages without these uses are not permitted within twenty
feet of any street.
[6] Interior Setbacks. Setbacks between adjacent buildings are governed by Fire Code and other
requirements for adequate clearance for fire safety and emergency access.
21
Slat Roof `\\ I ■
Sloped S.
Cupola
if
Ns
Continuous Parapet
Varied Height Parapet
1
Minor Parapet Projection
Measurement of Minimum Height. As shown here, minimum height (H) is measured at the tallest point of
continuous height; that is, excluding minor projections of parapets, cupolas, or other minor height
projections
Building Height
Minimum Height
Where Build -to Lines are shown along the Regulatin street-facing buildings must be at
20 feet high along the street-facing facade. (In locations wherebuildings are more than 20 least
feet
from build -to lines, buildings do not have to meet this requirement)
Minimum building height is measured relative to the finished grade. As shown in the diagram,
minimum height is measured to the highest point of the roof, excluding minor lengths of
parapets, cupolas, or other discontinuous projecting features. Continuous parapets or false fronts
and peaked or sloped roofs do qualify towards meeting the minimum height
Maximum Height
In all locations, the maximum allowable building height is 45 feet, measured at the tallest part of
the building.
Minor Projections. Minor projections and special architectural features such as dock towers, bell
towers, cupolas and ornamental portions of parapet walls may extend up to 10 feet above the
maximum height, provided they make up no more than one third of the length of a building's
facade.
22
3.4. ARCHITECTURAL STANDARDS
Facade Transparency
The following guidelines help strengthen the relationship between buildings and the street and
increase public safety by placing "eyes" and activity on the street
Street- Facing Facades along Build -to Lines or within Street. Setbacks
For buildings which contribute to frontage along Build -to Lines, or that are within the setbacks
shown in Table 3:
•
Street-facing building facades shall not have a section of blank wall exceeding 30 linear feet
without being interrupted by a window or entry.
• At least 60 percent of the linear length of street-facing facades must contain windows doors,
or arcades at all levels (stories). Clerestory windows or other high, non - eye -level windows do
not count towards the 60 percent requirement
• Along Build -to Lines, the ground floor of parking structures must contain shops or other
inhabitable spaces. (See Parking Structures in Section 3.5.)
• . Garage doors or entrances to parking structures shall not occupy more than 30 feet of street-
facing facades within each block..
Facades not along Build -to Lines or within Street Setbacks from Table 3:
For buildings that do not contribute to frontage along Build -to Lines or which are not within the
setbacks shown in Table 3:
• The primary building entry and windows shall be visible from a street(s).
• The main entrance(s) shall open directly onto a publicly- accessible Connecting Wallcway.
This walkway shall connect directly to the sidewalk or pedestrian walkway of an adjacent
street.
• . Building facades that are visible from the street shall not have a section of blank wall
exceeding 30 linear feet without being interrupted by a window, entry, or a section of lattice
with vines.
See the discussion on Connecting Walkways for further guidance.
•
Building Entries and Windows
Entries: Building massing shall be used to highlight the location of building entries. Primary
pedestrian entries shall be clearly expressed and be recessed or framed by a sheltering element
such as an awning, arcade, porch, or portico. Greater height may be used to accentuate entries in
the form of tower elements, tall openings, or a central mass at an entry plaza.
Reveals. Windows and doors must be recessed at least two inches from walls or exterior trim to
create shadow for visual interest.
ii
■■
OM
Transparency. Buildings shall have frequent doors and windows.
Building Scale and Definition
The guidelines in this section are intended to create buildings with a human scale, making the
Town Center more pedestrian - friendly and a pleasant place to walk.
Structural Legibility and Articulation
Facade articulation is required. Building fenestration (windows and doors) and changes in mass
shall relate to structural system(s) and the organization of interior space. Vertical architectural
features such as columns and piers help articulate building mass.
Base and Top Treatments
Unless an exceptional quality of design and materials is demonstrated, building facades must
have three recognizable elements: a base, middle, and top.
Base. The design of the base shall visually support the building. The base must be 1 to 4 feet in
height and must be defined by (but not limited to) one or more features such as:
• Thicker walls
• Richly textured materials (e.g. tile or masonry treatments
• Special materials such as ceramic tile, granite and marble
Top. The top shall create an attractive profile for the building and must be defined by (but not
limited to) one or more features such as:
• Cornice treatments
•' Roof overhangs with brackets
Stepped parapets
• Richly textured materials (e.g. tile or masonry treatments}
Roof Eor3m/Rooftop Equipment
A variety of roof forms are permitted. Changes in roof form must correspond with a building's
structural bays and massing. Mechanical equipment must be integrated into the overall mass of a
building and screened behind parapets or recessed into hips, gables, parapets or similar features.
equipment boxes are not acceptable.
24
1111111111
Massing. Along build -to lines, building massing shall vary and help highlight entries.
"Big Box" Buildings. Even away from build -to lines,
the entries to large, boxy buildings shall be defined through building massing, landscaping, or
architectural features such as trellises.
