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HomeMy WebLinkAbout09-15-14-WS Mayor: Address: David Grant 1245 West Highway 96 Arden Hills MN 55112 Councilmembers: Brenda Holden Phone: Fran Holmes Agenda 651.792.7800 Dave McClung Ed Werner Website: September 15, 2014 www.cityofardenhills.org City Council Work Session – 5:00 PM CALL TO ORDER 1. AGENDA ITEMS Staff/Presenters Time A. Workshop with Gateway Planning Planning Staff  Review of Chapters 1-5  Present Chapters 6-7, 9-11 2. COUNCIL/STAFF COMMENTS ADJOURN Page 1 of 1 DATE: September 15, 2014 TO: Honorable Mayor and City Councilmembers Patrick Klaers, City Administrator FROM: Jill Hutmacher, Community Development Director SUBJECT: TCAAP Zoning The second workshop with Brad Lonberger, Gateway Planning, will be held on September 15, 2014. At this workshop, Councilmembers will have an opportunity to discuss elements of Chapters 1-5 with Mr. Lonberger. The remaining draft chapters, with the exception of Chapter 9 (Street Design Standards) will be presented as well.  Chapter 6 – Building and Site Development Standards  Chapter 7 – Building Design Standards  Chapter 9 – Open Space Standards  Chapter 10 – Streetscape and Landscape Standards  Chapter 11 – Sign Standards  Attachments Chapter 6 is the longest and most detailed of these chapters as it addresses building and site development standards. Consequently, most of the limited time that staff has had to review the draft document was spent with Chapter 6. Little time has been spent in reviewing the remaining chapters, and it is anticipated that further revisions will be necessary throughout the document. Attachments  Powerpoint Presentation  Draft Regulating Plan; September 8, 2014  Draft TCAAP Redevelopment Code Chapters 6-7 and 9-11, September 11, 2014 MEMORANDUM Ag e n d a 1. S t r u c t u r e  El e m e n t s  re v i e w – Fo l l o w ‐up f r o m  pr e v i o u s  wo r k  se s s i o n 2. O v e r v i e w  of  De s i g n  El e m e n t s – Si t e  De v e l o p m e n t  –S e c t i o n  6 – Bu i l d i n g  De s i g n  –S e c t i o n  7 – Op e n  Sp a c e  –S e c t i o n  9 – St r e e t s c a p e  an d  La n d s c a p e  –S e c t i o n  10 – Si g n a g e  –S e c t i o n  11 El e m e n t s  of  th e  Co d e St r u c t u r e  of  th e  Co d e • In t r o d u c t i o n • Co m p o n e n t s  of  th e  Co d e • Ad m i n i s t r a t i o n • De f i n i t i o n s • Sc h e d u l e  of  Us e s De s i g n  an d  De v e l o p m e n t • Bu i l d i n g  an d  Si t e   De v e l o p m e n t  St a n d a r d s • Bu i l d i n g  De s i g n • St r e e t  De s i g n • Op e n  Sp a c e  St a n d a r d s • St r e e t s c a p e  / La n d s c a p e • Si g n  St a n d a r d s Bu i l d i n g  an d  Si t e  De v e l o p m e n t   St a n d a r d s  –S e c t i o n  6 • Bu i l d i n g  Pl a c e m e n t – Se t b a c k s – Fr o n t a g e  Ty p e s – Lo t  Wi d t h s Bu i l d i n g  an d  Si t e  De v e l o p m e n t   St a n d a r d s  –S e c t i o n  6 • Bu i l d i n g  Pl a c e m e n t – Se t b a c k s – Fr o n t a g e  Ty p e s – Lo t  Wi d t h s Bu i l d i n g  an d  Si t e  De v e l o p m e n t   St a n d a r d s  –S e c t i o n  6 • He i g h t Bu i l d i n g  an d  Si t e  De v e l o p m e n t   St a n d a r d s  –S e c t i o n  6 • Pa r k i n g – Su r f a c e – Ga r a g e Bu i l d i n g  an d  Si t e  De v e l o p m e n t   St a n d a r d s  –S e c t i o n  6 • Tr a n s i t i o n  St a n d a r d s Bu i l d i n g  De s i g n  – S e c t i o n  7 • Re v i e w  Pr o c e s s Bu i l d i n g  De s i g n  – S e c t i o n  7 • Bu i l d i n g  Or i e n t a t i o n  an d  En t r a n c e s Bu i l d i n g  De s i g n  – S e c t i o n  7 • Bu i l d i n g  Or i e n t a t i o n  an d  En t r a n c e s Bu i l d i n g  De s i g n  – S e c t i o n  7 • Fa ç a d e  Co m p o s i t i o n Bu i l d i n g  De s i g n  – S e c t i o n  7 • Fa ç a d e  Co m p o s i t i o n Bu i l d i n g  De s i g n  – S e c t i o n  7 • Fa ç a d e  Co m p o s i t i o n Bu i l d i n g  De s i g n  – S e c t i o n  7 • Co m m e r c i a l   Re a d y   St a n d a r d s Bu i l d i n g  De s i g n  – S e c t i o n  7 • Bu i l d i n g  Ma t e r i a l s – Co m m e r c i a l / M i x e d ‐Us e  Ma t e r i a l s • Gr o u n d  Fl o o r • Up p e r  Fl o o r s • Pe d e s t r i a n  Pr i o r i t y  an d  Fr i e n d l y  Fr o n t a g e s • Ge n e r a l  Fr o n t a g e s • Hi g h w a y  Fr o n t a g e s – Re s i d e n t i a l  Ma t e r i a l s Bu i l d i n g  De s i g n  – S e c t i o n  7 • Au t o ‐Or i e n t e d  Bu i l d i n g s – Ga s  or  Ba n k  Dr i v e ‐Th r o u g h Bu i l d i n g  De s i