Memo- Development Standards for Mixed Use ZoningMEMO
To: City Council / Zoning and Planning Commission
From: Nancy Anderson
Date: February 4, 2010
Subject: Development Standards for Mixed Use Zoning
Attached are the proposed development standards and uses for the new mixed use
zoning. These standards and uses would apply to the at least two stations areas that
are currently guided mixed use and will be rezoned in the future. The Shady Oak
Station may have an overlay district or be included in this proposed zoning. In addition
to these standards each station area would have its own requirements based on the
difference in areas.
At the last Zoning and Planning meeting the Commission reviewed the development
standards. In red lettering in the development standards are the discussion areas that
the Commission addressed at their January meeting. Some changes that were made
from the previous meeting are the following:
Bicycle Parking
Added short term bicycle parking requirements
Changed amount of bike parking required for multi - family units
Changed amount of bike parking required for retail
Removed industrial requirements because industrial uses are not allowed in mixed use
Building Orientation
Clarified the pedestrian connectors
Changed the links from 200 feet to 300 feet (300 feet is approximately the length of the
block of Mainstreet Lofts)
Changed range of buildings being broken up to minimum and maximum
Transparency kadded this section)
Changed minimum transparency to 60 percent and maximum to 75 percent; was a
range before
Added more sections to make sure that the ground floor has windows and pedestrians
will be able to see into the windows
Pedestrian /Streetscapes
Added language that an existing street is not required to have street trees if there is not
room for trees, but is required to have street furniture or plants on interior side of
sidewalk
Added language that pedestrian improvements of at least one percent are added to the
project
Signs
Clarified language on how to measure the amount of signage for a business
Added language for a monument sign for larger developments
Added language for projecting signs
MIXED USE
The primary purposes of the Mixed Use Zone Districts are to:
• Provide appropriate areas for and facilitate quality mixed use development in activity
centers that are consistent with the Comprehensive Plan's land use and transportation
goals, objective, policies and strategies;
• Accommodate intensities and patterns of development that can support multiple modes of
transportation, including public transit, biking and walking;
• Group and link places used for living, working, shopping, schooling, and recreating,
thereby reducing vehicle trips, relieving traffic congestion, improving air quality in the
City and encouraging active living principles;
• Provide a variety of residential housing types and densities to assure activity in the
district and support a mix of uses, and enhance the housing choices of City residents; and
• Integrate new mixed use development with its surroundings by encouraging connections
for pedestrians and vehicles and by assuring sensitive, compatible use, scale, and
operational transitions to neighboring uses.
Development Standards For Mixed Use
Parking
Parking within the mixed use district must 'be located in multilevel structures or in shared
parking lots, where feasible and with approval of the City. The following requirements will
apply to all uses allowed by right located within the mixed use zoning district if a TDM or shared
parking study has not been completed and approved by the City Council:
a) A minimum of .5 and a maximum of one parking space per multi - family unit is
permitted; one guest space per 15 units is permitted.
b) A maximum of three parking spaces per 1,000 square feet of office space is
permitted.
c) A maximum of three parking spaces per 1,000 square feet of retail space is
permitted.
d) Where feasible, ingress and egress from parking must be from side streets or
alleys.
Reference point: These parking requirements are lower that required in other zoning
districts. An example is the zoning ordinance requires two parking spaces for each
dwelling unit. The parking requirement has been reduced because of the availability of the
LRT.
Travel Demand Management Plan (TDM)/ Mass Transit Links
Off - street parking requirements may be reduced subject to approval by the City Council, where a
TDM plan, parking and transportation study is submitted. The TDM plan, parking and
transportation study is conducted in accordance with accepted methodology approved by the City
staff, prepared by an independent traffic engineering professional under the supervision of the
City and paid for by the applicant. These plans must address the transportation impacts of the
development and proposed TDM mitigating measures and showing that parking demand will be
decreased by access to nearby transit. Where a TDM plan is approved, a properly drawn legal
instrument, executed by the parties concerned must be filed on the property in the Recorder's
Office of Hennepin County.
Discussion point: Should this be mandatory for a certain number of units or square
footage of a development?
The group agreed that this should be mandatory at certain thresholds and requested a staff
recommendation of what would be reasonable. They also agreed that TDM's should allow
parking requirement maximums to be increased if there was ample evidence that additional
parking is required AND that such additional parking would not be detrimental to the pedestrian
environment.