Screening. Rooftop equipment shall be screened from the line of sight of pedestrians and
integrated into the design and massing of the roof form.
Materials and Methods of Construction
Buildings shall support regional traditions and maintain a level of craft in the process of
construction. Wood, masonry, and stone are appropriate building materials.
Consistency. Exterior materials and finishes shall convey a sense of integrity and durability.
Buildings must incorporate consistent, pedestrian -scale textures and details on all sides that are
visible from public streets and pedestrian pathways.
` GIass. Clear glass must be used for windows and doors; mirrored glass is prohibited. Glass
curtain walls are discouraged.
Simulated Materials. Materials that are visibly simulated or prefabricated are prohibited. Scored
plywood (such as "T 1-11") is prohibited.
Proper Application and Detailing. Materials must be properly applied and correctly detailed,
especially at the base of buildings, along cornices, eaves, parapets or ridge tops, and around
entries and windows. Material changes must not occur at external corners, but may occur at
"reverse" or interior corners or as a "return" at least four feet from external corners.
Proper Application and Detailing. Material changes shall occur at
interior orr reverse corners (a), or as a "return" of at least four feet from exterior corners (b). Material
changes shall not occur at external corners (c):
� /Vy
•
•
•
•1•
Prohibited Preferred
Consistent Application on Facades. All sides of buildings that face streets, parks, or other pedestrian -
oriented areas shall have the same level of architectural detail and fenestration (windows.) Entries at
corners should address both sides..
Energy Conservation and Climatic Response
The effects of the Minnesota climate can be mitigated through intelligent building design,
configuration, and landscape treatments. The following approach will also foster a regional
"sense of place."
Daylighting. Daylighting techniques minimize the need for electric lighting and can peak-
hour energy consumption by as much as 20 percent. While windows are the most common form
of daylighting, light from windows rarely penetrates more than about 20 feet. Additional
daylighting can be obtained with clerestories, lightshelves, and skylights.
Ventilation and Thermal Mass. To lessen dependence on air conditioning, natural cross
ventilation should be maximized. Operable windows, transoms, doors, and vents are preferred
to facilitate airflow across a space. These openings are especially useful on sides facing toward
and opposite prevailing winds.
Passive Heating and Cooling. Site and building design shall consider passive heating and cooling
strategies such as deciduous tree plantings that provide shade in the summer and sun in the
winter. Heat - retaining thermal mass (such as concrete or brick) designed into building walls or
columns absorbs heat during the day and radiates heat at night.
Building design that shades openings reduces direct heat gain during the day. Shading elements
can also add dimensionality to building facades. Eaves or awnings can be sized to shade
windows in the summer but admit sun in the winter when the sun is lower in the sky.
Pedestrian Shelter. Building exteriors shall provide pedestrians shelter from the sun, rain, and
snow. Awnings, entry porticos, arcades, and overhanging eaves are particularly appropriate at
pedestrian pathways. Garden structures such as trellises and arbors (with or without vines) shall used to shade pedestrian routes and seating areas.
Other Structures
Service Areas
Service areas are places where truck loading takes place, refuse is stored, or mechanical
equipment is mounted. Service areas must be located away from and screened from view of
streets, parks, and plazas, and landscaped walkways.
Appropriate screening strategies include vine- covered walls or fences, trellises, arcades, dense
landscaping reaching a height of 6 feet, or some combination thereof. Where service areas cannot
be avoided along a street, park or plaza, they must be recessed within a building's envelope.
Trash dumpsters shall be enclosed on four sides. On grade mechanical or electrical transformers
shall be screened from view.
Fences & Walls
Walls and fences within view of streets, parks, or plazas must be constructed out of attractive,
long- lasting materials, such as wood, wrought iron, masonry, or stone. Chain link . and wire
fencing must not be used. Walls and fences must not exceed 42 inches in height within 20 feet of .
streets, parks, and plazas.
27
PARKING REQUIREMENTS
Parking Requirements & Shared Parking
Development shall provide the maximum number of parking spaces called for in Table 4, and
according to the standards below. Parking requirements are based on a building's net floor area
(gross floor area minus shared space for circulation and mechanical uses).
Table 4. Peak and Shared Parking
Land Use
Single Use
Peak Hour
Demand
(spaces)
v Percentage of Peak Demand forKey Times [1]
Weekdays
Saturdays
10
AM
1
PM
5
PM
8
PM
10
PM
10
AM
1
PM
5
PM
8
PM
10
PM
Retail
4/ 1,000 sf
50
75
75
65
25
50
100.
90
65
35
Office
3/ 1,000 sf
100
90
50
5
5
15
15
5 .
0
0
Restaurant
8/ 1,000 sf
20
70
70
100
95
5
45
60
100
95
Cinema
1/ 3 seats
0
60
60
85
85
0
70
70
100
100
Health Club
4/ 1,000 sf.
10
80
100
30
10
60
80
60
30
10
Hotel
1/ room
45
30
60
90
100
40
30
60
90
100
Residential
2/ 2+ BR unit;
1.5 /<2BRunit
85
80
85
95
100
70
65
75
95
100
TABLE 4 NOTES:
[1] Source of peak demand percentages is the Urban Land Institute's Shared Parking Standards, 1983.