g n  – S e c t i o n  7 • Te m p o r a r y  Ac c e s s  Ea s e m e n t s Op e n  Sp a c e  St a n d a r d s   – S e c t i o n  9 • Pu b l i c  Op e n  Sp a c e – Ow n e d  by  Pu b l i c – Ma i n t a i n e d  by  pu b l i c    (o r  ma i n t a i n e d  by  ag r e e m e n t  with  HOA) – Fe a t u r e d  on  Re g u l a t i n g  Pl a n • Pr i v a t e  Co m m o n  Op e n  Sp a c e – Se m i ‐pu b l i c  ow n e r s h i p ;  Ow n e d  by  HO A  en t i t y – Ma i n t a i n e d  by  HO A  En t i t y • Pr i v a t e  Pe r s o n a l  Op e n  Sp a c e – Ow n e d  an d  Ma i n t a i n e d  by  Pr i v a t e  En t i t i e s Op e n  Sp a c e  St a n d a r d s   – S e c t i o n  9 • Pr i v a t e  Co m m o n  Op e n  Sp a c e – Se m i ‐pu b l i c  ow n e r s h i p ;  Ow n e d  by  HO A  en t i t y – Ma i n t a i n e d  by  HO A  En t i t y Op e n  Sp a c e  St a n d a r d s   – S e c t i o n  9 • Pr i v a t e  Pe r s o n a l  Op e n  Sp a c e – Ow n e d  an d  Ma i n t a i n e d  by  Pr i v a t e  En t i t i e s St r e e t s c a p e  an d  La n d s c a p e  St a n d a r d s   –S e c t i o n  10 • Pa r t s  of  th e  St r e e t s c a p e – Cl e a r  Zo n e – Pl a n t i n g  Zo n e St r e e t s c a p e  an d  La n d s c a p e  St a n d a r d s   –S e c t i o n  10 • St r e e t  Sc r e e n i n g St r e e t s c a p e  an d  La n d s c a p e  St a n d a r d s   –S e c t i o n  10 • Eq u i p m e n t  Sc r e e n i n g St r e e t s c a p e  an d  La n d s c a p e  St a n d a r d s   –S e c t i o n  10 • Un d e r g r o u n d  Ut i l i t i e s Si g n  St a n d a r d s   – S e c t i o n  11 • Va r i e t y  of  Si g n  ty p e s – Im a g e r y  he l p s  to  sh o w  il l u s t r a t i v e  an d  ex a m p l e – Re g u l a t e d  pe r  zo n i n g  di s t r i c t – De s i g n  cr i t e r i a  pe r  si g n  ty p e ,  ba s e d  on  zo n i n g  district At t a c h m e n t s • Re g u l a t i n g  Pl a n • Il l u s t r a t i v e  Vi s i o n  (M a s t e r  Pl a n ) • Pa l e t t e  of  Op e n  Sp a c e  Ty p e s • Si t e  Pl a n  Re v i e w  Ch a r t • St r e e t  Cr o s s  Se c t i o n s • Pa l e t t e  of  St r e e t  Tr e e s Di s c u s s i o n Esri, HERE, DeLorme, MapmyIndia, © OpenStreetMap contributors, and the GIS user community Legend Gateway Overlay Civic Water Infrastructure Required Open Space Neighborhood Neighborhood Transition Town Center Retail Mixed-Use Flex Office Office Mixed-Use Campus Commercial ¯0 600 1,200 1,800300Feet Regulating Plan TCAAP Redevelopment Code DRAFT August 21, 2014 Frontage Types Pedestrian Priority Pedestrian Friendly All other streets are general September 8, 2014 DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 32 6.0 Building and Site Development Standards All parcels within the TRC are assigned to one of seven (7) Zoning Districts: 1. Campus Commercial 2. Town Center 3. Office Mixed-Use 4. Retail Mixed-Use 5. Flex Office 6. Neighborhood Transition 7. Neighborhood In addition to standards that apply to all Zoning Districts, Building and Site Development standards applicable to each Zoning District are described in Sections 6.2 – 6.8. The images and graphics in the first subsection of each zoning district standards are provided as illustrative of intent and are advisory only without the power of law. Refer to the standards on the following pages for the specific Building and Site Development Standards. In addition, the graphics used to illustrate the building and development standards in each Zoning District are NOT intended to indicate exact conditions within each Zoning District. Rather illustrations are conceptual and standards are to be applied based on the specific frontage types designated along the subject property or site. For example, a specific site may not have frontages along all streets as indicated in the illustrations and only the standards applicable to designated building frontages on the property should be used. In addition, the illustrations may depict other site elements to establish context and only the standards regulated by the specific subsection shall apply. For example, the Building Placement graphics may depict sidewalks for context purposes only and the graphic should only be used to establish standards for building placement on the site. Building form graphics in these sections are NOT TO SCALE. 