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HomeMy WebLinkAbout2003 12-08 City Council Manager Workshop PacketAGENDA CITY COUNCIL/MANAGER WORKSHOP Monday, December 08, 2003 Council Chambers, City Hall 6:00 p.m. A. CALL TO ORDER B. ROLL CALL C. APPROVAL OF AGENDA D. NEW BUSINESS Hillcrest Village Redevelopment Presentation E. FUTURE TOPICS Sidewalk Study-Overall City Plan F. ADJOURNMENT City CounciUManager Workshop 12-08-03 Agenda #D1 MEMORANDUM TO: Richard Fursman, City Manager FROM: Shann Finwall, Associate Planner SUBJECT: Hillcrest Village Redevelopment Update LOCATION: Along White Bear Avenue, North of Larpenteur Avenue and South of Ripley Avenue DATE: December 1, 2003 Background City staff hosted an information sharing session on October 23, 2003. This was intended to inform property and business owners in the Hillcrest area of the city's plans to help revitalize the area. Information shared at the meeting included planned capital improvement projects, results of the Maxfield Research market feasibility study, and proposed zoning changes for the area. As you are aware, the city council approved a development moratorium for the Hillcrest Village redevelopment area so that staff could draft zoning and design standards based on the Metropolitan Council's smart-growth development principles. Over the last eight months staff has been receiving comments and guidance from the planning commission and community design review board on the drafting of these principles. Staff has now compiled all comments into a draft ordinance, which staff is calling the mixed-use zoning district. This zoning district will allow for a mixture of land uses and is intended to promote the redevelopment of an area into an urban center with compact, pedestrian- oriented commercial and residential uses. The mixed-use zoning district could be implemented in the Hillcrest Village redevelopment area, as well as other areas of the city, such as the Gladstone neighborhood, where there is a need for redevelopment to create a revitalized, urban village setting. This is the type of development the city envisioned in the Hillcrest Village Redevelopment Plan. Workshop Presentation Planning Commissioner Jackie Monahan-Junek has been assisting staff with Hillcrest redevelopment public relations for the past few months. During the December 8, 2003, city council workshop, Ms. Monahan-Junek will join city staff in presenting a similar presentation to the city council as that shown to the Hillcrest property owners in October. The presentation will cover background on the history of the Hillcrest Village Redevelopment Plan, city council actions regarding the plan to date, and will be the first opportunity for the city council to review the new zoning district. Mixed-Use Zoning District City staff recently submitted the draft mixed-use zoning district to all affected property owners within the Hillcrest area. The intent was to receive comments regarding the proposed zoning district from affected property and business owners, and to share those comments prior to the city council's initial review of the mixed-use zoning district. Of the 47 mailings sent, staff has received six responses back as follows: Dr. Steven Hallstrom, Minnhealth Family Physicians, PA, 1814 No. St. Paul Road, Maplewood, MN 55109: The Hillcrest area is very much in need of a major redevelopment. The area looks very run down and poorly kept up. We struggle with our business neighbor, Performance Transmission, in the failure to meet Maplewood city ordinances in terms of storage of materials outside the physical building. We need a fresh redevelopment in order to attract businesses and residential properties. Raleigh P. Nelson, 1 Hill Farm Ct., North Oaks, MN 55129: My business associates and myself have a very poor opinion of the City of Maplewood. In year 2000, we closed our Burger King Restaurant at 1706 White Bear Avenue. We sold the property to Walgreen's and received an earnest money contract. Walgreen's representative and our attorneys and the architect made many changes on the building and property design to comply with the City of Maplewood's requests. After three council meetings we were defeated. This cost us considerable money and Walgreen's over $30,000. Now since plan changes have been made, there is a new Walgreen's on the corner of White Bear Avenue and Larpenteur. This increases the tax base for St. Paul (it is in St. Paul) and reduces the tax base for Maplewood. I do not believe that the City of Maplewood is business oriented. Sue Q. Allhiser, 1799 White Bear Avenue N., Maplewood, MN 55109: The proposed rezoning map shows the area up to Hejny Rental. The map we looked at in the meeting did not show the homes on White Bear being affected, only a few at the comer of White Bear and Larpenteur. A lot of good can come from the redevelopment however. Being respectful of the neighborhood, its homes, and type of people here is crucial. For example, no one living in this area now is going to buy a $300,000 condo. Craig Nelson, 1783 White Bear Avenue