Different uses (such as retail, office, and entertainment) shall share off -street parking spaces,
particularly in Mixed -Use Districts, and the maximum number of spaces shall riot exceed 125
percent of the combined peak demand as derived with the shared parking calculation. By
recognizing that peak demand occurs at different times for different land uses, shared parking
facilities help minimize the amount of land and expense devoted to parking lots or garages. The
Urban Land Institute's Shared Parking Standards (cited below), or equivalent, shall be used to
calculate the total number of shared parking spaces. To determine shared parking demand, two
or more uses would be added for each hour of the day, for both weekdays and for Saturdays, to
see which hour produces the highest parking demand.
The following steps shall be used to determine the required minimum number of spaces for
mixed-use areas.
. Note the peak hour demand (above) parking space requirements for each individual land
use.
Determine the parking demand for each individual land use for given times, i.e. weekdays
and Saturdays at 10 AM, .1 PM, 5 PM, 8 PM, and 10 PM.
Determine the aggregate parking demand for these given times by summing the demand of
the various land uses for each given time
Determine the minimum shared parking space requirement by noting the largest of the
aggregate parking demand figures. On -street parking spaces shall be used to help meet this
requirement.
For more information, see the Urban . Land Institute's 1983 publication, Shared Parking, and the
Institute of Transportation Engineer's Shared Parking Planning Guidelines.
On- Street Parking
With the exception of Lake Drive and entry roads where parallel parking operations would
adversely impact traffic flow, all streets must have on-street parking. On -street parking shall be
counted towards the parking requirement of adjacent buildings on the street side abutting the
uses.
Parking Lots
Parking Dimensions
Standard parking space dimensions shall have a length of 19 feet, which includes a two -foot
overhang, which may be planted, and width of 9.0 feet. For other dimensions associated with
parking lots, see the accompanying diagrams.
Parking Lot Trees. Parking lots shall include shade style shade parking tree planting of
at least one tree for every 10 parking stalls. Trees should be protected by curbs.
Parking Lot Landscaped Frontages
Where parking lots abut streets, a landscaped frontage shall be provided on the parcel, adjacent
to the sidewalk. Landscaped Frontages are also required where parking lots abut Lake Drive or
35W. The landscaping shall meet the requirements outlined in Landscaped Frontages in Section
3.6 Landscaped Frontages are not required when parking lots are sited behind buildings or
plazas.
Landscaped Frontages. Where parking lots abut streets, landscaped frontages are required. See the section
on Landscape Requirements.
Connecting Walkways
Across Large Parking Lots. Parking lots shall not exceed 300 spaces without being segmented by
Connecting Walkways, Landscaped Frontages, or buildings.
Linking Building Entrances to Sidewalks. Where building entries do not abut a street,
Connecting Walkways are required to link the building entrance to street sidewalks. This
configuration is most likely for large anchor store tenants who require parking lots in front of
building entrances:
See Connecting Walkways in the section on Landscape Requirements for further guidance.
il Qlk
III
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1.1„1.......,,,;,-
�II v�� ill
r.
-,;gin, �_
AILNIPINIr
Landscaped Connecting Walkways. Landscaped connecting walkways are required in large parking lots
and to connect buildings set behind parking lots to streets. Walkways shall be integrated with drainage and
stormwater management features.
Tree Planting
For parking lots, a minimum number of shade trees are required, equivalent to one tree per 10
parking stalls. Trees in parking lots shall be spread throughout the parking area Parking lot
islands must be landscaped to include trees and additional plantings. Trees planted along
Connecting Walkways and adjacent Landscaped Frontages may also contribute to the . one - per -10
requirement for parking lots. Trees must be set into a tree well and protected by bollards or tree
guards, or otherwise protected.
Refer to the discussions on Landscaped Frontages and Connecting Walkways in Section 3.6,
Landscape Requirements), as well as the discussion on Street Paving and furnishings in Section
5:1 Streets.
Segmented Parking Lots
Parking lots shall have no more than 300 spaces without being segmented by Connecting
Walkways, Landscaped Frontages, or buildings.
Parking Structures
Parking structures or garages may be provided in Non - Residential Districts, subject to the
following restrictions:
• ' Buildings combining structured parking with ground -floor retail, office, or other uses are,
permitted and encouraged.
• Parking structures are prohibited along Build -to Lines unless retail occupies the ground floor
facing public streets.
• Above ground parking structures, whether stand -alone or combined with other uses, shall
meet the front, rear, and side setbacks shown in Table 3 and discussed above.
• Above ground parking structures are prohibited within 40 feet of a residence.
• Parking structures may not exceed 45 feet in height.
Bicycle Parking
Bicycle parking must be provided in easily accessible locations in all Districts. One bicycle space
shall be provided for every 10,000 square feet of building gross floor area Bicycle parking should
be visible from storefronts or office building front doors, in order to improve security for parked
bicycles: See also the discussion on Street Paving and Furnishings in Section 5.1, Streets.