Shared parking
The City Council may approve the use of shard parking where:
The applicant demonstrates because of the hours, size, and mode of operation of the respective
uses, there is not substantial conflict in the pear parking demands of the uses for which shared
parking facilities is proposed, and there is adequate parking to meet the needs for each use. A
shared parking plan must be submitted where share parking is proposed that includes specific
analysis on the peaking characteristics of the various uses indicated.
Where a shared use of parking exists with the same site or across sites, a properly drawn legal
instrument, executed by the parties concerned, must be filed as a deed restriction on all impacted
properties in the Hennepin County Recorder's Office.
A parking study is required and conducted in accordance with accepted methodology approved
by the City staff, prepared by an independent traffic engineering professional under the
supervision of the City and paid for by the applicant, demonstrating that there is not a present
need for the portion of parking for which the applicant is requesting shared parking flexibility.
Discussion point: Should there be a maximum distance for shared parking? Staff would
recommend no more than 500 feet.
The commission wondered if bicycle parking was included in this section and if not, wanted to
consider allowing shared bicycle parking following the same model.
Bicycle Parking
a) Bicycle parking facilities must be provided for all office and multifamily
structures and freestanding commercial uses.
b) The required number of bicycle parking spaces will be based on the following:
Lon tg erm
Multifamily Residential
Retail
1 per 2 units
.50 space per employee
Short term
1 per 20 units
.50 space per 1,000
square feet of net
building area
Office .25 space per 1 per 40,000
1,000 square feet square feet of net
of net building area building area
Park and Ride Facilities 10 spaces an acre none
The Commission thought we should also require some short term bicycle parking at Park
and Ride facilities for the occasional commuter or other short term users. They
considered using a ratio related to the number of parking stalls, i.e. 10%
c) Bicycle parking facilities must be located in a secure, lockable, and well - lighted
area.
d) All bicycle racks, lockers, or other facilities must be securely anchored to the
ground or to a structure.
e) All required bicycle parking must be located within 50 feet of central or well -used
building entrances.
f) Long -term bicycle parking facilities provide parking for bike storage lasting six or
more hours shall be located inside buildings or bike storage facility for added
security.
g) The amount of short-term bicycle parking required for bike storage lasting less
than two hours must be provided for at each building.
h) In buildings that have several uses, shared short-term bicycle parking facilities are
encouraged and should be centrally located between uses.
Reference point: 50 dwelling units = 24 long term spaces /3 short term spaces
Retail 13,000 square feet = long term -based on employees /7 short term
spaces
Office 800,000 square feet = 200 long term spaces /20 short term spaces
Long term parking more than six hours
Short term parking less than six hours
Exterior
The primary exterior treatment of walls on a structure shall be brick, cast concrete, stone, marble
or other material similar in appearance and durability. Regular or decorative concrete block,
float finish stucco, EIFS -type stucco, cementitious fiber board, or wood clap board may be used
on the front fagade as a secondary treatment or trim but shall not be a primary exterior treatment
of a wall facing a public right -of -way.
Discussion point: Should the sides and rear of a building be allowed to have an exterior
that is less expensive if those sides do not face a public right -of -way. A public right -of way
would include an alley and a trail.
The Commission pretty much agreed that if the exterior of a building is visible from a
public right of way OR a private parking lot, both quality exterior materials and
transparency should be required.
Building Orientation
Buildings within the Mixed Use district must be oriented toward the pedestrian by providing a
direct link between each building and the pedestrian walking system, with emphasis on directing
people to a transit station.
The primary street side facade of a building shall not consist of an unarticulated blank wall, flat
front facades or an unbroken series of garage doors. The front of a building shall be broken up
into individual bays of a minimum of 25 feet and maximum of 40 feet wide.
Blocks must not exceed (600) feet in length and must provide pedestrian connectors. These
pedestrian connectors can be pedestrian easements and pathways or through- building linkages at
least every 300 feet.
All nonresidential floor space provided on the ground floor of a mixed use building must have a
minimum floor -to- ceiling height of 11 feet.
Reference point: The block Marketplace Lofts is on is approximately 300 feet on
Mainstreet.