N., Maplewood, MN 55109: During a telephone conversation with Mr. Nelson, he expressed concern over possible tax increases with a zoning change to his property. He inquired about whose responsibility it would be to remove snow from future sidewalks. He also indicated that he thought the existing angle of North St. Paul Road acts as atraffic-slowing feature and questioned plans for realignment. John Mirsch, 1769 White Bear Avenue N., Maplewood, MN 55109: During a telephone conversation with Mr. Mirsch, he questioned whether the City of Maplewood was looking to purchase his property. Samuel S. VanTassel, Senior Real Estate Representative, Marathon Ashland Petroleum (representing Super America): Mr. VanTassel's correspondence is attached on page 4. In summary, Marothan Ashland is opposed to any new regulation that would make the Super America station/store anon-conforming use. Proposed Rezoning Timeline December 8, 2003: Hillcrest Village Redevelopment Plan presentation to city council; city council's first review of proposed mixed-use zoning district January 5, 2004: Planning commission's final review and recommendation of mixed-use zoning district Hillcrest Village Redevelopment 2 December 1, 2003 January 19, 2004: Planning commission's review and recommendation of rezoning and comprehensive land use plan change (public hearing for comprehensive land use plan change) January 26, 2004: Update to city council on proposed mixed-use zoning district - intended to inform city council of planning commission's recommendation of mixed-use zoning district (no formal action required) February 9, 2004: City council's review of mixed-use zoning district, rezoning, and comprehensive land use plan change (public hearing for new zoning district and rezoning) March 8, 2004: City council's second reading of new zoning district Summary The December 8~' city council workshop will be the first opportunity for the city council to review the proposed mixed-use zoning district, which is based on smart-growth principles envisioned in the Hillcrest Village Redevelopment Plan. No formal action is required at this time, but because of the length and complexity of the new zoning district, staff wanted to ensure city council had adequate time in which to review and compile questions and comments regarding the proposed zoning district prior to any official action by the city council. P:com-dev4nixed-use memo Attachments: 1. Marathon Ashland November 25, 2003, Correspondence 2. Draft Mixed-Use Zoning District Hillcrest Village Redevelopment 3 December 1, 2003 Attachment 1 o~ November 25, 2003 Ms. Shann Finwall Associate Planner City of Maplewood 1830 E. County Road B Maplewood, MN 55109-2797 Dear Ms. Finwall, Marketing -Real Eslvle MARATHON ASNLANp Polfroleuta llC ~Q Cenhe Pointe Blvd., Suite 1 Mandela Heights, MN 55120 Telephone 651 /454-7776 ext. 214 Fox 651/454-8754 Inkrnet www.maraflwn.com/reols~f We received your letter that outlines a proposed mixed-use zoning district for the Hillcrest Area of Maplewood. We have several concerns regarding the proposal that would make our new station/store non-conforn3ir~g. SuperAmerica has occupied this corner for approximately forty years. SuperAmerica has an aggressive program of reinvesting in ouc facilities and the neighborhoods they serve. To that end, SuperAmerica razed and completely rebuilt our station/store located at 1750 White Bear Avenue. The store-re-opened in February 2001. SuperAmerica's investment was $1,600,000 to rebuild this store. SuperAmerica did not ask nor obtain any financial assistance from the City. SuperAmerica made this substantial investment as a vote of confidence in the neighborhood it serves. The proposed mixed-use zoning district would make our station/store non-conforming in several respects. Our station/store has six petroleum dispensers that would classify it as a major fuel station. A major fuel station would be prohibited in the proposed zoning district. Display or sale of goods or materials would also be prohibited. The additional dispensers and outside displays are a vital part of our business. If SuperAmerica had been limited by the restrictions of the proposed zoning district, SuperAmerica would have not made the investment in rebuilding the store. In our case, the proposed zoning district would not have fostered new investment it would have prohibited it. SuperAmerica is very pleased with our new store. Our customers have told us how much they like "their" new store. I expect the policy makers of Maplewood would see the benefit of this new facility. SuperAmerica is opposed to any new regulation that would make the station/store a non-conforming use. S' erel u amuel .Van asset, CIM Senior Real Estate Representative 4 Attachment 2 DRAFT MIXED-USE ZONING DISTRICT November 17, 2003 Author's Notes Indicated in Italics Purpose and Intent: The purpose of the mixed-use zoning district is to provide areas in the City of Maplewood with a mixture of land uses, made mutually compatible through land use controls and high- quality design standards. With this