31
3.6. LANDSCAPING REQUIREMENTS
Site Planning to Preserve Natural Assets
While the network of required streets is fixed, many siting decisions remain for other streets and
for buildings.
Views & Vistas. Site planning shall recognize the role that street alignment and topography
contribute to visual prominence. High points on the land and vistas along common routes
provide unique opportunities to site important buildings, building entrances, plazas, and
monuments. Doing so will add recognizable landmarks that can make the Town Center a
memorable place.
Grading. Site planning shall minimize grading when locating streets and buildings. When areas
with slopes must be graded, "landform" grading techniques shall be used and slopes exceeding
1:3 shall be avoided. Rounded forms that use concave and convex shapes help conceal cuts by
presenting a more "natural" look. Varied slopes also disperse drainage flows, reducing the
potential for erosion and allowing more percolation. Concentrating drainage in concaveswales
also enhances on -site stormwater retention and minimizes the need for large detention areas off -
site. If required, any retaining walls shall not exceed 5 feet in height.
Structural soils should be incorporated into tree planning areas that have limited root space
enable longer lived, faster growing and healthier trees in these areas.
Landscaped Frontages. (See city landscaping pallet for accepted species)
A ten -foot wide landscaped buffer must be placed where parking lots abut local and surrounding
streets, including along Lake Drive. However, care shall be taken to design and site the buffers
such that they do not provide ambush points or obstruct views. The buffer must include at least
one of the following:
• A low fence or wall of between 24 to 36 inches high, within 3 feet of the street's sidewalk, and
trees planted not more than 30 feet on- center;
• A "hedgerow" of trees planted not more than 30 feet on- center, combined with shrubs.
• A trellis supported by posts not more than 15 feet apart on center, within 3 feet of the street's
sidewalk, and trees planted not more than 30 feet on- center; or
• ' An equivalent feature that screens views of parked cars and defines the street spatially.
Along Interstate 35W frontage, there is a metal security fence. Planting to screen the security
fence along 35W is required.
Chainlink and cyclone fences are strictly prohibited.
-11 CI 11---
Fence/Wall
Trellis
Allowable Landscaped Frontages. Along parking lots and other gaps in the building frontage along
streets, Landscaped Frontages are required and may be in the form of trellises, fences, walls, or tall
landscaping.
32
rr -rr r }P: o- (.W w()r' "-. eV' IfVa• 'Y
■
I.
.
_
Trellis
Allowable Landscaped Frontages. Along parking lots and other gaps in the building frontage along
streets, Landscaped Frontages are required and may be in the form of trellises, fences, walls, or tall
landscaping.
32
4
RCM WC7G
Fence and Wall Treatments. Fences may be of metal or wood, and shall not exceed three feet in height.
Walls shall be made of stone or brick, with additional optional wooden, landscaping, or sculptural elements
possible. The solid portion of the wall shall not exceed 3 feet in height.
3
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Hedge Treatments. Tall, columnar trees or hedges shall be planted not more than 30 feet on center, and
may also be combined with walls or fences:
Connecting Walkways
Connecting Walkways must meet the following minimum requirements:.
Width and Clearance. The width of the paved walking surface must be at least six feet dear. Any
covered structure such as a trellis must have at least 10 feet dear height, but must not obstruct
visibility or provide hiding or ambush places.
Paving. Connecting walkways must be paved with a special paving or concrete in a pattern or
color that contrasts with the surrounding pavement, as specified under Public Improvements._
Tree - Planting. Connecting walkways must be planted with either shade trees spaced
approximately 30 feet on center or a shade structure such as a trellis with climbing vines.
Lighting. Connecting walkways must be equipped with lighting on one side, at least 3 feet in
height in order to be visible in deep snow drifts or snow banks. Lighting standards spaced a
maximum of 30 feet apart, and a maximum of 15 feet tall, are recommended.
33
3.7. ON -SITE LIGHTING
The following standards apply : to on -site lighting, including lighting of signs, structures,
landscaping, plazas, parking, and service areas. Streets must be lit by lamp standards; refer to the
standards in Chapter 5, Public Improvement Standards.
Intensity and Direction of Lighting
All. lighting fixtures, including spotlights, electrical reflectors, and other means of illuminating
signs, structures, landscaping, parking, loading, and similar areas, shall be focused, directed and
arranged to prevent horizontal glare or direct illumination on adjoining property or streets. A 90
degree cut off must be used to direct light toward walls and landscaping to avoid shining light
up into the sky.
Indirect illumination of neighboring residential properties or uses by any on -site lighting shall
exceed 0.4 foot candles at the property line, as measured horizontally and vertically from the
adjacent grade to a height of 14 feet.
No mercury vapor utility yard lights or other light fixtures with high intensity discharge lamps
or bulbs, which are not designed to limit or control light direction or which do not shield the light
source from view of neighboring residential properties, shall be permitted.
Lamp Color and Consistency
Subsequent to the adoption of this ordinance, the City is expected to develop a unified lighting
plan for the Town Center. Lamp types shall be selected to enhance color recognition within three
zones: along streets and walkways, within parks and plazas, and within parking lots. Within each
of these zones, lamps of similar type and color shall be used, with the conversion of non-
conforming existing lamps encouraged over time.
