Memo Development Standards Mixed UseMEMO
To: Zoning and Planning Commission
From: Nancy Anderson
Date: March 23, 2010
Subject: Development Standards for Mixed Use Zoning
Attached is the latest version of proposed development standards for the new mixed
use zoning. Some changes that were made from the previous meeting are the
following:
Attachments
Landscaping section
Landscaping section was added
Maintenance of streetscapes
Language was added that requires the owner of building abutting needs to
maintain streetscape. Additional language to be added to strengthen language
Conditional use permit for monument signs
Language requires a conditional use permit. Will need to add conditions
Requirements for a shadow study
Language added that a building that is over four stories requires a shadow study
Consider language for conditional use for drive - through
Language added for a drive thru with a conditional use permit
Conditions that require a TDM study
Language was added to require a TDM study for developments over fi acres or
100 residential units
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.
9 0 Y '
Shadow Study
Exterior
Building Orientation
Transparency
h) In buildings that have several uses, shared short-term bicycle parking facilities are
encouraged and should be centrally located between uses.
A shadow study is required for all buildings four stories or higher. The shadow study will
indicate the shadows cast at the shortest and longest days of the year. Impacts of a shadow on
the surrounding property ay be a reason to lower and/or adjust the location or height of
building(s).
The primary exterior treatment of walls facing a public right -of —way or parking lot 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 facade as a secondary treatment or trim but
shall not be a primary exterior treatment of a wall facing a public right -of -way.
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.
A minimum of 60 percent to a maximum of 75 percent of the front 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. Side facades abutting a public right -of -way shall
have a minimum of 30 percent clear windows.
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.
r .-
$2,000,000 - $3,000,000
$3,000,000 - $4,000,000
over $4,000,000
Documentation showing an estimated dollar amount of landscaping shall be provided to the City
prior to any approval.
All new over story trees shall be balled and burlapped or moved from the growing site by tree
spade. Deciduous trees shall have a minimum caliper of 2.5 inches. Coniferous trees shall be a
minimum caliper of 1.5 inches.
All site areas not covered by buildings, sidewalks, parking lots, driveways, patios or similar hard
surface materials shall be covered with sod or an equivalent ground cover approved by the City.
This requirement shall not apply to site areas retained in a natural state.
An underground sprinkler system shall be provided as part of each new development. A
sprinkler system shall be provided for all landscaped areas except areas to be preserved in a
natural state. The sprinkler system is required to have a sensor for an automatic shut -off to
prevent the system from operating when it is raining.
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 in
connection with restaurants.
Signs
$30,000 + .75 percent
of project value in
excess of $2,000,000
$37,500 + .25 percent
of project value
in excess of $3,000,000
1 percent
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