6.1 General to All Character Zones (a) Building Frontage Designations: The Building Frontage designations are established on the Regulating Plan (Attachment 1) to specify certain building and site development standards along each street based on the priority placed on pedestrian-orientation. The Regulating Plan illustrates the Building Frontage designations within the TRC. For the purposes of this code, all Building Frontages are classified into one of the following three categories: i. Pedestrian Priority Frontages – Pedestrian Priority Frontages are intended to provide the most pedestrian-friendly and contiguous development context. Buildings and sites along Pedestrian Priority Frontages shall be held to the highest standard of pedestrian-oriented design and few, if any, gaps shall be permitted in the ‘Street Wall’. Breaks in the street wall may be permitted for courtyards, forecourts, sidewalk cafes and pedestrian connections between the individual sites and the public sidewalk. These street frontages are the main retail, restaurant, entertainment streets, or are important neighborhood connectors, as identified in the Regulating Plan. 1. Specific to Pedestrian Priority Frontages: The area between the building facade and property line or edge of any existing sidewalk along any street with Pedestrian Priority Frontage shall be designed such that the sidewalk width shall be a minimum as determined by the street type (see Attachment 5) and the remainder of any setback area shall be paved flush with the public sidewalk. Sidewalk cafes, public art, landscaping within tree-wells or planters may be incorporated within this area. DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 33 Illustration showing requirements along Pedestrian Priority Frontages only ii. Pedestrian-Friendly Frontages – Pedestrian-Friendly Frontages are also intended to be pedestrian-oriented with a mostly contiguous development context. However, in some locations, where access to a General Frontage street or Alley is not available, Pedestrian-Friendly Frontages may need to accommodate driveways, parking, service/utility functions, and loading and unloading. In such cases, Pedestrian-Friendly Frontages may balance pedestrian orientation with automobile accommodation. Typically, they shall establish a hybrid development context that has a more pedestrian-supportive development context at street intersections and accommodates auto-related functions and surface parking in the middle of the block. Surface parking shall be screened from the roadway with a street wall or evergreen living fence. Pedestrian-Friendly Frontages are designated on the Regulating Plan. iii. General Frontages – General Frontages are intended to accommodate more auto- oriented uses, surface parking and service functions on a site with a more suburban/automobile orientation. The General Frontages shall be building frontages not designated as either a Pedestrian Priority or Pedestrian-Friendly Frontage on the Regulating Plan. Graphic Illustrating the Application of Street Type Designation Based on the Development Context DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 34 (b) Treatment of Street Intersections: i. Corner building street facades along intersections of Pedestrian Priority Frontages and Pedestrian-Friendly Frontages shall be built to the BTZ for a minimum of 20’ from the intersection along each street or the width of the corner lot, whichever is less regardless of the building frontage percentage required along that street. This requirement shall not prohibit incorporation of curved, chamfered building corners or recessed entries or civic/open spaces at such intersections. In addition, this standard shall apply regardless of the frontage requirement along the intersecting street even if it is a General Street. Illustration showing minimum frontage requirements at street intersections ii. Corner Building Height Allowance: Corner buildings may exceed the maximum building height by 25% along no more than 20% of the building’s frontage along each corresponding street façade. Illustration showing Corner Building Height Allowance DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 35 (c) Parking and Service Access: i. Location of parking (both structured and surface) shall be per the Zoning District specific building standards (Section 6.2 – 6.8). ii. Required off-street parking spaces shall be provided per Table 6-1 below. Table 6-1 Parking Ratios Character Zone TC/OMU/RMU CC/FO NT/NB Additional Criteria Min. Off-Street Vehicular Parking Requirement All Non- Residential uses and ground floor Commercial Ready spaces 1 space per 400 sq. ft. of building area 1 space per 300 sq. ft. of building area 1 space per 400 sq. ft. of building area 1. Landscaping within surface parking lots shall meet standards in Section 10.0 of this Code. 2. A shared