Types of Lighting Applications
Architectural. Accent lighting' of architectural features is encouraged to highlight building
massing and rhythm and enhance the pedestrian environment. Accent lighting shall not be a
source of glare, reflected glare, or excessive light, especially when viewed from residences and
streets, walkways or open spaces. The following specific standards apply.
Building Entries. Building entries with high activity levels shall . be illuminated. Appropriate
treatments include: bathing entry surfaces and doorways with light, allowing the building
interior light to glow through glazing, or using decorative lighting fixtures to announce entries.
Service Areas. Building- mounted downlight fixtures, in combination with pole fixtures, are
preferred for the illumination of building service areas. Such fixtures do not cause glare or light,
leakage beyond the service areas.
Landscaped Frontages. Regular uplighting of walls or other structures in Landscaped Frontages
shall occur throughout the Town Center and must be coordinated to create a consistent and
dramatic. effect.
Landscaping and Furnishing Uplighting is recommended for all landscaping and furnishings (in
both public and private areas) that require accenting (such as specimen trees and shrubs and
sculptural features). Specific areas include streets, parks, and plazas.
Landscaped Walkways. Landscaped Walkways and other pedestrian paths — unless adjacent to a
building that provides adequate lighting— shall be lit by pole or bollard type fixtures that are
human- scale, typically not to exceed 16 feet or .4 feet in height, respectively. However, lighting
must be at least 3 feet in height in order to be visible in deep snow drifts or snow banks.
Seating Areas. Where intimate environments are desired (e.g. seating areas in parks and plazas,
and some pedestrian walkways), light bollards and other forms of indirect illumination are
appropriate.
Bollards
Lighting bollards are recommended for illuminating pedestrian walkways, parks and plazas.
Bollards must have a diameter of approximately 8 inches and a height of between 3-4 feet, to
avoid being obstructed by snow. Around the light source near the top of the bollard, horizontal
louvers must be used to stylistically complement the luminaries and direct light downward.
Concrete finishes shall not be used for lighting bollards.
Submittal Requirements and Design Review
A lighting plan prepared by a qualified lighting consultant shall be submitted for design review
All lighting and their methods of installation shall be reviewed and approved by the City.
Each owner /tenant will be responsible for the design, fabrication, and installation of lights on
private property. Owner /Tenant shall submit three (3) sets of professionally executed sign
drawings for approval by the Planning Department. These drawings shall be of a scale of 1/8 ":1'
or larger, showing light locations, size, layout, design, lamp colors, and materials. The
Owner /Tenant shall meet all City permit and fee requirements for lights prior to installation of
any light.
CHAPTER 4.
RESIDENTIAL DISTRICT
STANDARDS
4.1. ALLOWABLE USES
Housing. The Residential District permits a range of housing types at moderate to high densities,
including attached and /or stacked residences, such as townhouses, apartments and
condominiums.
Ground -Floor Office and Retail. In the Residential -X District (shown in the Land Use Plan),
ground -floor office, retail, or live /work space is permitted and encouraged in multi-story
residential buildings, in order to create a more active presence along certain streets. (Live /work
units are multi-story residences with a small street- facing storefront or office space for home
offices.)
Neighborhood Open Space. A minimum area of Publicly- Accessible Commons (a shared open
space) is required in the Residential District to provide community areas for gathering, sports,
relaxing, and people - watching. See Section 4.6, Publicly- Accessible Commons.
Residential Streets. Frequently - spaced street trees, modest setbacks, and street facing homes with porches
create an interesting, pedestrian friendly residential neighborhood.
4.2. DENSITY AND DIVERSITY
Density and Housing Targets
The intention of the following lot size, density, and unit count ranges is to allow variation in
housing type and size, while ensuring a minimum level of residential development within the
Town Center. Housing may be built in the Residential District. as well as in the Mixed -Use
Districts (as upper -story housing over retail or office space).
Housing in Residential Districts.
Average Gross Densities. Average Gross Density targets are required for the Residential District..
The Average Gross Density, equal to the number of housing units per Gross Developable
Acreage (GDA), allows variation in lot size. That is, individual unit lot sizes may be built at a
density that is lower or higher than the minimum and maximum shown in Table 6 as long as the
Average Gross Density across all units in the Residential District falls within the 10 to 24 units
per acre range.
If one developer is developing a Residential District, an entire lotting plan shall be submitted at
one time, rather than in a piecemeal fashion, in order to ensure the density requirements and
minimum housing unit count targets will be met across the District. Land allocated to different
developers within one District may be combined and submitted on one lotting plan, to allow each
developer to build a greater range of lot and unit sizes. If there is more than one developer and it
is not possible for each developer to submit on one lotting plan, each plan must fall within the
minimum and maximum density requirementsA bond, or some other guarantee from developers
may be required to ensure that enough residential units are built as planned.