Transnarenc
A minimum of 60 percent to a maximum of 75 percent of the street - facing facade between two
feet and eight feet in height must comprise clear windows that allow views of indoor
nonresidential space or product display area.
The bottom edge of any window or product display window used to satisfy the transparency
standard of paragraph (1) above may not be more than three feet above the adjacent sidewalk.
Product display windows used to satisfy these requirements must have a minimum height of four
feet and be internally lighted.
Transparent windows allowing visual access into and out of nonresidential buildings shall be
required on the first floor frontage along the primary facade.
Discussion point: Windows should be required on all floors above the first. The question is
how large should the windows be? Staff would recommend around 30 percent fenestration
for windows above the first floor.
The Commission agreed that windows should be required facing public right -of -way on
upper floors.
Fenestration - the design and placing of windows in a building
Sidewalks
Sidewalks must be constructed along the frontage of all public streets and within and along the
frontage of all new development or redevelopment.
Sidewalks may range in width from a minimum of five feet to a maximum of 20 feet, depending
on expected pedestrian traffic.
Pedestrian/Streetscapes
Street trees in grates or planters are required along sidewalks for all new platted streets. Existing
streets may not allow sufficient right -of -way for street trees. If the existing right of way does
not allow for street trees, landscaping, trees, planters or street furniture will be added to the
interior side of the sidewalk where the setback will allow.
Pedestrian improvements of at least one percent of the project value shall be included in the
development. These improvements shall create a high quality pedestrian experience through the
provision of benches, planters, drinking fountains, waste containers, median landscaping, etc.
Said improvements shall be on all public streets that lead directly to the station.
Pedestrian-scale LED light fixtures that shine downward on the sidewalks and walkways shall be
no greater than 12 feet in height must be provided along all sidewalks and walkways to provide
ample lighting during nighttime hours for employees, residents, and customers.
Discussion point: Staff was discussing to put a dollar amount on the pedestrian/streetscape
improvements. A suggestion is one percent of the total cost of construction to be dedicated
to pedestrian /streetscapes.
There was a lot of good discussion here. Commissioners had questions about who would
design and install pedestrian /streetscape improvements funded by such a requirement.
Some commissioners felt we should charge a higher percentage, mentioning that these sites
are likely to be built out to a large extent and will require much less landscaping cost that
non -TOD developments. Other Commissioners were wary of asking for too much, and
wanted to be cognizant that even a slight % increase on such expensive types of projects
added up to a lot of money. The Commission requested more information on where the
suggested 1% came from and if there are examples of other communities doing this and
what methodology they used.
Indoor /Outdoor Operations
All permitted uses in the mixed use district must be conducted within completely enclosed
building unless permitted by a conditional use permit. This requirement does not apply to off-
street parking or loading areas, automated teller machines, or outdoor seating area, alone or n
connection with restaurants.
Discussion point: Some uses such as a small nursery we would encourage to put plants
outside and through a conditional use permit we can regulate how they are outside.
Permitted signs: Mixed Use district
Subd. 1. Wall Signs Each tenant other than those in multi - tenant buildings may have one flat
wall sign, not extending more than 18 inches from the face of the building, except that such
signage may extend from the face of the roof over a covered walk. Such wall signs shall not
exceed two times of the lineal frontage of the wall to which the business is located, to a
maximum of 96 square feet. Signs shall not be internally illuminated.
Subd. 2. Canopies and Awnings The design of canopies shall be in keeping with the overall
building design in terms of location, size, and color. No canopies with visible wall hangers shall
be permitted. Signage on canopies maybe substituted for allowed building signage and shall be
limited to 25% of the canopy area. Canopies shall not be internally illuminated.
Subd. 3. Projecting_ Projecting signs will have a maximum size of 12 square feet and a
maximum width of three feet. Projecting signs cannot extend beyond the first floor of the
building. No less than 10 feet of clearance shall be provided between the sidewalk surface and
the lowest point of the projecting sign. Maximum distance between sign and building face is one
foot.
Subd 5. Monument sign One monument sign is allowed for developments of 10 — 20 acres
provided the surface area of the sign does not exceed 100 square feet per side, 15 feet in height.
This area may be increased to a maximum of 150 square feet per side for developments of over
20 acres.
Discussion point: Monument signs have been included for larger developments.
Monument signs do not have to be included. The thought is that larger developments use
monument signs to identify a site. An example would be Excelsior Crossings.