parking plan or alternative parking plan may be approved by the JDA as a Minor Modification (See Section 3) 3. On-street parking located along any public street shall count towards the required off street parking Residential uses 1.5 space per each dwelling unit 2.0 spaces per each dwelling unit 2.0 spaces per each dwelling unit Lodging uses (hotels and motels) 0.5 spaces per guest room; all other areas shall be parked at the non-residential rate above 0.75 spaces per guest room; all other areas shall be parked at the non-residential rate above N/A Min. Bicycle Parking Requirement All uses 10% of all provided automobile spaces 5% of all provided automobile spaces N/A Location of Bicycle Parking: For retail and commercial ready buildings, 25% of all provided bicycle parking shall be located within 50 feet of a primary building entrance. iii. Driveways and Service Access: 1. Unless otherwise specified in the specific Zoning District standards in Sections 6.2 through 6.8, driveway access and off-street loading and unloading may be along General Frontages only. 2. Unless otherwise specified in the specific Zoning District standards in Sections 6.2 through 6.8 or through minor modifications, driveway and off-street loading and unloading may be located with access along a Pedestrian-Friendly Frontage street only if the property has no access to either a General Frontage street or joint use easement to an adjoining property with direct driveway access to any other street. 3. Unless otherwise specified in the specific Zoning District standards in Sections 6.2 through 6.8 or through minor modifications, driveways and off-street loading and unloading may be located with access along a Pedestrian Priority Frontage street only if the property has no access to either a Pedestrian-Friendly or General Frontage Street or joint use easement to an adjoining property with direct access to any other street. 4. Along Pedestrian Priority and Pedestrian-Friendly Frontages, driveway spacing shall be limited to one driveway per each block face or per 200 feet of block face for blocks greater than 400 feet in length. 5. Shared driveways, joint use easements or joint access easements shall be required to adjoining properties when driveway and service access is off a Pedestrian Priority Frontage or Pedestrian-Friendly Frontage. 6. Service and loading/unloading areas shall be screened per standards in Section 10.0. DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 36 7. Unless required to meet minimum fire access or service access standards all commercial and mixed-use driveways shall be a maximum of 20’ in width. Service driveways shall be a maximum of 30’ in width. Driveways wider than 24’ in width shall only be located off of General Frontage Streets. Driveways along State controlled roadways shall meet MNDOT Standards or the City’s adopted standard. 8. Residential Driveways: a. Unless required to meet minimum fire access or service access standards, driveways for Residential Use Buildings shall be a maximum of 12’ in width. b. Garages for Residential Buildings shall be located on streets with General Frontage or at the rear of residential buildings with pull-through garages where the garage door is set back behind the rear façade of the main structure. If front-loaded garages or carports are utilized on residential uses, the garages and carports shall be no greater than 24 feet wide. and set back at least 3 feet behind the front façade line. c. Front driveways shall be a minimum of 20 feet long and designed to fit at least 2 parked vehicles and ensure vehicles are parked outside of the public ROW. d. Front-loaded garages on residential lots less than 50 feet wide shall not be allowed. Townhomes and courtyard apartments shall utilize garages with access from streets with General Frontage or from Alleys. (d) Street Screen Required: i. Any non-residential parking lot frontage along Pedestrian Priority frontages and Pedestrian-Friendly frontages with surface parking shall be defined by a Street Screen. This required Street Screen shall be located at the street edge of the BTZ. Refer to the Section 10.0: Streetscape and Landscape Standards of this Code for more specifications. (e) Commercial Ready Standards: Shall meet the standards in Section 7.0. (f) Fire Separation Requirement: Side and rear setbacks shall be based on minimum fire separation required between buildings, if applicable. (g) Recessed Entry Setbacks: Building façade lines on recessed entries and arcade buildings shall be measured from the front of façade with the recessed entry or arcade (see Section 4.0 Definitions for illustration). (h) Measuring Heights: i. Chimneys, vents, elevator and stair enclosures, screened HVAC equipment, other mechanical enclosures, tanks, solar energy systems and similar elements are exempt from the height limit. ii. Internal building height shall be measured from finished floor to the bottom of the structural members of the ceiling. iii. Floor to ceiling heights shall not apply to parking structures or civic buildings. (i) Encroachments: i. Encroachments into R-O-W: 1. Maximum of 50% of the depth of the sidewalk or 10’ (whichever is less) (except blade signs which shall encroach no more than 6’ from the building façade line). 2. Minimum vertical clearance from the finished sidewalk shall be 10’ DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 37 3. In no case shall an encroachment be located over an on-street parking or travel lane. 4. Additional license agreements are required for all encroachments over public R-O- W. ii. Encroachments over Required Setbacks: Canopies, awnings, galleries, and balconies may encroach over any required setback areas per standards established in each zoning district as long as the vertical clearance is a minimum of 10’ from the finished sidewalk elevation. (j) Phased Developments: Due to the long-term development vision within the TRC, certain building form and site development standards may be deferred for phased development projects meeting the following criteria: i. Submission of a site plan that illustrates how development and any related private improvements will be phased over time. Each phase of the site plan shall independently comply with all applicable standards of the TRC unless an Administrative Modification is granted. ii. Required private landscaping and open space amenities may also be phased with the building. (k) Required Public Improvements: All site plans that require public improvements such as sidewalk and streetscape improvements may be deferred through the payment of a proportional fee-in-lieu when the entire length of that block is not within the site plan. Campus Commercial Zoning District DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 38 6.2 Campus Commercial (CC) (a) Illustrations and Intent The Campus Commercial Zoning District facilitates a building format that allows multiple, single tenant buildings or campuses within the northern “Thumb” site of the Plan Area. The goal is to allow for an individual plan approach for each campus or building, based on user preferences within a range of requirements. TCAAP Master Plan Vision for Campus Commercial Zone Campus Commercial Zoning District DRAFT September 11, 2014  TCAAP Redevelopment Code Page | 41    (c) Building Placement (i) Build-to Zones (BTZ) and Setbacks (Distance from property line to edge of the zone) General Frontage 5’ min. setback; no max. setback Side No min.; no max. Rear  20’ min. setback from Rice Creek Regional Park; no max.  Setback must be screened with vegetation and landscape  If loading or service is oriented towards Rice Creek Regional Park or public trails, appropriate screening shall be required    C D E Campus Commercial Zoning District DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 42 (d) Building Height (i) Principal Building Standards Building maximum  45’ max. First floor to ceiling height (fin. floor to ceiling structure)  12’ min. for all buildings with Pedestrian Priority designation  10’ min. for all other frontages Ground floor finish level  12” max. above sidewalk for all buildings with Pedestrian Priority designation  ADA Code applies Upper floor(s) height (fin. floor to ceiling structure)  10’ min. (ii) Accessory Building Standards Accessory buildings shall meet the standards for Principal Building standards in the CC Zone.      K M N L Campus Commercial Zoning District DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 43 (g) Parking & Service Access (i) Surface Parking Setbacks (with new building) Pedestrian Priority Frontage Pe d e s t r i a n - F r i e n d l y F r o n t a g e  General Frontages  10’ Side  0’  Additional easements may be required if shared driveways or access agreements are established Rear  20’ min. setback from Rice Creek Regional Park; no max.  Setback must be screened with vegetation and landscape  If loading or service is oriented towards Rice Creek Regional Park or public trails, appropriate screening shall be required (ii) Structured Parking or Below Grade Parking Setbacks Pedestrian Priority Frontage Pe d e s t r i a n - F r i e n d l y F r o n t a g e  General Frontages  5’ min. Side  0’ Rear  0’ (iii) Below Grade Parking May be built up to the property line. Standards for S and T in the illustrations above are referenced in standards for Driveways and Service Access section 6.1(c) iii.   P O R Q O’ Q’ P R C Ge n e r a l  Fr o n t a g e   Ge n e r a l F r o n t a g e Town Center Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 44 6.3 Town Center (TC) Zone (a) Illustrations and Intent The Town Center Zoning District creates a vibrant mixed-use environment that maximizes the potential for an outdoor experience, focusing on walkability. This district promotes phased development over time and allows for flexibility for horizontal or vertical mixed-use as development continues over time. TCAAP Master Plan Vision for Town Center Zone Town Center Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 45 (b) Building Placement (i) Build-to Zones (BTZs) and Setbacks (Distance from property line to edge of the zone) Pedestrian Priority Frontage BTZ 5’ min. setback – 15’ max. setback Pedestrian-Friendly Frontage BTZ 5’ min. setback – 25’ max. setback General Street BTZ 5’ min. setback; no max. setback Side 0’ min.; no max. setback Rear 0’ min.; no max. setback (ii) Building Frontage Pedestrian Priority Frontage 60% min. Pedestrian-Friendly Frontage 50% min. General Frontage None Required    A B C D D* E F Town Center Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 46 (c) Building Height (i) Principal Building Standards Building maximum  55’ max. First floor to ceiling height (fin. floor to ceiling structure) 12’ min. for all buildings with Pedestrian Priority Frontage designation  10’ min. for all other frontages  ADA Code applies Ground floor finish level  12” max. above sidewalk for all buildings with Pedestrian Priority Frontage Upper floor(s) height (fin. floor to ceiling structure)  9’ min. (ii) Accessory Building Standards Accessory buildings shall meet the standards for Principal Building standards in the TC Zone.    K M N L Town Center Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 47 (d) Parking & Service Access (i) Surface Parking Setbacks Pedestrian Priority or Civic/Open Space Frontage Shall be located behind the principal building along that street frontage; or  Min. 3’ behind the building façade line along that street Pedestrian- Friendly Frontage  Min. 3’ behind the building façade line along that street General Frontage  Min. 3’ behind the property line along that street Side  6’ (min) only if adjacent to Neighborhood Transition or Neighborhood district;  0’ for all other adjacencies Rear  6’ (min) only if adjacent to Neighborhood Transition or Neighborhood district;  0’ for all other adjacencies (ii) Structured Parking Standards for S and T in the illustrations above are referenced in standards for Driveways and Service Access section 6.1(c) iii. Pedestrian Priority / Civic/Open Space Frontage Ground floor - Shall be min. of 30’ from the property line  Upper Floors – may be built to the façade line along that street Pedestrian- Friendly Frontage or General Frontage May be built up to the building façade line along a that street; or  If no building is located along the street frontage; then the structured parking shall meet the setback standards along that specific frontage. Side  0’ Rear  0’ (iii) Below Grade Parking May be built up to the property lines along all streets O P R O Q* O* Q R P Q* NT or NB Zoning District  Town Center Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 48 (e) Residential Transition Standards The following transition standards shall apply to all new building construction and all upper story additions to existing buildings located adjacent to Neighborhood Transition or Neighborhood district. This requirement shall NOT apply if an alley or other similar R-O-W separates the subject lot and the Neighborhood Transition or Neighborhood district. i. Transition Area 25’ min. ii. Max. Building Height at within Transition Area 2 stories or 30’ iii. Required setback Min. 10’ A Residential Transition Area fence (minimum 6 feet and maximum 8 feet high) shall be required when adjacent to Neighborhood Transition or Neighborhood district and shall be optional for all other adjacencies. The required fence shall NOT be chain link or vinyl. A 6-foot wide landscape buffer with evergreen shrubs planted at 3’ on center and 6 min. in height at maturity shall also be required to be planted within the landscape buffer parallel to the Neighborhood Transition or Neighborhood district border. (see surface parking setbacks illustration). U V