Gross Developable Acreage (GDA). GDA is the total buildable area within a Residential District
and includes publicly- accessible commons and local streets that serve the housing. It does not
include environmentally constrained land such as wetlands or forested areas or required streets
that serve the greater Town Center.
Number of Housing Units. The minimum and maximum number of housing units shown in
Table 6 must be built within each Residential District, or an equivalent number in the Mixed -Use
Districts as discussed in the next section.
NOTES:
• Density Applicability. Density limits apply only to units built in the Residential District. They do
not apply to units built in Mixed -Use Districts.
• Unit Count Applicability. Unit counts apply across Residential and Mixed -Use Districts.
Adjustments to District Boundaries
If minor Residential District boundary adjustments are necessary following further
environmental analysis or for other reasons, the required minimum number of housing units
must still be built within the Residential District or in adjacent Mixed -Use Districts in the Town
Center.
Variation in Housing Mix
Within the Residential District, a mix of housing models and architectural treatments is required
as follows:
Facade Treatment. A variety of unique architectural treatments for each housing type is required.
The architectural treatments must differ in each of three categories: a) facade color, roof color, or
siding material; b) window pattern and trim detail; and c) porch, entryway, or balcony detailing.
Identical buildings shall not be adjacent to or across the street from each other.
4.3. BUILDING MASSING & PLACEMENT
Site Grading
Site planning shall minimize grading when locating streets and buildings. When areas with
slopes must be graded, "landform" grading techniques shall be used and slopes exceeding 1:3
shall be avoided. Rounded forms that use concave and convex shapes help conceal cuts by
presenting a more "natural' look. Varied slopes also disperse drainage flows, reducing the
potential for erosion and allowing more percolation. Concentrating drainage in concave swales
also enhances on -site stormwater retention and minimizes the need for large detention areas off -
site. If required, any retaining walls shall not exceed 5 feet in height
Building Height
Residences and garages, including residences built over first-floor commercial, shall not exceed
45 feet in height as measured from finished grade. Chimneys, vents, cupolas, ornamental
parapets, and other minor projections may exceed these height limits by up to 3 feet.
Building Orientation
Orientation. The primary entry of every dwelling shall face and be accessible from a street or
Publicly- Accessible Commons or open space. Each primary entry shall be recessed no more than
6 feet behind the face of the primary facade. Rear yards shall not face onto streets, open space, or
Commons. See additional standards under "Publicly- Accessible Commons."
Building Frontage
On residential streets that have front doors facing the streets, 70 percent of the block length
must have building fronts, parks or plaza within the required setback area.
Porches, Stoops, & Other Entry Features
All units must have a porch, stoop, or lobby, as described below.
Porches. Porches create a transition zone between the private space of the home and the public
space of the street. Porch roofs must be supported by columns or posts, rather than being
cantilevered. Side porches and wrap- around front /side porches are encouraged at comer lots to
help provide interest and variation for the corner side building elevation.
Stoops. Stoops are a simpler transition zone than porches. They are typically not covered, but are
a set of steps with a wider stair or landing at the top, and typically are made of stone.
Attached Product Entrances. Individual entries to ground -level apartments (rather than shared
entries) are encouraged, to create greater connections to the street.
Units with Individual Entrances
This guideline applies to townhouses and other products that have individual, private entrances
to each unit. Porches and stoops for such units may extend up to 6 feet into the setback.
Attached Products with Individual Entrances. All duplexes, townhouses, and other attached
products with individual street -level unit entrances must have a porch or a stoop.
Porch Dimensions. All porches must have a minimum depth of 6 feet clear. A porch must make
up a minimum of 30 percent of the width of a building's primary front or 10 feet clear, whichever
is larger.
Stoop Dimensions. Stoops must be proportionate to the scale of the entry.
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Entries . Entries
Street Facing Entries. Multi family homes shall have entries and windows oriented to the street.
Attached Products with Shared Entries
Porches or stoops are required where entrances are shared by different units, such as at
apartment buildings. Porches may extend up to 10 feet into the front setback.
Buildings with 4 or Fewer Units. Shared entries must have a porch with a minimum 10 feet
width and a minimum 6 -foot depth.
Interior building lobbies must have generous windows facing the adjacent street or Commons.
Garages
Parking for Townhomes, and other Residences with Individual Unit and
Garage Entrances.
Residences with individual unit entrances must provide garaged parking as follows:
• Garages may be either attached to or detached from the primary residence. Underground
parking garages are preferred. Residences with individual units and garage entrances may
not have garage doors facing the street.
Parking for Attached Residences with Shared Unit and Garage Entrances.
Parking for attached residences with shared unit entrances, such as apartment buildings, shall be
provided in one of the following three ways. See the diagram below.
• Parking provided within the ground floor of the residence, behind a street - facing living
space, retail, or home office space that is at least 15 feet deep.
• Parking depressed underneath the living space of the residence, such that the first floor of the
living area is no more than 5 feet above the finished grade of the sidewalk.
• Parking provided to the rear of the residence structure and away from any streets, either as
surface parking, in carports, or in structured parking garage.