district, the City of Maplewood intends to promote the redevelopment or development of an area into amixed-use urban center with compact, pedestrian-oriented commercial and residential land uses that are within an easy walk of a major transit stop. The intent of the mixed-use zoning district is to enhance viability within an area and foster more employment and residential opportunities. The placement and treatment of buildings, parking, signage, landscaping, and pedestrian spaces are essential elements in creating the pedestrian-friendly and livable environment envisioned by the city in an area. To ensure these elements are achieved basic design standards are included in the district, which could be expanded by the city as a separate architectural overlay district for a particular area. Uses Permitted (P) Conditional Use Permit (CUP) Type of Use Prohibited (PR) Residential Uses Single-family dwelling P Double dwelling P Multiple dwelling P Secondary dwelling CUP Mixed Commercial-Residential Uses Multiple-dwelling residential and commercial P Live-work unit CUP' Commercial Uses Adult uses and sexually oriented businesses PR Antennas which are freestanding and not PR located on existing structures Bakery/candy shop/catering, which produces P goods for on-premise retail sale Bank, credit union P Bed and breakfast CUP Cemetery, crematory or mausoleum PR Clinic, medical or health related P Clinic, veterinary P/PRZ Currency exchange business PR Drive-through sales and services PR Drive-up food or beverage window PR Dry cleaning and laundry pick up station P Dry cleaning plant P/PR3 Exterior storage, display, sale or distribution of goods or materials PR Health/sports club P Indoor recreation P Draft Mixed-Use Zoning District 5 November 17, 2003 Permitted (P) Conditional Use Permit (CUP) Tvae of Use Prohibited (PR) Commercial Uses (continued) Indoor theater P Laundry P ° Limited production and processing P/CUP Liquor store P Maintenance garage PR Major motor fuel station PR Mining PR 5 Minor motor fuel station CUP Motor vehicle wash PR OfFce P Off-street parking as a principal use PR On-sale liquor business P Pawnbroker PR Planned unit developments PR Publishing, photocopying, or printing establishment P Restaurant P Retail P Small appliance and electronic component or equipment repair P Accessory use customarily incidental to any of the above uses P The city shall allow commercial uses similar to the above if they would not create a nuisance and if they are not noxious or hazardous. The city council shall review uses that are not clearly similar for determination of compatibility. 'Live-work units are a permitted use in the mixed-use zoning district if they meet all standards and conditions as defined in the live-work definition. Live-work units do not require a home occupation license as specified in Section 14-56. 2Veterinary clinic with exterior kennels are a prohibited use in the mixed-use zoning district. s A dry cleaning plant is a permitted use in the mixed-use zoning district only if located within acommercial- only building. A dry cleaning plant is a prohibited use in the mixed-use zoning district if located within a mixed-use building (i.e., residential and commercial). 4Limited production and processing is a conditional use in the mixed-use zoning district only if such use has more than five thousand (5,000) square feet of gross floor area, in which case total floor area shall not exceed ten-thousand (10,000) square feet. 5A minor motor fuel station is a conditional use in the mixed-use zoning district subject to the following: 1. All parts of the minor motor fuel station shall be at least 100 feet from any residential use within the mixed-use zoning district, including mixed-use buildings that comprise at least 50 percent residential uses. 2. All parts of the minor motor fuel station shall be at least 350 feet from any non-mixed-use residentially zoned land. 3. All new or replacement underground fuel storage tanks shall meet the standards of state statutes and the standards of the state pollution control agency. Such tanks shall also have a UL listing Draft Mixed-Use Zoning District 6 November 17, 2003 appropriate for their use. In addition, installation plans shall be submitted to the state fire marshal's office for approval. 4. There shall be leak detection equipment on all new and existing tanks according to U.S. Environmental Protection Agency (EPA) schedule deadlines. Leak detection facilities shall include electronic (in tank) monitoring equipment as well as manual daily measurement and recording of tank levels. Records of daily tank levels, fuel purchases, and fuel sales shall always be available on site for inspection by the fire marshal. Use definitions: Bed and breakfast: A transient lodging establishment located in asingle-family dwelling unit or other approved building in which guest rooms are rented on a nightly basis for periods of less than a week and where at least one meal is offered in connection with the provision of sleeping accommodations only. Drive-through sales and