The Commission wanted to .explore allowing Monument signs as a conditional use to have
further authority over the size and aesthetic of monument signs, but were in general
agreement that they would be acceptable at large redevelopments.
Other discussion points:
• Should we give more density for developments with sustainability components?
Example green roofs, LEED certified.
Good discussion here as well. Everyone agreed philosophically in providing carrots to
encourage sustainable development. However, there wasn't a lot of confidence in what
those carrots might be, at least with respect to the zoning code. The conundrum of
providing a "bonus" for something we want in the first place (i.e. height) was identified.
• Should we require a shadow study for developments of a certain height?
The Commission wanted to explore the idea of requiring shadow studies when developments of a
certain height were adjacent to or within a certain distance of certain amenities, such as natural
resources, single family neighborhoods, and historic resources.
• Should drive - through facilities for vehicles be prohibited or allowed with a
conditional use permit?
Most Commissioners felt drive -thru facilities (NOT fast food) should be allowed with a
conditional use permit. The reasoning was that banks /pharmacies, etc. have a broader base than
those who might live in the area or use the park & ride, and need drive - thoroughs to be
competitive. The group was interested in exploring a distance rule that didn't allow drive -
thoroughs within a certain distance of one - another, to protect the integrity of the pedestrian
realm.
Other:
There was discussion about what role the zoning code could play in designating smoking areas
away from building entrances. Questions about the legal issues with this came up — I indicated
that staff would look into it.
MIXED USE
RESIDENTIAL
NMU
lake
CMU
8 th Ave
ComMU
Shad Oak
Multi dwelling units
x
x
x
Townhomes
x
x
COMMERCIAL
Bar /Tavern
x
Hotel
x
Office
x
x
x
Art Galleries
x
Artisan Shop
x
x
Bakery
x
x
x
Bank and Financial Services
x (c)
x(c)
x c
No drive thru
Beauty or Barber Shop
x
x
x
Bike Sales
x
x
Books — Office supplies
x
x
Boutiques
x
x
Butcher
x
x
x
Camera — photographic
x
x
Clothing Store
x
Clubs (private — non profit)
x
x
x
Coffee Shop
x
x
x
Collectibles (cards, coins,
comics, stamps, etc)
x
x
Costume and Formal Wear
Rental
x
x
Currency Exchange
x c
x (c)
CUP in business districts
Day Nursery
x
x
x
Delicatessen
x
x
x
Dry clean and laundry
x
x
x
Educational Facilities
x
x (c)
x
Not on first floor
Electronics
x c)
x (c)
Size restrictions
Employment agency
x
x
x
Essential public service &
utility structures
x
x
x
Fabric and sewing store
x
x
Florists
x
x
x
Garden and landscape
x(c)
x (c)
Limited outside displa
Gifts and novelties
x
x
Glassware, china, pottery
x
Health Club
x
x
Health, Karate, Dance —
studio
x
x
Hobby — craft — instruction
x
x
Ice Cream
x
x
x
Indoor Sports and Recreation
Facilit
x
x(c)
x
Size limitation in district
Interiors — decoration studio
x
x
Jewelry
x
x
Leather goods. — luggage
x
x
Liquors - off sale
x
x
x
Locksmith and fixit shop
x
x
x
Medical Service
x
x
x
Music store
x
Neighborhood market
x
x
x
Optical-jewelry mfg
x
x
Paint and wallpaper
x
Parking ramps and lots
x
x
x
Pawn shop — antiques — used
materials
x
x
Pet Grooming
x
x
Pet Store
x
x
Pharmacy — drug store
x
x c)
Size limitation in district
Photogra — studio
x
Picture framing — art shop
x
Pipe —tobacco shop
x
x
x
Print shop
x
x
x
Research labs
x
Restaurant - traditional
x
x
x
Restaurant — carry -out and
delive
x
x
x
Shoes — boots store
x
x
Sporting oods
x
x
Stationery — card shop
x
x
x
Street food vendors
x
x
x
Tailoring
x
x
x
Travel agent
x
x
x
Variety Store
x
x
Vet Clinic
x
x
x
Video — sales, rental
x
x
x
CIVIC
Transit Station
x
x
x
Park and Ride Facility
x
x
x
Public open space /park
x
x
x