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Parking for Attached Residences with Shared Unit and Garage Entrances. Parking for attached
residences shall reduce the visibility of vehicles from the street by using one of the three techniques
shown here.
Landscaping for Alley Accessed Garages. The rear setback for alley- accessed garages provides
back -up and turn- around clearance for cars. Alley- accessed garages must have landscaping and
tree planting between adjacent garages.
Residence and Garage Setbacks
The following table summarizes minimum and maximum setbacks for residences and garages.
Table 7. Residence and Garage Setbacks (measured from lot line unless otherwise noted)
NOTES:
[1] Projections. Bay windows, fireplace elements, and balconies may extend into the front setback up to
four feet, for a width not more than 10 feet. The maximum extension of a projection into a side yard is 3
feet.
[2] Driveways in Setback. Side driveways extending along the property lirte to a rear garage are permitted
and encouraged within the side yard setback.
[5] Depressed Parking. Where a high water table prevents depressed parking, at -grade structured parking
must be placed at the rear of the structure with residential uses lining the front facade to finished grade.
40
Setbacks
Side Setbacks
(excluding
street-facing -
sides)
Structure
Street- facing front and
side setbacks (1)
Rear
Setbacks
Residence Setbacks `
(3)
Attached residences
with individual unit
entrances
5' min. or 15' max.,
or 5' if garage is alley
loaded
15' mm
from
centerline of
alley, or
15' min.
from rear
property line
when no
alley
5' on each side of
structure, 0 ,
between attached
units in one
structure,
5' on each side
of structure.
Attached residences
with shared unit .:
entrances
Garage Setbacks
Garages,or parking
lots for townhomes,
or other attached
units with individual
unit entrances
If parking is adjacent to the
street, it must be tucked
under residences such that
the level of residences is
not more than 5' above
street grade. Garage
12'
from
centerline of
alle or 3'
y'
min. from
rear
property line
if no alley
5' on each side of
separate garage
structures, 0'
between attached
garages in one
structure
Garage or parking lots
for attached units with
shared unit entrances
entrances are limited to one
doorway of less than 22' in
width. (5)
5' on each side of
garage structure
or lot.
NOTES:
[1] Projections. Bay windows, fireplace elements, and balconies may extend into the front setback up to
four feet, for a width not more than 10 feet. The maximum extension of a projection into a side yard is 3
feet.
[2] Driveways in Setback. Side driveways extending along the property lirte to a rear garage are permitted
and encouraged within the side yard setback.
[5] Depressed Parking. Where a high water table prevents depressed parking, at -grade structured parking
must be placed at the rear of the structure with residential uses lining the front facade to finished grade.
40
4.4. ARCHITECTURAL STANDARDS
Facade Transparency
Front Doors
All unit entries must be clearly marked through articulation, porches, greater massing or
thickness, or recessed entries.
Front doors must have a substantial, high- quality appearance. Plain, flat doors are prohibited;
raised panel doors are required.
Doors must have clear glass panes or generous adjacent windows, in order to allow occupants to
look out before opening the door and to strengthen the relationship between the private
residence and the public street.
(a) Prohibited (b) Acceptable
(c) Acceptable
Front Doors. Residential front doors shall have clear glass panes set in the door (b) or adjacent windows
(c), and shall have raised panels rather than being plain (a).
Windows
Coverage and Orientation. All street-facing facades must have windows covering at least 25
percent of the facade's area. Windows of the living room, dining room, or family room must face
the street.
Recesses. Windows and doors must be recessed at least two inches from walls or exterior trim to
create a shadow line for visual interest.
Materials. Horizontal "slider" windows and window frames with metallic finishes are not
permitted; vinyl or other finishes with an appearance of painted wood are acceptable. Mirror or
tinted glass is not allowed.
Garage Door Treatments
All residential garage doors visible from a front or side street (that is, excluding side -drive and
alley- loaded garages at the rear of the lot) or park shall consist of articulated panels
Building Scale and Definition
Articulation
All Residential Products. The front facade of all residential buildings must be articulated with
porches, bay windows, or balconies that face the adjacent street, park, or open space. No wall
shall have a blank, uninterrupted appearance exceeding 20 feet in width without a window,
recessed panel, lattice, trellis, change in texture or plan, or equivalent treatment. To insure visual
interest and appropriate scale, windows, doors, and eaves must have reveals and recesses.
Attached Products. The front facades of attached products shall read as a series of distinct
vertical building forms or "bays" along a "street wall." The overall composition of the main
building shall highlight proportion and rhythm among a series of bays and the overall building
mass. Pilasters, columns, reveals, fenestration, and other details may be used to achieve this
effect.
Roof Form
All townhome residential buildings must have hipped or gabled roofs; flat roofs are prohibited.
Flat roofs are allowed on other attached units, but must be accompanied by an ornate cornice or
similar features.
Materials and Methods of Construction
Materials. New buildings shall support regional traditions and maintain a level of craft in the
process of construction. Exterior finishes shall be primarily of wood, brick, stone or stucco. Vinyl,
aluminum and metal siding are prohibited
Application. To avoid an "applied" look, material changes must not occur at external corners, but
may occur at "reverse" or interior corners or as a "return" at least 6 feet from external corners.