service: An opening in the wall of a building designed and intended to be used to provide sales and/or service to patrons who remain in their vehicles. Drive-up food or beverage window: An opening in the wall of a building or restaurant designed and intended to be used to provide food and/or beverage sales, and/or food and/or beverage service to patrons who remain in their vehicles. (THIS IS ALREADY DEFINED IN THE BC-M ZONING DISTRICT.) Dry cleaning pick up station: An establishment or business maintained for the pickup and delivery of dry cleaning without the maintenance or operation of any dry cleaning equipment or machinery on the premises. Dry cleaning plant: An establishment or business maintained for cleaning clothing or other fabrics by immersion and agitation, or by immersions only, in volatile solvents including, but not limited to, solvents of the petroleum distillate type, and/or the chlorinated hydrocarbon type, and the processes incidental thereto. Laundry: An establishment or business where patrons wash and dry clothing or other fabrics in machines operated by the patron. Limited production and processing: These uses produce minimal off-site impacts due to their limited nature and scale, are compatible with commercial and residential uses, and may include wholesale and off- premises sales. Odors, noise, vibration, glare and other potential side effects of manufacturing processes shall not be discernable beyond the property line or to other tenants located in a building. Limited production and processing includes, but is not limited to, the production, processing, repair or service of the following: 1. Apparel and other finished products made from fabrics. 2. Computers and accessories, including circuit boards and software. 3. Electronic products, components, assemblies and accessories. 4. Film, video and audio production. 5. Food and beverage products, except no live slaughter, grain milling, cereal, vegetable oil or vinegar processing. 6. Jewelry watches and clocks. 7. Milk, ice cream and confections. 8. Musical instruments. 9. Novelty items, pens, pencils and buttons. 10. Precision dental, medical and optical goods. 11. Signs, including electric and neon signs and advertising displays. 12. Toys. 13. Wood crafting and carving. 14. Wood furniture and upholstery. Draft Mixed-Use Zoning District 7 November 17, 2003 Live-work unit: A dwelling unit in combination with a shop, office, studio, or other workspace within the same unit, where the resident occupant both lives and works. Standards and conditions for these shall include: 1. The workspace component must be located on the first floor or basement of the building, with an entrance facing the primary abutting street. 2. The dwelling unit component must be located above or behind the workspace and maintain a separate entrance located on the front or side facade and be accessible from the primary abutting street. 3. The office or business component of the unit shall not exceed thirty percent (30%) of the total gross floor area of the principal dwelling unit and shall meet all building code requirements. 4. A total of two (2) off-street parking spaces shall be provided for alive-work unit, located to the rear of the unit, or underground/enclosed (including attached or detached garage parking spaces). 5. The size and nature of the workspace unit shall be limited so that the building type may be governed by residential building codes. An increase in size or intensity beyond the specified limit would require the building to be classified as a mixed-use building and may require different construction standards. 6. The business component of the building may include offices, small service establishments, home crafts which are typically considered accessory to a dwelling unit, or limited retail associated with fine arts or crafts. The business component shall be limited to those uses otherwise permitted in the district that do not require a separation from residentially zoned or occupied property, or other protected use. It may not include a wholesale business, manufacturing business, commercial food service requiring a license, limousine business, or motor vehicle service or repair for any vehicles other than those registered to residents of the property. Maintenance garage: A building for the maintenance or repair of motor vehicles. This definition does not include a motor vehicle accessory installation center or motor vehicle wash. (THIS IS ALREADY DEFINED IN THE DEFINITION SECTION OF THE ZONING CODE.) Major motor fuel station: A retail business engaged in the sale of motor vehicle fuels that has more than three (3) dispensers. (THIS IS ALREADY DEFINED IN THE DEFINITION SECTION OF THE ZONING CODE.) Minor motor fuel station: A retail business engaged in the sale of motor vehicle fuels with a maximum of three (3) dispensers. Fuel dispensers shall be designed to serve only two cars at once. (THIS IS ALREADY DEFINED IN THE DEFINITION SECTION OF THE ZONING CODE.) Motor vehicle wash: A building for washing motor vehicles. This definition does not include the occasional hand washing of vehicles stored in a parking garage. (THIS IS ALREADY DEFINED IN THE DEFINITION SECTION OF THE ZONING CODE.) Secondary dwelling: An additional dwelling unit located within and subordinate to the principal dwelling on asingle-dwelling lot, designed for a single occupant or small family. Standards and conditions for such a unit shall include the following: 1. A secondary dwelling unit shall be located within asingle-family dwelling or above its accessory structure. 2. In the case of an addition to an existing structure, the exterior finish, roof pitch, windows, eaves and other architectural features must be the same or visually compatible with those of the original building. 3. The additional dwelling unit may not contain more than thirty percent (30%) of the principal dwelling's total floor area or eight hundred (800) square feet, whichever is less. 4. There shall be no more than two (2) dwelling units on a lot. 5. At least one (1) dwelling unit on the lot shall be owner-occupied. 6. The minimum lot area shall be two thousand, five hundred (2,500) square feet greater than the minimum lot area required for a single dwelling in the district. Draft Mixed-Use Zoning District 8 November 17, 2003 Nonconforming uses: Nonconforming Commercial and Multi-Dwelling Uses: Uses that become nonconforming by adoption of the mixed-use zoning district would be covered under the city's existing nonconforming ordinance. In summary, any pre-existing conforming or nonconforming use that would become nonconforming by adoption of the mixed-use zoning district would be allowed to remain until such time as the use of a building or land is voluntarily abandoned and ceases for a continuous period of one year or more. In addition, the use could be expanded or intensified with the city's approval of a conditional use permit. Nonconforming Single-Dwelling Uses: Any pre-existing conforming or nonconforming single-dwelling residential uses which would become nonconforming by adoption of the mixed-use zoning district may be expanded, extended or intensified so long as such expansion, extension, or intensification would be permitted under the Single-Dwelling Residential District, R-1, and/or the mixed-use zoning district. Conditional use permits: The city's existing conditional use permit ordinance states that the city council may issue conditional use permits for the following uses in any zoning district from which they are not permitted and not specifically prohibited: 1) public utility, public service or public building uses; 2) mining; 3) library, community center, state licensed day care or residential program (unless exempted by state law), church, hospital and a helistop as an accessory use to a hospital, any institution of any educational, philanthropic or charitable nature, cemetery, crematory or mausoleum; 4) An off-street parking lot as a principal use in a commercial or industrial zoning district,' 5) part of an apartment building for commercial use, intended for the building's residents, such as drugstore, beauty parlor, barbershop, medical office or similar use; 6) planned unit developments; 7) construction of an outlot. Because this ordinance covers all zoning districts, it is important to spec~cally prohibit uses in this ordinance that would not be compatible in the mixed-use zoning district. Those uses include mining, cemetery, crematory or mausoleum, off-street parking lot as a principal use, and planned unit developments. Those uses ar+e listed as prohibited in the use table above. Dimensional Standards Lot Size Per Unit Structure Setbacks (Feet) Building Tyge Densi jSguare Feet) Height (Feet) Front Side Rear Single dwelling 6 units/acre 7,260 35' 20 to 25 52 152 Double dwelling/ 15 unitslacre3 2,904 35' 20 to 25 52 152 townhouse Residential garage n/a n/a Per Section n/a 5 0 to 6 accessed from alley4 44-114 Residential garage not n/a n/a Per Section 20 to 25 5 5 accessed from alley4 44-114 Multiple dwelling 20 units/acre3 2,178 n/a 0 to 20 OS 05 Mixed-use/residential 20 units/acre 2,178 n/a 0 to 10 05 OS and commercial Commercial/including n/a n/a n/a 0 to 10 05 05 structure parking or townhouse shall exceed a height of thirty-five (35) feet, unless the double dwelling No single dwelling , , city council approves a conditional use permit. Draft Mixed-Use Zoning District 9 November 17, 2003 2Side and rear yard setbacks shall be as specified in adjacent single dwelling residential zoning districts shall apply when amixed-use zoned single or double dwelling/townhouse adjoins single dwelling residential zoning districts. 3Density bonuses are allowed per Section 44-300. In addition, the net acreage for calculating density may be increased by three hundred (300) square feet for each affordable dwelling unit, as defined by the Metropolitan Council guidelines. 4Residential garages must be attached and recessed from the primary front fagade (not including porches, bay windows, or other minor projections) by a minimum of eight (8) feet; or attached or detached, placed in the rear yard, and accessed by either an alley or a side-yard driveway. SThe zero (0) setback specified in the table above is allowed except as otherwise specified in the building code. Side and rear yards of at least six (6) feet shaft be required when amixed-use zoned, nonresidential use adjoins amixed-use zoned, residential use. Side and rear yard setbacks shall be as specified in Section 44-20 (c)(6)(b) [additional design standards] when amixed-use zoned nonresidential use adjoins a non-mixed-use zoned residential use. Off-Street Parking Placement of surface parking: 1. Surface parking must be located to the rear of a principal building, or an interior side yard if parking in the rear is impractical. 2. Surface parking must maintain aten-foot (10') setback to the street right-of-way when constructed on the side or rear of a building on a corner lot. 3. Surface parking must maintain afive-foot (5') side and five-foot (5') rear yard setback, unless a nonresidential use adjoins anon-mixed-use zoned, residential use, in which case the required setback as specified in Section 44-19(a) [landscaping and screening]. 4. The city may approve variances to the surface parking placement standard if a building has special needs and site constraints. In these cases, there should be good pedestrian connections between the sidewalk and building entrance, and the area in front of the parking lot should be well landscaped. Amount of parking: 1. The minimum amount of required parking spaces shall be as specified in Section 44-17 [off-street parking]. 2. The maximum amount of surface parking spaces shall not exceed the specified minimum by more than ten percent (10%), or two (2) spaces, whichever is greater. If additional parking is desired, it must be placed underground, within an enclosed building, or in a tuck-under garage. 3. On-street parking located in front of a development may count toward the required number of parking spaces. 4. For retail, medical, service and office uses, if a transit shelter is provided on site, then the minimum required number of parking spaces may be reduced by five percent (5%), but not to exceed five (5) parking spaces total. 5. For retail, medical, service and office uses, required parking may be reduced by the establishment of a parking district for the purposes of sharing parking within one shopping area (i.e., varying peak parking hours or availability of off-street public parking). The establishment of a commercial parking district to allow a reduction in parking required shall be subject to review and approval by the community design review board during the development's initial site plan review or subsequent site plan changes. 6. Retail, medical, service and office uses may participate in a shared parking agreement provided that it can be demonstrated that there will be adequate parking in combination with the other uses. Draft Mixed-Use Zoning District 10 November 17, 2003 7. In addition to the above-referenced allowances for parking reduction, the city council may authorize other reduced off-street parking requests through a special agreement. The reduction must be based on proven parking data for a specific development. Parking space size: 1. 90-degree parking: 9 feet x 18 feet 2. 45-degree parking: 8.5 feet x 18 feet 3. Parallel parking: 8 feet x 21 feet Design Standards Parks/playgrounds: The city may require that a reasonable portion of any proposed subdivision or development be dedicated to the public or preserved for public use as parks, playgrounds, trails or open space. Exterior building materials: Exterior-building materials shall be classified primary, secondary, or accent material. Primary materials shall cover at least sixty percent (60%) of att facades of a building. Secondary materials may cover no more than thirty percent (30%) of all facades of a building. Accent materials may include door and window frames, lintels, cornices, and other minor elements, and may cover no more than ten percent (10%) of all facades of a building. Allowable materials are as follows: 1. Primary exterior building materials may be brick, stone, or glass. Bronze-tinted or mirror glass are prohibited as exterior materials. 2. Secondary exterior building materials may be decorative block or stucco. 3. Synthetic stucco may be permitted as a secondary material on upper floors only. 4. Accent materials may be wood or metal if appropriately integrated into the overall building design and not situated in areas that will be subject to physical or environmental damage. 5. All primary and secondary materials shall be integrally colored. Remodeling/additions/alterations: Remodeling, additions or other alterations to existing buildings (buildings previously approved and built with mixed-use design standards) shall be done in a manner that is compatible with the original building. Original materials shall be retained and preserved to the extent possible. Additions to a nonconforming building (buildings not approved and built with mixed-use design standards) must be constructed with materials required by this ordinance. Exterior remodeling or alterations to a nonconforming building must be constructed with materials required by this ordinance. The director of community development (if the exterior remodeling or alteration requires administrative review) or the community design review board (if the exterior remodeling or alteration requires design review) may authorize the use of other materials if the addition, remodeling, or alteration is deemed to be minor in nature and not visible from a public street. Commercial/mixed-use building facade: Any exterior building wall, except for one- or two-unit residential buildings, adjacent to or visible from a public street or public open space may not exceed forty (40) feet in width. New buildings of more than forty (40) feet in width are allowed if the building wall is divided into smaller increments, between twenty (20) and forty (40) feet in width, through articulation of the facade. This can be achieved through combinations of the following techniques, and others that may meet the objective: 1. Facade modulation -stepping back or extending forward a portion of the facade. 2. Vertical divisions using different textures or materials (although materials should be drawn from a common palette). 3. Division into storefronts, with separate display windows and entrances. Draft Mixed-Use Zoning District 11 November 17, 2003 4. Variation in rooflines by alternating dormers, stepped roofs, gables, or other roof elements to reinforce the modulation or articulation interval. 5. Arcades, awnings, window bays, arched windows and balconies. Material change: The front facade building material changes shall not occur at external comers (toward a public street or public open space), but may occur at reverse or interior corners or as a return at least six (6) feet from external comers. Windows: Buildings containing office and retail uses shall maintain forty percent (40%) minimum window coverage on the first floor that faces a street or public open space. These windows shall extend to a minimum of two (2) feet to street elevation. Awnings: Awnings must be properly maintained, and if in poor repair must be repaired or replaced in a timely manner. Metal awnings are discouraged unless the design of the awning is compatible with the building, as determined by the director of community development director (if the awnings require administrative review) or the community design review board (if the awnings require design review). Storage/servicelloading: If an outdoor storage, service, or loading area is visible from adjacent residential uses, or a street or walkway; it shall be screened by a decorative fence, wall, or screen of plant material at least six (6) feet in height. Fences and walls shall be architecturally compatible with the primary structure. Model variety: Each single-dwelling or double dwelling development of one hundred (100) or more units must have at least four (4) models with three (3) elevations and material treatments each. For single- dwelling or double dwelling developments of less than one hundred (100) units, at least three (3) models with three (3) variations each are required. No street block should have more than two (2) consecutive single-dwelling houses with the same house model. Porches and entries: Porches, steps, pent roofs, roof overhangs, and hooded front doors or similar architectural elements shall be used to define all primary residential entrances. Decks shall be prohibited on all primary residential entrances. Front porches must have a minimum depth of six (6) feet clear. Porches may extend six (6) feet into the required setback in the mixed-use zoning district. (THE EXISTING DEFINITION FOR FRONT YARD SETBACK IN THE CITY'S ZONING CODE WILL ALSO APPLY IN THE MIXED-USE ZONING DISTRICT. THIS DEFINITION STATES /N PART.' "THE FRONT YARD SETBACK SHALL ALSO INCLUDE SIDEWALKS, STEPS, RAMPS OR AT-GRADE PATIOS THAT HAVE NO WALLS, SOLID FENCE OR ROOF." THEREFORE, THESE ITEMS CAN EXTEND INTO THE REQUIRED FRONT YARD SETBACK ALSO.) Exceptions: The community development director (if administrative review is required) or the community design review board (if design review is required) may consider exceptions to the above-mentioned design standards if they uphold the integrity of the guidelines and result in an attractive, cohesive development design as intended by this ordinance. Landscaping Landscape definition: Over story tree: Large deciduous shade-producing tree with a mature height over thirty (30) feet. Landscape requirements: 1. All areas of land not occupied by buildings, parking, driveways, sidewalks, or other hard surface shall be sodded or mulched and landscaped with approved ground cover, flowers, shrubbery, and trees. 2. Hard surfaced public areas, including sidewalks and patios, must include amenities such as benches and planters. Draft Mixed-Use Zoning District 12 November 17, 2003 3. At least ten percent (10%) of the total land area within the perimeter of parking lots shall include landscape islands. Each landscape island shall include at least one (1) tree as specified in Section 44-20(c)(8) [additional design standards]. 4. Over story trees are required at regular intervals within the street right-of-way to help define the street edge, to buffer pedestrians from vehicles, and to provide shade. The over story trees shall be located in a planting strip at least five (5) feet wide between curb and sidewalk, or in a planting structure of design acceptable to the city. Lighting All outdoor lighting to be of a design and size compatible with the building, and as specified in Section 44- 19(c)(1) [outdoor lighting], except that light pole height maximum is limited to sixteen (16) feet. Signs All sign regulations as specified in Article III of the city's code of ordinances apply to the mixed-use zoning district, unless specifically prohibited or altered here. Sign review: The community design review board shall review all signage on new buildings or developments to ensure that the signs meet mixed-use sign requirements and are architecturally compatible with the new building or development. In addition, the community design review board shall review all comprehensive sign plans as required in Section 44-736 [comprehensive sign plan]. All signage on existing buildings or developments (buildings or developments previously approved and built with mixed-use design standards) shall be reviewed by the community development director and shall be done in a manner that is compatible with the original scale, massing, detailing and materials of the original building. All signage on nonconforming buildings or developments shall be reviewed by the community development director and shall comply with the mixed-use sign requirements. Overall wall and projecting signage: Allowable area of overall wall and projecting signage for each establishment is one and one-half (1 '/z) square feet of signage per lineal foot of building or frontage on a street, public open space, or private parking area, or thirty (32) square feet, whichever is greater. Each wall shall be calculated individually and sign area may not be transferred to another side of the building. Minor motor vehicle stations with canopies are allowed to place signage on the canopy and the building as long as they do not exceed the requirements above. Wall and projecting signs shall not cover windows or architectural trim and detail. Projecting signs: Projecting signs are allowed as part of the overall signage. Projecting signs may not extend more than four (4) feet over a public right-of-way, and must not project out further than the sign's height. Freestanding signs: One (1) freestanding sign for each establishment is allowed if the building is set back at least twenty (20) feet or more from the street right-of-way. Freestanding signs must meet the following requirements: 1. Limited to six (6) feet in height and forty (40) square feet in area. 2. Maintain afive-foot (5') setback from any side or rear property line, but can be constructed up to the front property line. 3. Must consist of a base constructed of materials and design features similar to those of the front facade of the building or development. 4. Must be landscaped with flowers or shrubbery. Prohibited signs: Signs painted directly on the wall of a building; reader boards located in permanent signage, except for reader boards advertising gasoline prices at minor motor vehicle stations; signs which advertise a product and not a specific business. Draft Mixed-Use Zoning District 13 November 17, 2003 Temporary and directional signs: As specified in Sections 44-807 [temporary signs] and Section 44-891 [special purpose signs]. Sign illumination: As specified in Section 44-19(c)(1) [outdoor lighting]. Nonconforming signs: Signs that become nonconforming by adoption of the mixed-use zoning district would be covered under the city's existing nonconforming ordinance. In summary, any pre-existing conforming or nonconforming sign that would become nonconforming by adoption of the mixed-use zoning district would be allowed to remain until such time as the sign is destroyed or removed. In addition, the sign maybe refaced to the existing size, but may not be expanded without a variance. Subdivision Blocks: Maximum block length of six hundred (600) feet. Right-of-way width: Subject to discretion of the director of public works and approval by the city council. Street pavement widths: Subject to discretion of the director of public works and approval by the city council. Alleys: Interconnected streets and alleys are strongly encouraged within the mixed-use zoning district. Alley right-of-way and pavement widths must be adequate for the following: vehicle passing, vehicle loading and unloading, and storage of snow. Alley right-0f-way and pavement widths are subject to the discretion of the director of public works and approval by the city council. Cul-de-sacs: Curie-sacs are discouraged within the mixed-use zoning district. Sidewalks: Sidewalks are required on both sides of streets. Draft Mixed-Use Zoning District 1~ November 17, 2003