HomeMy WebLinkAbout2007 03-26 500 CMWAGENDA
CITY COUNCIL/MANAGER WORKSHOP
Monday March 26, 2007
Council Chambers, City Hall
5:00 P.M.
A. CALL TO ORDER
B. ROLL CALL
C. APPROVAL OF AGENDA
D. NEW BUSINESS
E. UNFINISHED BUSINESS
Discussion of Proposed Gladstone Redevelopment Project Zoning
F. ADJOURNMENT
MEMORANDUM
TO: Greg Copeland, City Manager
FROM: Shann Finwall, AICP, Planner
SUBJECT: Gladstone Zoning Discussion
DATE: March 19, 2007 for the March 26 City Council Workshop
Background
On December 18, 2006, the city council authorized project expenses for the detailed
design and analysis of the Phase I Gladstone project. Project expenses included
drafting a zoning ordinance which will reflect the guiding principles and concepts of the
Gladstone Neighborhood Redevelopment Plan.
During the February 5, 2007, city council workshop, city staff presented a brief
introduction to the proposed Gladstone zoning ordinance. The zoning approach
proposed was a form -based zoning which will enable the city to articulate and achieve
the desired pattern and character of uses within the Gladstone neighborhood. Form -
based zoning regulates building facades and site frontages based on an overall district
character and the interface between development and the public domain, which is most
commonly a public street.
Proposed Review Process
As authorized by the city council, the planning consultants (Hoisington Koegler Group,
Inc.) have completed the draft zoning ordinance (attached). City staff proposes to
present the zoning ordinance to the city council during the March 26 city council
workshop for questions, comments, and direction. The draft zoning ordinance will then
be presented to the planning commission, community design review board, and
historical commission for feedback and recommendation to the city council. City staff
will finalize the zoning ordinance based on comments and direction received.
Form -Based Zoning
The main difference between the form -based zoning approach and the city's existing
zoning approach is that the emphasis is on the design of a development based on the
street type on which it fronts. Conventional zoning gives strict setback and height
guidelines, regardless of the development's location (i.e., whether the development is
located on a collector or arterial street). Form -based zoning regulates the form of
development, particularly the structure, based on the frontage type.
Required frontages of buildings will be based on the street type a development fronts
and the district in which it lies. Each frontage type is described by a set of standards
addressing height, site planning, building elements, and use. This approach will allow
for the most appropriate development form based on the character and function of the
adjacent public street.
Redevelopment
There are many barriers to redevelopment of a site including buy -out and relocation of
existing businesses, demolition, and site clean up. Form -based codes are designed to
provide more flexibility and fewer barriers than conventional codes in order to promote
redevelopment in a largely built -out community, such as Gladstone. For this reason, the
planning consultants have designed the Gladstone zoning ordinance to reduce
additional barriers of redevelopment including allowing a development as of right (i.e.,
with a building permit only) and having fewer controls on actual building material versus
building fenestration and facade articulation.
The draft ordinance is a work in progress and the city council, commissions, and board
may find that additional controls are needed to ensure the guiding principles of the
Gladstone Neighborhood Redevelopment Plan are achieved. However, any additional
controls should be reviewed closely to ensure redevelopment is still financially feasible.
Gladstone Zoning Ordinance
Following is an outline of the framework and content of the attached Gladstone zoning
ordinance:
Section 1: Purpose and intent, applicability, and definitions. This section also goes into
development bonuses and how those development incentives are implemented.
Section 2: Districts, street types, and streetscapes. This section also goes into height,
site layout, building design, and use specifications.
Section 3: Frontage types. This section includes a graphic illustration of each frontage
type.
Memory Care and Assisted Living Units
During the March 1 city council retreat the city council discussed how memory care and
assisted living units should be dealt with in the density calculations in the Gladstone
master plan. Based on these discussions it was determined that these types of housing
units would have less of an impact on the neighborhood as far as traffic, crime, etc., and
therefore should be counted at a lesser rate than market rate housing.
The proposed zoning ordinance allows the base density for all residential developments
in the area to be 70 percent of the density as set forth in the approved master plan for
the project area (650 x .70 = 455). The zoning ordinance further states that the
maximum density of 650 units can only be achieved through a series of density bonuses
such as sustainable building design and underground parking. Density will be calculated
on a per -unit basis, regardless if the units are market rate, senior, memory care, or
assisted living units.
Since the draft zoning ordinance does not address the memory care and assisted living
unit issue, this should be an item for discussion during the March 26 city council
meeting. City staff recommends two alternatives for calculating memory care and
assisted living units:
Unit Size The city's multi - family zoning ordinance requires that multiple dwelling
units maintain at least 580 square feet in area for an efficiency or one - bedroom
unit. The unit sizes proposed at Comforts of Home (a recent proposal for 44
units of assisted living to be located on the southwest corner of Hazelwood and
Highway 36) were in the range of 221 to 360 square feet in area. The units were
smaller due to the fact that they will only include a private bathroom and separate
bedroom /living area. This is a decrease of 38 to 62 percent in unit size based on
city code requirements. Therefore, if the proposed 44 units were converted to
market rate housing the number of units would be reduced by 38 to 62 percent
(16 to 27 units instead of 44).
The developer of the St. Paul Tourist Cabin site is proposing 180 senior housing
units (60 of those units will be assisted living and 20 of those units will be
memory care). Using the reduction in unit size mentioned above, if this
development were converted to market rate housing than 80 of those units (60
assisted living and 20 memory care) would be decreased by 38 to 62 percent.
The overall density on the site would then be 139 to 150 market rate units, as
opposed to 180 senior, memory care, and assisted units.
The Gladstone zoning ordinance could include a definition for memory care and
assisted living units which allows for increased density for this type of housing
based on the unit size. Language could be added to include how these types of
housing units would be reduced from the overall density as allowed in the master
plan. In the St. Paul Tourist Cabin site example only 139 to 150 units (the
number of units that would exist if the memory care and assisted living units were
converted to market rate units) would be reduced from the overall 650 count, as
opposed to 180 units (the number of senior, memory care, or assisted units that
are being proposed).
2. Density Calculation The city's existing multi- family land use designations count
market rate density based on the number of units per acre. Senior density is
counted as the number of people per unit. This calculation is based on a
percentage of the average number of people living in a market rate housing unit,
which is estimated at 2.9 people. Since there are less seniors living in a unit the
2.9 number is decreased to 1.1 people in a one - bedroom unit, 2.0 people in a
two - bedroom unit, and 2.5 people in a three - bedroom unit. These separate
calculations allow for increased senior housing density.
As an example the Marina site within the Gladstone area is 3.86 acres. This
area was guided as Gladstone Medium density which allows for 7 to 12 units per
acre or 27 to 46 units, regardless if the units are senior, memory care, assisted
living, or market rate units. If the senior density calculation (number of people
per unit) were applied to the low range (7 units per acre) the density would be
allowed at 71 one - bedroom senior, memory care, or assisted living units (25
more units than the market rate units).
The Gladstone comprehensive plan could be amended to include the density
calculation for senior housing, including memory care and assisted living units, or
alternatively just for memory care and assisted living units, to allow for increased
density for this type of housing. The Gladstone zoning ordinance could include
language on how these types of housing units would be reduced from the overall
density as allowed in the master plan. In the Marina site example only 46 units
(the number of market rate units that would be allowed) would be reduced from
the overall 650 count, as opposed to 71 units (the number of senior, memory
care, or assisted units which would be built).
With both alternatives the issue to discuss is how this will affect the city's park access
charges. Currently the city charges the developer of a multi - family housing development
a park access fee based on the number of units. If the number of memory care and
assisted living units are defined and calculated differently in the Gladstone area, how will
the city calculate the park access charge (on the actual or reduced number)?
Questions to Consider
When reviewing the draft zoning district consider the following:
Is the process of applying the code clear? If not, what parts of the code are most
unclear?
2. Overall, does the code achieve the principles and vision established in the
master plan?
3. Are there elements that seem too restrictive? If so, which ones?
4. Are there elements that are not restrictive enough? If so, which ones?
5. Are the districts identified consistent with the master plan? Should there be other
districts?
6. Are the street types adequate? Should there be others?
7. Are the frontage types adequate? Should there be others?
8. Are there other density bonus conditions that seem appropriate?
9. Should additional design details be required, i.e., percent of material on the
exterior?
10. Should additional permitted and prohibited uses be included?
Conclusion
City staff will present the proposed draft Gladstone zoning ordinance through a power
point presentation at the March 26 city council workshop. Time will be allotted after the
presentation for questions, comments, concerns, and direction. Review by the planning
commission, community design review board, and historical commission could begin as
early as April 3, 2007.
Attachment: Draft Gladstone Zoning District (February 6, 2007).
SECTION 1: Administration
Purpose and Intent:
The purpose of the Neighborhood Development Code is to enable
and encourage the implementation of the following principles in the
Gladstone districts:
1. To be a walkable, pedestrian - oriented neighborhood.
2. To foster activities of daily living within walking distance of
most dwellings.
3. To provide a range of housing types and price levels to
accommodate diverse ages and incomes.
4. To accommodate automobiles while respecting the
pedestrian and the spatial form of public space.
5. To integrate ecological systems into public and private
development.
6. To promote green or sustainable design into new
development.
Applicability
The Neighborhood Development Code is an alternative set of
standards for all new development within the Gladstone area. Use of
the Neighborhood Development Code shall be limited to areas of the
community that are of a neighborhood scale and are guided by a
unique master plan.
Definitions
Build -to -Line: A line established a certain distance from the
property line (street frontage side) defining where a building
shall be built.
2. Master plan: A master plan is a special plan prepared for a
neighborhood (or series of neighborhoods) each being not
more than approximately 160 to 200 acres and defined by
key features such as prominent parks, open space areas,
transportation corridors or other community attractions. The
master plan shall include a detailed land use plan, analysis
and plan for infrastructure systems, a plan for mobility
systems and a set of guiding principles that provide the
nexus for design regulations. the master plan must be
prepared through a public process and shall be amended to
the City's Comprehensive Plan.
Neighborhood Development Code
Page 1
Administrative Procedures
A site plan shall be provided consistent with the provisions of section
XX Site Plan Review for review and recommendation by the
planning commission and approval by city council resolution. The
site plan shall include, but not be limited to data required by section
XX and the following additional information:
A site inventory and analysis to identify site resources and
constraints, including floodplain, wetlands, poorly drained soils,
soils with bedrock near surface, utility easements, slopes greater
than twelve (12) percent, and areas of possible soil
contamination.
2. Plan graphics, including but not limited to the following:
a) Layout of blocks.
b) Circulation system, indicating existing and proposed streets
or rights -of -way, transit stops, bike routes, sidewalks and
other walkways, and private driveway access.
c) Street classification system, designating all streets by
function within the site.
d) Preliminary landscape plan, indicating street trees, street
furniture and landscape treatment of all streets and public
spaces.
3. Plan graphics shall include examples of building elevations for
each building type; an indication of building scale, height,
massing, parking location and relationship to the street; visual
analysis of impact on critical views and vistas; and examples of
streetscape and other public improvements, including light
fixtures, screening walls and fences, benches and other street
furniture.
4. A preliminary stormwater plan, identifying preliminary locations
of structures and methods to be used in managing storinwater and
surface water on the site. Any wetlands or floodplain on the site
shall be identified. Integration of stormwater treatment into the
landscape and site design is encouraged, as is the use of natural
methods such as ponds, wetlands or swales. Stomwater
management plans shall be prepared according to the City's
Stormwater Management Ordinance.
5. Phasing plan, where applicable, including the phasing of open
space and street improvements.
b. Utilities plan, indicating existing conditions and proposed
changes, as appropriate.
Neighborhood Development Code
Page 2
Consistency between conflicting regulations
Wherever there appears to be a conflict between the Neighborhood
Development Code and other sections of the Zoning Ordinance (as
applied to a particular development), the requirements specifically set
forth in the Neighborhood Development Code shall prevail. For
development standards not covered by the Neighborhood
Development Code, the other applicable sections in the Maplewood
Zoning Ordinance shall be used as the requirement. Similarly, all
development must comply with all relative Federal, State or local
regulations and ordinances.
Residential Density
Unless otherwise approved by the City Council, the final density for
each project shall not exceed the density as established within the
approved master plan for the project area.
Development Magnitude, Base
Unless otherwise approved by the City Council, proposed residential
development shall not exceed either in whole or by sub area 70% of
the development magnitude (total number of units) as set forth in the
approved master plan for the project area.
Development Magnitude, Maximum
Unless otherwise approved by the City Council, proposed residential
development (total number of units) shall not exceed either in whole
or by sub area 100% of the development magnitude as set forth in the
approved master plan for the project area.
Development Bonuses through Conditional Use
Permit
From time to time, a master plan may seek to encourage unique
design standards that enhance the visual quality of a development
project, provide unique lifestyle housing choices and exemplify
sustainable design practices as called for in the approved master plan
for the project area. The intent of this section is to provide
development bonuses as incentives for projects that achieve the
following criteria:
At least 5% of the materials used for new
construction are from salvaged, refurbished or reused
materials.
2. The project achieves a 10% decrease in the rate and
quantity of post project development stormwater
runoff when compared with the pre - project rates and
quantities.
The project captures and re -uses rainwater for the
primary irrigation source for on -site landscaping.
Neighborhood Development Code
Page 3
This can be done through the use of cisterns or other
rainwater recycling technique.
4. The project incorporates external courtyards and
public plazas that are available for public use and
gathering.
At least 50% of new buildings achieve LEED
certification.
6. The project incorporates historical markers and
interpretation of the Gladstone area and incorporates
public art within the development project.
7. The project incorporates a diversity of housing price
points with a minimum of 10% and a maximum of
15% of proposed units (including bonus units) as
affordable housing units. Affordable housing shall be
as defined through the Metropolitan Council's
Livable Communities Program.
8. The project incorporates underground parking or
structured parking for more than half its required
parking needs.
The development bonus awarded shall be 5% over the development
magnitude base for each of the above conditions that are achieved but
not to exceed the development magnitude maximum in whole or by
sub area as determined in the approved master plan. For example, if
the development magnitude base was 50 units, achievement of one of
the above conditions would award 2.5 bonus units or 5% of 50.
Achievement of two of the above conditions would achieve 5 bonus
units or 10 %.
Administration of the development bonuses will be done through the
City's Conditional Use Permit process as defined in Article V
Conditional Use Permits of the Maplewood Zoning Code. The
conditional use permit will run with the property ensuring longevity
to the conditions.
Development "as-of-right"
Developments with a total footprint of less than 9,000 square feet, do
not require density bonuses, are three (3) or fewer stories tall and that
meet all standards as outlined in the Neighborhood Development
Code shall be permitted to build as a matter of right. Such projects
shall be reviewed through an administrative process as established by
the City Council, but shall not be subject to the normal review
process.
Neighborhood Development Code
Page 4
How to Use this Code (Organization of code
The Neighborhood Development Code is organized around three
regulating elements: Districts, Street Types and Frontage Types. The
following steps are established to ease the process of receiving
entitlements through the Neighborhood Development Code:
Step l: Locate the District your property is within. The district
provides a high level description of the intended character and
intensity of development. Understand the regulating criteria that
apply district wide to your property.
Step 2: Locate the street type that your property will front on. The
street type is the second regulating feature that helps define the type
of structure and character of development desired along public right -
of -way in the district. Understand the general landscaping and street
character that accompanies that type of street.
Step 3: Determine what frontage is desirable. Depending on what is
desired from a building standpoint, determine what frontage
requirements apply to your project. These requirements define the
form, character and intensity of the use.
The following provides an overview of each section.
Section 2: Districts, Street Types and Streetscape
Districts
The neighborhood development code is divided into four separate
sub- districts that are defined principally by their character, intended
level of intensity regarding use and density. The districts in order of
most intense and greatest variety of uses to least intense, more
restrictive uses are as follows:
1. Neighborhood 1: (N1) Village Core
2. Neighborhood 2: (N2) Village Edge
3. Neighborhood 3: (N3) Village Residential
4. Park/Open Space: (POS) Parr or Open Space facility
Street Types
Street types are intended to help define the type of building frontage
desired along a corridor based on the function and character of the
street. Street types are based on the volume of traffic expected on the
street, the function of the street (arterial/collector vs. local access),
and street character (high activity commercial street vs. residential
street). The following street types provide a common hierarchy
appropriate to the Neighborhood Development Code:
1. Main Village Street: arterial street serving the greatest traffic
volumes and high commercial activity
Locate the district
your property is in
Locate the street
type your property
fronts on
Determine what
frontage fits your
project needs
Neighborhood Development Code
Page 5
2. Residential Street: lower traffic volumes and 100% residential
frontage and residential access
3. Secondary Village Street: secondary streets that provide access
to the Village Core or Village Edge districts
4. Green Street/Trail Corridor: public rights -of -way that serve as
pedestrian access points including trail corridors
Figure 1 Guiding Map: Neighborhood Districts and Street Type
Streetscape
The section on streetscape provides standards and guidelines for the
planning and design of the street beyond the physical street itself.
Different streetscape standards and guidelines apply based on the
district intent and the street function. These standards and guidelines
are to support and to be in conjunction with public improvements
designed and constructed by the City.
Section 3: Frontage Types
Frontage types are used to regulate the form of the development and
particularly the structure. Frontages are developed based on the street
type it fronts on and the district in which it lies. Each frontage types
Neighborhood Development Code
Page 6
are described by a set of specifications addressing height, site
planning, building elements, and use. All new development is
required to have frontage on a public street. Frontage types include
the following:
F1 Main Street 4 -Story Mixed -Use
F2 Main Street 3 -Story Mixed -Use
F3 Main Street 2 -Story Mixed -Use
F4 Village Street Residential
F5 Main Street 2 -Story Residential
F6 Front Yard Stacked Residential
F7 Front Yard Stacked Residential
F8 Front Yard 3 -Story Townhouse
F9 Front Yard 2 -Story Townhouse
The following table is intended to help identify what frontage types
are appropriate for a particular site.
Table 1. Regulating Chart
DISTRICT
STREET TYPE
FRONTAGE TYPE
Neighborhood 1(N1)
Village Core
Main Village Street
F1
Secondary Village Street
F4, F6, F8
Green Street / Trail Corridor
F4, F6, F7, F8
Neighborhood 2 (N2)
Village Edge
Main Village Street
F2, F3, F5, F6
Secondary Village Street
F6, F8
Green Street / Trail Corridor
F6, F7, F8
Neighborhood 3 (N3)
Village Residential
Main Village Street
F6, F9
Residential Street
F8, F9
Green Street / Trail Corridor
F7, F8
Park /Open Space
(POS) Open Space or
Park Facility
NA — There will be no
commercial or residential
development in this District
NA
Neighborhood Development Code
Page 7
SECTION 2: Districts, Street Types and
Streetscape
Introduction
Form based zoning places great importance on regulating building
facades and site frontages based on an overall district character and
the interface between development and the public domain which is
most commonly a public street. This section describes the place
dimensions that shape the types of development that are appropriate
within each district. In order to better understand and apply the right
building form a neighborhood is defined by Districts. Street Types
are used to orient the most appropriate development form based on
the character and function of the adjacent public street.
Districts Defined
The following districts provide a hierarchy of neighborhood districts
from most intense development pattern to generally the least intense
development pattern.
Neighborhood 1 (N1)— Village Core
The intent for Neighborhood l is to provide a village -like
development pattern with the predominant use being a true mix of
residential and commercial uses. Uses may be vertically or
horizontally mixed. This district would accommodate the highest
level of density /intensity of all the districts and is meant to be an
active urban center for the neighborhood. The core emphasis of this
district should be to serve as the neighborhood center of activity with
an active retail and commercial component. Projects in the NI
district should be designed such that the pedestrian realm and
pedestrian circulation systems take precedence over the automobile.
Neighborhood 2 (N2)— Village Edge
The intent for Neighborhood 2 is to accommodate a more moderate
density /intensity of development consisting of a mix of attached
housing and stacked housing, limited commercial and office uses,
including live -work units. Neighborhood 2 provides for a mixed -use
character, however, the predominant pattern is residential.
Neighborhood 3 (N3)— Village Residential
The intent for Neighborhood 3 is to accommodate a predominantly
lower density neighborhood consisting of single family attached
homes. Neighborhood 3 is appropriate for redevelopment areas that
are adjacent to existing single- family residential districts and should
serve as a transition to a more intensively used area. Uses within this
district will be predominantly residential in character with limited
opportunities for live -work units.
Gladstone Mixed Use Code Section 2 - Page 1
Park and Open Space (POS)
The intent for the Park and Open Space district is to have a single
district that zones property for what it is guided for in the
Comprehensive Plan. Parklands would be included in this district.
The purpose and intent would be to allow active and passive
recreational uses, natural resource preservation and education,
historical interpretation and public gathering. No structures are
assumed in this district with the exception of structures needed to
carry out the functions as a park or open space facility.
Street Types Defined
Main Village Street
Main Village Streets are the primary community streets that bring
traffic through the district and provide the primary routes for entering
or leaving the district. Main Village Streets have a diversity of uses
fronting the street as these streets typically will cross through all
districts. Pedestrian elements such as trees, plantings, planters, street
furniture, wide sidewalks along with attractive commercial facades
will define these streets as active places for shopping, walking, living
and playing.
Secondary Village Streets
Secondary Village Streets are neighborhood streets with an urban
character. These streets are located within the core area with a higher
density /intensity development mixed use development pattern
fronting them. While not as much through traffic, the streets will
serve as the primary access points to the parking areas for
commercial development within the Village Core areas. A variety of
frontages will occur on these streets. These streets are envisioned as
vibrant pedestrian areas with buildings sighted near to the street
offering an attractive, safe and comfortable pedestrian environment.
Residential Neighborhood
These streets are located near to existing single- family residential
areas and have limited traffic serving primarily access to local
residential homes. These streets are narrow with sidewalks on both
side and a more quiet character.
Green Street t Trail Corridor
Green Streets and Trail corridors are public rights -of -ways for the use
of only bikes and pedestrians. With plenty of ROW for plantings,
benches, pedestrian amenities, buildings will open up and have plenty
of access to these great spaces.
Streetscape
Streetscapes are the areas within the public right -of -way between the
street surface (or curb) and the front yard. Streetscape generally
includes sidewalks, landscaping, street furniture, street lights and
banner poles. Streetscapes are among the most important urban
Gladstone Mixed Use Code Section 2 - Page 2
design features of neighborhoods, because their appearance, character
and the impressions they evoke, create the public image of the district
and ultimately the City of Maplewood. That image is significant to
how residents, businesses and visitors think and feel about the City.
This section provides standards and guidelines for the planning and
design of the publicly -owned portions of the streetscape, as well as
shared private facilities such as private streets and alleys. The
standards and guidelines of this section establish appropriate
requirements for the width and uses of public and private street
rights -of -way (for traffic, parking, pedestrians, bicycles, and
landscaping).
Streetscape Standards and Guidelines
The following standards and guidelines apply to the design and
construction of public rights -of -way and right -of -way improvements
in conjunction with proposed subdivisions, individual lot
development where proposed projects are required to provide right -
of -way dedications or improvements and public right -of -way
improvements designed and constructed by the City.
Gladstone Mixed Use Code Section 2 - Page 3
Table 2 Street and Streetscape Standards
DISTRICT
STREET TYPE
DRIVEwAP
ON STREET
SIDEWALK
BOULEVARD
BOULEVARD
DIMENSIONAL
SUGGESTED
ACCESS
PARKING
WIDTH
WIDTH
CHARACTER
REQUIREMENTS
STREETSCAPE
SPACING
(MEASURED FROM
FOR PLANTINGS
FURNISHINGS (TO BE
BACK OF CURB TO
NEGOTIATED
SIDEwALKEDGE
THROUGH DEVELOPER
AGREE_MEN r)
Boulevard trees
Boulevard trees,
spaced 30 feet
Ornamental street
1 principle drive
organized
on center
lights and banner
way access per
plantings,
poles, benches, trash
:Main Village
block face
both sides
14 feet
0 -8 feet
Street
located mid
planter boxes,
planters ranging
receptacles, bollards,
block
minimal turf
8 -16 feet in
media containment
areas
length with 10
areas, bike racks, etc...
feet in between
Driveways
Boulevard trees
should be
Boulevard trees,
35 feet on center
Ornamental street
separated a
turf grass with
lights, trash receptacles
Ni
Secondary
minimum of 100
both sides
6 -8 feet
8 feet minimum
occasional
Village Street
feet and should
organized
Planters no more
than 12 feet in
and bike racks as
needed
be consolidated
planting areas
where possible
length
6 foot
Pedestrian scaled street
sidewalk
14 feet minimum
Boulevard trees
lighting, benches or
No vehicle
along trail
from edge of walk
Boulevard trees,
30 feet on center
seating areas off of
access except
corridor
way for green street
and turf grass
main walkway,
Green Street;
NA
with occasional
Planters ranging
Trail Corridor
emergency
organized
8 -16 feet in
vehicles
12 foot
No requirement for
bike racks, trash
planting areas
length with
concrete or
trail corridor
feet in betwee n
e
receptacles and
paver walk
bollards as needed
Gladstone Mixed Use Code Section 2 - Page 4
DISTRICT
STREET TYPE
DRIVEWAY
ON STREET
SIDEWALK
BOULEVARD
BOULEVARD
DIMENSIONAL
SUGGESTED
ACCESS
PARKING
/WIDTH
/WIDTH
CHARACTER
REQUIREMENTS
STREETSCAPE
SPACING
(JIEASURED FROM
FOR PLANTINGS
FURNISHINGS (TO BE
BACK OF CURB TO
NEGOTIATED
SIDEWALK EDGE)
THROUGH DEVELOPER
AGREEMENT)
Boulevard trees
Boulevard trees,
spaced 30 feet
turf grass with
on center
Main Village
Same as N
Same as N1
10 -14 feet
Same as N
occasional
Sane as Nl
Street
organized
Planters no more
N2
planting areas
than 12 feet in
length
Secondary
Same as N 1
Same as NI
Same as N 1
8 foot minimum
Same as NI
Same as N1
Same as NI
Village Street
Green Street!
Same as NI
NA
Same as N1
Same as NI
Same as N1
Same as NI
Same as NI
Trail Corridor
/lain Village
None
Both sides
8-10 feet
8 foot minimum
Same as N2
Same as N2
Same as NI
Street
1 driveway
access per block
N3
Residential
face
Both
5 foot
8 foot
Boulevard trees
Boulevard trees
Pedestrian scaled street
or access
sides
minimum
minimum
and turf grass
40 foot on center
lighting
Street
via alley from
side street
Green Street/
NA
NA
Same as N1
Same as N1
Same as NI
Same as N
Same as NI
Trail Cot idor
Gladstone Mixed Use Code Section 2 - Page 5
SECTION 3: FRONTAGE TYPES
The frontage is the semi - public space between the street edge (property line) and the front
wall of a building. The City regulates the form, size and quality of frontages by specifying a
range of common frontage types for each property. This section of the code can be used to
find the range of Frontage Types allowed for new development on any given property based
on the district it is within and the street type it fronts on.
The following is a list of frontage types and an accompanying diagram illustrating the various
frontage requirements. A complete matrix including textual descriptions of the height, site,
elements and use specifications follows the graphic illustration of each frontage type.
F1- Mixed Use Commercial Buildings
m
..
!4
8! Setback/Build-to-Line
Section 3 - Page 1
F2- Mixed Use Commercial Buildings
I
18' Min . ... ...... .............
ri
EEGM
E4 �R�
12' Mir
8'SethackJBuiId4o-Ljne
F3- Mixed Use Commercial Buildings
Section 3 - Page 2
F4- Village Residential
F5- Multifamily Residential
. . . . ............ P
Second
Floor
%, R -
30" above the ground
plane.
'alk-up entrance
Public Nght-of-way
line
Old ad
Underground
Parking
Section 3 - Page 3
F6- Multifamily Residential
20' Setback/Build -to- Line
F7- Multifamily Residential
nc
Floor
M ......r.. ..U1tl -ui
im
entrance
Public
line
20' Setback/
Build -to -line
Section 3 - Page 4
F8- Townhouse 3-Story Residential
a i 6
F9- Townhouse 2-Story Residential
,« M
10
fm���
r.
(min. 30" above
grade).
Section 3 - Page 5
' Building Coverage shall be defined as the total area within a lot excluding setbacks.
' The Build To line shall represent a line parallel to the street frontage at the ininiimmn setback
HEIGHT SPECIFICATIONS
SITE SPECIFICATIONS
ELEMENTS SPECIFICATIONS
USE SPECIFICATIONS
i
Upper
Story Step
Setbacks
Vehicular
°t d
?a, a
Principal
Ground'
Upper'
Back' as
(
Building
Building
Circulation
Sidewalk
Facade
Ground
Upper
c y
.Building
Floor
Floors
measured
frontage
a
and Parking
Site',
'Circulation
Fenestration'
Articulation
Signage'
lighting
Floor
Floor
Prohibited
p F
from
Front
''Side
Rear
or Garage
And Roofs
U.
building
.access
face
Min 2
Minimu
Minimu
100% of 3`
Maximum
A min. of
8 foot
0 or
10
Parking and
Internal
First floor
Blank lengths of
All signage
Lighting plans
Ground
Upper floor
Pawn
story
m 12
m 9 foot
story must
70%
75% of
10
feet
vehicle
sidewalks
facades along
wail along any
shall be
shall utilize dark
Floor
spaces
shops
Max 4
foot
clear
be setback
the
feet
circulation
shall provide
the build to line
build to line
front lit.
sky friendly
spaces
shall be
Adult uses
story
clear
10 feet from
Minimum
building
shall be
connections
shall maintain
fagade of more
lighting (cut off
shall be
commercia
Church or
building line
50%
along
oriented to
to public
60% minimum
than 15 linear
Signage
fixtures) that
100%
I, office or
religious
50% of 4 t '
the
rear or
walkway
window
feet are
shall
focuses the light
active retail
residential
institutions
story must
required
internal to the
network and
coverage.
prohibited.
maintain a
towards buildings
including
uses
be setback
build to
site.
ground level
consistent
or spaces.
such uses
8 to 10 feet
Iine
Structured or
commercial
Darkly tinted
Blank walls
design
as retail
from 3r
underground
space at the
frosted
along streets
theme
Parking areas and
goods and
story
parking is
front and rear
windows or any
frontages,
across the
pedestrian
services,
F1
building line
encouraged.
of buildings
windows that
public outdoor
district.
walkways shall
restaurants
Access to
block two way
spaces and
utilize pedestrian
, cafes,
parking shall
visibility are
major
scale lighting.
be from
prohibited at
pedestrian
internal drive.
ground level
areas are
Site and building
commercial
prohibited
lighting should
frontage
use the same
spaces
Flat roofs and
family of fixtures.
parapets are
preferred roof
structures
Min 2 story
Same as
Same as
100% of 3`
Ground
Residential
Same as F1
Max 3
F1
F1
story must
Floor
and Office
story
be setback
Spaces
10 feet from
located on
building line
corners
F2
Same as F1
Same as F1
shall be
100%
commercial
retail uses.
Residential
and
' Building Coverage shall be defined as the total area within a lot excluding setbacks.
' The Build To line shall represent a line parallel to the street frontage at the ininiimmn setback
3 Residential is considered an interim use until such dine as the market changes to support commercial spaces. All ground floor spaces shall be designed to acconunwhue firture conversion to connnereiA uses.
HEIGHT SPECIFICATIONS
SITE SPECIFICATIONS
ELEMENTS SPECIFICATIONS
USE SPECIFICATIONS
Upper
m
i
Story Step
Setbacks
Vehicular I
CL
Principal
Ground
Upper
Back ( as
Building
Buildi ng
Circulation,
Sidewalk
Facade
G round
Upper
c >d
Building ;,
Floor
Floors
Coverage a
frontage `
and Parking
Site
Fenestration
Articulation
Signage
Lighting
Floor
Floor
Prohibited
Q E-
from
Front
'Side
Rear
or Garage
Circulation
And Roofs
U.
building
access
face
Commercia
1 3
Live -work
Min 1
Same as
Same as
Same as F2
Max 30l
A min of
0 to 8
Sam
Same
Surface
Entrances to
Same as
Same as
Same as F1
Story at
F1
F1
33% of
feet for
e as
as F1
parking is
commercial
F2
F2
build -to
the
two
F1
permitted on
spaces and
line
building
story
the front and
parking areas
shall be
structu
side yard
shall be
Max 3
located
re
areas but
connected to
story with
along
shall maintain
the public
upper
the
at least the
sidewalk
story step
required
same
system
F3
back
build to
setback as
Same as F1
line.
the building.
1 Story
structures
only
permitted if
part of or
connected
to a multi-
story
structure
3 Residential is considered an interim use until such dine as the market changes to support commercial spaces. All ground floor spaces shall be designed to acconunwhue firture conversion to connnereiA uses.
4 Front porches. %stoops are allowed to project into the setback area by a maximum of 6 feet
HEIGHT SPECIFICATIONS
SITE SPECIFICATIONS
ELEMENTS SPECIFICATIONS
USE SPECIFICATIONS
Upper
m
i
Story Step
Setbacks
vehicular I
a
Principal
Ground
Upper
Back ( as
Building
Buildi ng
rcu
Circulation
Sidewalk
Facade
Ground
Upper
c >d
Building ;,
Floor
Floors
Coverage a
frontage `
and Parking
Site
Fenestration
Articulation
Signage
Lighting
Floor
Floor
Prohibited
Q E-
from
Front
'Side
Rear
ar Garage
Circulation
And Roofs
U.
building
access
face
Min 3 story
Ground
Same as
1001 of 4
Same F1
Same as
20 feet
10
20
Parking is
Ground level
Street facing
Balconies are
NA
Individual unit and
Residential
Residential
Commercial
Max 4
floor
F1
story shall
F1
feet
feet
encouraged
units shall
facades along
required to be a
common entries
retail or
story
units
be set back
underground
have
the build to line
minimum of 5
shall have lighting
Small
service
shall be
8 to 10 feet
or through
individual
shall maintain
feet deep and 8
directed toward
professiona
raised a
from the
district
access to
40l minimum
feet wide and
the building.
I office,
minimu
building
parking
public
window
are not
building
m of 30
fapade
approach
streettsidewal
coverage.
considered an
manager or
inches
k
encroachment
lobby less
F4
above
Surface
Stoop or porch
on the setback
than 1,000
the
parking shall
Parking
to individual
square feet
ground
be located to
areas shall
units is
Architectural
plane
the rear of
be connected
required
details such as
the building
to public
shutters, eves,
Min 9
or internal to
sidewalk
cornices
foot
the block
system
clear
Gabled roofs
are preferred
Max 3
Garden
Same as
NA
Garden level
Street facing
Same as F4
NA
Same as F4
story with
apartme
F1
and first floor
facades along
with the
garden
nt unit
units shall
the build to line
exception that
apartment
shall be
have
shall maintain
Roofs should
set 5
individual
40% minimum
be flat or
feet
accessto
window
parapets
below
public
coverage.
grade
streetisidewal
F5
with
Same as F1
k
Garden
Same as F4
walk up
apartments and
unit as
Parking
first floor units
first floor
areas shall
with primary
be connected
doorway
Min 9
to public
entrance 90
foot
sidewalk
degrees to
clear
system
build to line.
Max 3
Min 9
Same as
1001 of 3`
40l Max
A min of
20 feet
10
20
Residential
Residential
Commercial
story
foot
F1
story shall
60% of
feet
feet
F6
clear
be set back
the
Same as F4
Same as F4
Same as F4
8 to 10 feet
building
shall be
4 Front porches. %stoops are allowed to project into the setback area by a maximum of 6 feet
HEIGHT SPECIFICATIONS
SITE SPECIFICATIONS
ELEMENTS SPECIFICATIONS
USE SPECIFICATIONS
i i
Upper
Story Step
Setbacks
Vehicular
Principal
Ground
Upper
Back as
Building
Building
Circulation 1
Sidewalk
Facade
Ground
Upper
r
Building
Floor
Floors
measured
Coverage'
frontage
and Parkin;
Site
Fenestration
Articulation
Signage
Lighting
Floor
Floor
Prohibited
2
from
Front
Side
Rear
Or Garage
Circulation
And Roofs
U.
building
access
face)
located
along
the
required
build to
line.
F7
Same as F5
Same as F5
20
Same as F5
Same as F5
Same as F6
Feet
Max 3
Min 9
Same as
NA
40% Max
A min of
Same as F6
Same as F4
Same as F4
Same as F6
stories
foot
Fl
75% of
clear
the
building
shall be
located
along
the
F8
required
build to
line.
Max 2
M I
Min I
Same as
NA
40% Max
Same as
Same as F6
Same as F4
Same as F4
Same as F6
F9
tory
story
I
F1
F8
clear