Scored plywood (such as "T 1 -11 ") must not be permitted. Refer to the diagrams in Section 3.4,
"Materials and Methods of Construction," in Chapter 3.
Side Elevations at Corner Lots. The street -side elevation of any residence located at a street
corner or siding onto open space or publicly- accessible commons (including single - family,
attached, and multi- family units) must have the same materials, finishes, and level of detail as the
front elevation, with multiple windows.
Additional Architecture Features. The following features are encouraged:
• Rooftop patios and gardens on flat roofed attached unit buildings.
• Corner balconies on street facing facades and multi-level buildings to encourage
container gardens and planters.
Energy Conservation and Climatic Response
Buildings
Building design shall respond to hot summers and cold winters with deep recesses and
overhangs, and pitched roofs. A porch shall protect entries, particularly the front door. Principal
rooms shall have windows on two sides, whenever possible, to provide balanced daylighting and
to facilitate natural cooling and ventilation. Homes should be oriented so that a majority of
primary living spaces receive direct sunlight, and incorporate overhangs, awnings or trellises that
allow the low winter sun to penetrate the unit, while blocking the high summer sun. Refer also to
the section on Visual Character in Chapter 3, Mixed -Use Commercial, and Civic Districts.
Driveway Paving
Concrete driveways are preferable to asphalt paving..
Hollywood Drives. Unlike standard side driveways that are entirely paved, "Hollywood Drives"
have a center planted strip. This reduces the amount of paving required and allows some
stormwater infiltration.
Turf blocks. Turf blocks are masonry unit paver blocks which are planted with turf to create the
appearance of a lawn or grassy strip and allow stormwater infiltration, but which can support
occasional vehicle use. They are appropriate for secondary emergency access rights -of -way,
driveway medians, and other surfaces that do not experience regular use.
Other Structures
Service and Loading Area Screening
Large residential buildings often contain service areas or loading docks. Screening of such areas
shall meet the same requirements as described in the section on Service Areas in Chapter 3,
Mixed -Use, , and Civic District Standards.
Fences and Walls
Two types of fences are allowed within the residential neighborhood: "privacy" fences, wrought
iron fences and "picket" fences. In no case are cyclone, chain link, or wire fencing allowed. No
fence may be constructed in a drainage utility easement without an encroachment permit from
the City.
Privacy Fences and Walls. Privacy Fences may be up to 6 feet high and shall be built with
attractive, long - lasting materials, such as wood, masonry, or stone. Privacy fences are permitted
along interior lot lines up to within 20 feet of the front property line and along up to 50 percent of
the length of side lot lines that are adjacent to streets or open space. Privacy fences must be set
back at least 20 feet from front property lines. Privacy fences may be located along the rear
property line, except where lots back onto open space areas, in which case a "picket" or -.other
fence that is at least 50 percent visually permeable and less than 6 feet in height shall be used.
Hedges may be used as an alternative to a privacy fence provided it meets the privacy fence
requirements.
Picket Fences. Picket fences shall be not more than 42 inches in height, and shall be primarily
wood or wrought iron with the exception of corner posts and gate posts, which may be masonry
or stone. Picket fences shall not be solid and must be at least 50 percent visually permeable. An
alternative to a picket fence is a hedge, which shall be maintained at a maximum height of 42
inches. Picket fences or hedges may be located at the back of sidewalk along the front or exposed
side of a lot. They may also be located along the rear property line of those lots that back onto
open space areas.
Depth of Lot = D
/ 20 Min.
D/2 Max
Street Side
Interior Side
Privacy _ — — Picket
6' Max. 3' -6'Max.
Residential Fence Options. Picket and privacy fences, restricted to the building envelopes shown
here, create a clear delineation of public- oriented and private housing spaces on housing lots.
4.5. PARKING REQUIREMENTS
Visitor parking and additional resident parking, including any associated with at -home offices
such as live /work units, shall be accommodated with on -street parking. Table 8 shows the off-
street parking (garage or rear parking areas) requirements by bedroom.
Table 8. - Street Residential District Parkin
Housing
Minimum Required - street Parking
Townhouse
2 per unit
Other
product
1.5 per unit
Accessory
None. On- street parking is
Live /work and other
products with home
Same as for the housing type; visitor
accommodated - street.
4.6. PUBLICLY- ACCESSIBLE COMMONS
Minimum Area. Each Residential District must include a minimum acreage of Publicly- Accessible
Commons equal to 10 percent of the District land area. The Commons are a landscaped gathering
area similar to a park or open space and may be public or privately owned but must be accessible
to the general public. No more than 5,000 square feet may be met by a private community
recreation facility structure such as a pool or clubhouse.
Housing around Commons. Publicly- Accessible Commons must be surrounded by homes on at
least two- thirds of their perimeter, in order to provide activity and informal surveillance. The
surrounding homes must face onto the Commons. The remainder, if any, must be adjacent to the
Natural Resource Areas. In no case may a Common be located behind residential units, away
from public view and access.
1: