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HomeMy WebLinkAboutNo 847 Creating the Mixed Use Zoning District ORDINANCE 847 AN ORDINANCE CREATING THE MIXED-USE ZONING DISTRICT The Maplewood City Council approves the following additions to the Maplewood Code of Ordinances: Section I. This section adds Section 34-16 to Chapter 34 (subdivisions) to the city code: Section 34-16. Special subdivision regulations in the M-U mixed-use district. Chapter 34 (subdivisions) of the city code applies to the mixed-use zoning district unless specified differently below. (a) Blocks: Maximum block length of six hundred (600) feet. (b) Right-of-way width: Subject to discretion of the director of public works and approval by the city council. (c) Road pavement widths: Subject to discretion of the director of public works and approval by the city council. (d) Alleys: Interconnected roads and alleys are strongly encouraged within the mixed-use zoning district. (e) 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-of-way and pavement widths are subject to the discretion of the director of public works and approval by the city council. (f) Cul-de-sacs: Cul-de-sacs are prohibited within the mixed-use zoning district. (g) Sidewalks: Sidewalks are required on both sides of roads. Section II. This section adds the following language to Section 44-6 (definitions) to the city code: Bed and Breakfast means a transient lodging establishment located in a single-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 means 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 means 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. Dry cleaning and laundry pick-up station means an establishment or business maintained for the pick up and delivery of dry cleaning without the maintenance or operation of any dry cleaning equipment or machinery on the premises. Dry cleaning plant means 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. Dwelling, secondary means an additional dwelling unit located within and subordinate to the principal dwelling on a single-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 a single-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. Dwelling, townhouse means a residence for one family that is attached either horizontally or vertically to at least two other residences, each with a private outside entrance. Laundry means an establishment or business where patrons wash and dry clothing or other fabrics in machines operated by the patron. Limited production and processing are those uses that 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-premise 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. Live-work unit means 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 road. 2. The dwelling unit component must be located above or behind the workspace and maintain a separate entrance accessible from the primary abutting road. 3. The office or business component of the workspace 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 on site for a live-work unit, located to the rear of the unit, or underground/enclosed (including attached or detached garage parking spaces). 5. No more than one (1) passenger or light commercial vehicle (i.e., delivery truck) associated with the office or business component of the workspace may be stored on site. Heavy commercial vehicles are prohibited. 6. The size and nature of the workspace 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 will require different construction standards. 7. The workspace component of the building may include the following uses: 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 workspace component shall be limited to those uses otherwise permitted in the district that do not require a separation from residentially zoned or occupied property. The workspace component may not include a wholesale business, manufacturing business, motor vehicle service or repair for any vehicles other than those registered to residents of the property and a commercial food service requiring a license, except for a catering business which meets all conditional use permit requirements as specified in Article V (conditional use permits). 8. Signage for a live-work unit is restricted to one (1), fifteen-square-foot (15 sq. ft.) wall sign and shall not be internally illuminated. Over story tree means a large deciduous shade-producing tree with a mature height over thirty (30) feet. Photocopying establishment means a business engaging in the reproduction of written or graphic materials through processes that do not include the use of volatile organic compounds which are subject to federal or state air emissions regulations. Publishing or printing establishment means a business engaging in the reproduction of written or graphic materials through processes that include the use of volatile organic compounds which are subject to federal or state air emissions regulations. Section III. This section adds Chapter 44, Article II, Division 14 to the city code to create the mixed-use zoning district (M-U): Division 14. M-U Mixed-Use District Section 44-679. 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 a mixed-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 a mixed-use area. To ensure these elements are achieved, basis design standards are included in the district. Section 44-670. Uses. Uses allowed within an M-U mixed-use zoning district are as follows: Permitted (P) Conditional Use Permit (CUP) Type of Use Prohibited (PR) Residential Uses Single-family dwelling P¹ Double dwelling P¹ Multiple dwelling P Secondary dwelling CUP Mixed Commercial-Residential Uses Multiple-dwelling residential and commercial P Live-work unit CUP² Commercial Uses Adult uses and sexually oriented businesses PR Antennas which are freestanding and not PR³ located on existing structures Bakery/candy shop/catering, which produces P goods for on-premise retail sale Bank, credit union P Permitted (P) Conditional Use Permit (CUP) Type of Use Prohibited (PR) Commercial Uses (cont.) 4 Bed and breakfast P/CUP/PR Cemetery, crematory or mausoleum PR Clinic, medical or health related P 5 Clinic, veterinary P/PR 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 6 Dry cleaning plant P/PR Exterior storage, display, sale or distribution of goods or materials PR Health/sports club P Indoor recreation P Indoor theater P Laundry P 7 Limited production and processing P/CUP Maintenance garage PR Major motor fuel station PR Mining PR 8 Minor motor fuel station CUP Motor vehicle wash PR Office P Off-street parking as a principal use PR 9 Off-sale liquor business P 9 On-sale liquor business P Pawnbroker PR Planned Unit Development PR Photocopying establishment P 10 Publishing or printing establishment P/PR Restaurant P Retail P Small appliance and electronic component or P equipment repair Accessory use customarily incidental to any of the above uses P The city may 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. 1 Nonconforming single and double-dwelling residential uses and structures: Any pre-existing conforming or nonconforming single or double-dwelling residential use or structure which would become nonconforming by adoption of the mixed-use zoning district and may be expanded, extended or intensified so long as such expansion, extension, or intensification would be permitted under the R-1 single-dwelling residential district or the R-2 double-dwelling residential district and/or M-U mixed-use district. 2 Live-work units are a conditional 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 (home occupations). 3 All other antenna requirements as specified in Article XI (commercial use antennas and towers) shall apply. 4 Bed and breakfast establishments are allowed as follows: 1) single-dwelling residential: permitted if the bed and breakfast has four (4) or fewer guest rooms and as a conditional use permit if the bed and breakfast has more than four (4) guest rooms; 2) commercial or mixed-use building: permitted; 3) double dwelling, townhouse, or multi-family: prohibited. All bed and breakfast establishments must meet the required number of off-street parking spaces as specified in Section 44-17 (off-street parking). 5 Veterinary clinic with exterior kennels are a prohibited use in the mixed-use zoning district. 6 A dry cleaning plant is a permitted use in the mixed-use zoning district only if located within a commercial-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). 7 Limited 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. 8 A 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 single, double or multi-family 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 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 the federal environmental protection agency schedule deadlines. Leak detection facilities shall include electronic (in tank) monitoring equipment and manual measurement and recording equipment of tank levels for daily records. Records of daily tank levels, fuel purchases and fuel sales shall always be available on site for inspection by the fire marshal. 9 All alcoholic beverage licensing requirements apply as specified in Chapter 6 (alcoholic beverages). ¹ºPublishing and printing establishments are a permitted use in the mixed-use zoning district only if located within a commercial-only building. A publishing and printing establishment is a prohibited use in the mixed-use zoning district if located within a mixed-use building (i.e., residential and commercial). Section 44-671. Dimensional standards. Lot Size Per Unit Structure Setbacks (Feet) Building Type (Square Feet) Height (Feet) Front Side Rear 122 Single dwelling 7,260 3520 to 25 5 15 12 2 Double dwelling/ n/a 3520 to 25515 townhouse Residential garage n/a Per Section n/a 5 0 to 6 accessed from alley 44-114 Residential garage n/a Per Section 20 to 25 5 5 not accessed from alley 44-114 133 Multiple dwelling n/a 350 to 2000 33 Mixed-use/residential n/a n/a 0 to 10 0 0 and commercial 33 Commercial/including n/a n/a 0 to 10 0 0 structure parking 1 No single dwelling, double dwelling, townhouse or multi-dwelling building shall exceed a height of thirty five (35) feet, or three stories, unless the city council approves a conditional use permit. 2 When a mixed-use zoned single or double dwelling/townhouse adjoins a single or double-dwelling residential zoning district, the side and rear yard setbacks of the adjacent single or double-dwelling residential zoning district shall apply, or a side yard setback of ten (10) feet and a rear yard setback of twenty (20) feet, whichever is greater. ³The zero (0) setback specified above is allowed except as otherwise specified in the building code. Side and rear yard setbacks of at least ten (10) feet shall be required when a mixed-use zoned commercial, mixed-use (residential and commercial) or multi-family use adjoins a mixed-use zoned single or double-dwelling/townhouse residential use. Side and rear yard setbacks shall be as specified in Section 44-20 (c) (6)(b) (additional design standards) when a mixed-use zoned commercial, mixed-use (residential and commercial), or multi-family use adjoins a single or double-dwelling residential zoning district. Section 44-672. Maximum density. The density of the mixed-use zoning district shall not exceed the maximum density permitted by the land use classification and people per unit designated in the city’s adopted comprehensive plan. Density bonuses are allowed per Section 44-300 (density credits). 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. Section 44-673. Off-Street Parking. Section 44-17 (off-street parking) of the city code applies in the mixed-use zoning district unless specified differently below. Placement of surface parking within the mixed-use zoning district must meet the following: 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 a ten-foot (10’) setback to a road when constructed on the side or rear of a building on a corner lot. 3. Surface parking must maintain a five-foot (5’) side and five-foot (5’) rear yard setback, unless the surface parking adjoins a single or double-dwelling residential zoning district, in which case the required setback is 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 commercial or mixed-use building 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 or in front of the building, 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. Commercial parking district: For retail, medical, service and office uses, required parking may be reduced by the establishment of a commercial parking district for the purpose of sharing parking with 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. 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 x18 feet 2. 45-degree parking: 8.5 feet x 18 feet 3. Parallel parking: 8 feet x 21 feet Section 44-674. Design standards. Section 44-20 (additional design standards) of the city code applies to the mixed-use zoning district unless specified differently below. Awnings: Awnings must be properly maintained, and if in poor repair must be repaired or replaced in a timely manner. Metal awnings are prohibited unless the design of the awning is compatible with the building, as determined by the director of community development (if the awnings require administrative review) or the community design review board (if the awnings require design review). Awnings may extend up to five (5) feet over the public right-of-way, where approved by the city, and must meet all building code requirements. Commercial/mixed-use building façade: Any exterior building wall, except for single and double- dwelling/townhouse residential buildings, adjacent to or visible from a public right-of-way 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 forth (40) feet in width, through articulation of the façade. This can be achieved through combinations of the following techniques and others that may meet the objective: 1. Façade modulation – stepping back or extending forward a portion of the façade. 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. 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. Exterior building materials: Exterior-building materials shall be classified primary, secondary or accent material. Primary materials shall cover at least sixty percent (60%) of all façades 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 façades 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 with no painted materials. Fences: Fences over four (4) feet in height are prohibited in all front yards, except as required for storage/service/loading as specified below. First floor height: The first floor of commercial or mixed-use (residential and commercial) buildings shall be designed with a minimum ceiling height of twelve (12) feet. Material change: The front façade building material changes shall not occur at external corners (toward a public right-of-way or public open space), but may occur at reverse or interior corners or as a return at least six (6) feet from external corners. Mixed-use building and development remodeling/additions/alterations: Remodeling, additions or other alterations to mixed-use buildings and development (buildings and developments previously approved and built with mixed-use design standards) shall be done in a manner that is compatible with the original building or development. Original materials shall be retained and preserved to the extent possible. Model variety: Each single 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 or double-dwelling developments of less than one hundred (100) units, at least three (3) models with three (3) variations each are required. No road block should have more than two (2) consecutive single-dwelling houses with the same house model. Nonconforming buildings and developments: Additions to nonconforming buildings or developments (buildings or developments built before mixed-use design standards) must be constructed with materials required by this ordinance if the addition exceeds twenty-five percent (25%) of the floor area. Exterior remodeling or alterations to a nonconforming building or development must be constructed with materials required by this ordinance. The director of community development (if administrative review is required) or the community design review board (if design review is required) 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 right-of-way. One-story buildings: One-story buildings taller than eighteen (18) feet in height shall be architecturally detailed to simulate a two-story appearance. 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. Pedestrian access: Each ground floor space with road frontage shall have its primary entrance on the front facade. Additional entrances may be provided off of a parking area or an access corridor. 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. Residential garages: Single or double-dwelling/townhouse attached garages must not be located in front of the primary façade and must have architectural elements to minimize the impact of the garage door or be recessed from the primary front façade (not including porches, bay windows or other minor projections) by a minimum of eight (8) feet. Single or double-dwelling/townhouse garages, either attached or detached, which are placed in the rear yard must be accessed by either an alley or a side-yard driveway. Setbacks: Within the mixed-use zoning district, all setbacks shall be measured from the outlying property line of a development and either a public right-of-way or from the edge of a private road, whichever applies. The term “road” as used to define setbacks within the mixed-use zoning district applies to public right-of-ways and private roads. Storage/service/loading: If an outdoor storage, service or loading area is visible from adjacent residential uses, or a road 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. Windows: Buildings containing office and retail uses shall maintain forty percent (40%) minimum window coverage on the first floor that faces a road or public open space. These windows shall extend to a minimum of two (2) feet to the front façade elevation. Exceptions and Appeals to Design Standards: Exceptions: The director of community development (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. Appeals: Appeals to the approved design conditions for a building or development are permitted as specified in Section 2-285 (approval of plans). Section 44-675. Landscaping. Section 44-19 (landscaping and screening) of the city code applies in the mixed-use zoning district unless specified differently below. 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 areas, including sidewalks and patios, must include amenities such as benches, planters and bike racks. 3. For parking lots consisting of twenty (20) or more spaces, interior landscape islands are required. Interior landscape islands shall be at a rate of one (1) landscape island for every ten (10) parking spaces. Landscaping areas located along the perimeter of a parking lot beyond the curb or edge of pavement shall not be included toward satisfying this requirement. Landscape islands shall be a minimum of one hundred and forty-four (144) square feet in area and shall be a minimum of eight (8) feet in width, as measured from back of curb to back of curb. The landscape islands shall be improved as follows: a. One (1) over story tree with a trunk size a minimum of two and one-half (2-1/2) inches in caliper shall be provided for every landscape island. b. A minimum of fifty percent (50%) of every landscape island shall be planted with an approved ground cover in the appropriate density to achieve complete cover within two (2) years. Mulch may only be used around the base of the plant material to retain moisture. 4. Perimeter landscape or pedestrian walls are required for all parking lots and shall be established along the road and edges of the parking lot. The landscape treatment or pedestrian wall shall run the full length of the parking lot and be located between the property line and the edge of the parking lot as follows: a. Perimeter parking lot landscaping adjacent the road shall be at least ten (10) feet in width, as measured from the property line or edge of a private road to the back of curb. b. The primary plant materials used in perimeter parking lot landscaping adjacent the road shall be over story trees. Ornamental trees, shrubs, hedges and other plant materials may be used to supplement the over story trees, but shall not be the sole contribution to such landscaping. c. Perimeter parking lot landscaping along the rear and sides of a parking lot (not adjacent the road) shall be planted with a minimum of fifty percent (50%) ground cover approved by the city to achieve complete cover within two (2) years. Mulch may only be used around the base of the plant material to retain moisture. d. In lieu of, or in addition to, perimeter parking lot landscaping, a pedestrian wall along the perimeter of the parking lot may be constructed. The pedestrian wall is limited to four (4) feet in height, must be at least eighty percent (80%) opaque and must be architecturally compatible to the principal building or development. 5. Over story trees are required at regular intervals along the road to help define the road 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. Section 4-676. Lighting. All outdoor lighting shall 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. Section IV. This section adds Subdivision VII, Schedule No. VI, to Article III (sign regulations). Subdivision VII. Schedule No. VI Section 44-990. Scope. This schedule No. VI applies to signs in the M-U mixed-use district. Article III (sign regulations) of the city code applies to the M-U mixed-use district unless specified differently below. Section 44-991. 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 mixed-use buildings or developments (buildings or developments previously approved and built with mixed-use design standards) shall be reviewed by the director of community development 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 non-mixed-use buildings or developments (buildings or developments not built with mixed-use design standards) shall be reviewed by the director of community development and shall comply with the mixed-use sign requirements, unless classified as a pre-existing nonconforming sign in which case it shall comply with Section 44-12 (nonconforming buildings or uses). Section 44-992. 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 a private road or sidewalk, and must not project out further than the sign’s height. Section 44-993. Overall wall signs. Allowable area of overall wall and projecting signage for each establishment is one and one-half (1½) square feet of signage per lineal foot of building or frontage on a road, public open space or private parking area, or thirty two (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. Section 44-994. 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 front property line. Freestanding signs must meet the following requirements: 1. Limited to six (6) feet in height and forty (40) square feet in area. 2. Maintain a five-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 façade of the building or development. 4. Must be landscaped with flowers or shrubbery. Section 44-995. 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. Passed by the Maplewood City Council on February 23, 2004.