W Office Mixed-Use Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 49 6.4 Office Mixed-Use (OMU) (a) Illustrations and Intent The Office Mixed-Use Zoning District creates a flexible zone that allows and promotes a seamless transition from Retail Mixed-Use but focuses on employment and compatible uses. This district promotes employment as a primary use, but allows for other uses to be incorporated as vertical mixed-use buildings. TCAAP Master Plan Vision for Office Mixed-Use Zone Office Mixed-Use Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 50 (b) Building Placement (i) Build-to Zones (BTZs) and Setbacks (Distance from property line to edge of the zone) Pedestrian-Priority/Open Space Frontage (BTZ) 5’ min. setback – 25’ max. setback Pedestrian-Friendly 5’ min. setback – 75’ max. setback General or Highway Frontage 5’ min. setback; no max. setback Side No min. setback; no max. setback Rear No min. setback; no max. setback (ii) Building Frontage Pedestrian-Priority/Open Space Frontage 50% min. Pedestrian-Friendly 40% min. General Frontage None Required    B C A D E D* F Office Mixed-Use Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 51 (c) Building Height (i) Principal Building Standards Building maximum  65’ max. First floor to ceiling height (fin. floor to ceiling structure) 12’ min. for all buildings with Pedestrian Priority Frontage designation  10’ min. for all other frontages Ground floor finish level  12” max. above sidewalk for all buildings with Pedestrian Priority Frontage Upper floor(s) height (fin. floor to ceiling structure)  9’ min. (ii) Accessory Building Standards Accessory buildings shall meet the standards for Principal Building standards in the OMU Zone.    K M N L Office Mixed-Use Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 52 (d) Parking & Service Access (i) Surface Parking Setbacks Pedestrian- Priority, Pedestrian- Friendly or Required Open Space Frontage  Shall be located behind the principal building along that street frontage; or  Min. 3’ behind the building façade line along that street;  If no building is located along the street frontage; then surface parking shall be setback a minimum of 6’ from the property line. Highway Frontage  Min. 15’ from the property line  Street screen and landscape buffer of 15’ required  Direct access to highway shall not be permitted. General Frontage  Min. 3’ behind the property line Side  0’ Rear  0’ (ii) Structured Parking or Below Grade Parking Setbacks Standards for S and T in the illustrations above are referenced in standards for Driveways and Service Access section 6.1(c) iii. Pedestrian- Friendly Frontage /Civic Space Ground floor - Shall be min. of 30’ from the property line  Upper Floors – may be built to the façade line along that street General or Highway Frontage  May be built up to the building façade line along that street frontage; or  If no building is located along the street frontage; then the structured parking shall meet the setback standards along that street. Side  0’ Rear  0’ (iii) Below Grade Parking May be built up to the property line along all streets. O P R O Q Q* Q’ P R Pedestrian Priority/Pedestrian-Friendly or Civic/Open Space Frontage Retail Mixed-Use Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 53 6.5 Retail Mixed Use (RMU) (a) Illustrations and Intent TCAAP Master Plan Vision for Retail Mixed Use Zone The Retail Mixed-Use Zoning District creates a flexible zone that allows and promotes a seamless transition from Office Mixed-Use, but focuses on retail and compatible uses. This district promotes retail as a primary use, but allows for other uses to be incorporated as vertical mixed-use buildings. Retail Mixed-Use Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 54 (b) Building Placement (i) Build-to Zones (BTZs) and Setbacks (Distance from property line to edge of the zone) Pedestrian Priority Frontage/Open Space (BTZ) 5’ min. setback – 25’ max. setback Pedestrian-Friendly Frontage (BTZ) 5’ min. setback – 75’ max. setback General or Highway Frontage 5’ min. setback; no max. setback Side 0’ min. setback; no max. setback Rear 0’ min. setback; no max. setback (ii) Building Frontage Pedestrian Priority /Open Space Frontage 60% min. Pedestrian-Friendly Frontage 50% min. General Frontage None Required    C A B E F D D* Retail Mixed-Use Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 55 (c) Building Height (i) Principal Building Standards Building maximum  65’ max. First floor to floor height (fin. floor to ceiling structure)  10’ min. for all frontages Ground floor finish level  12” max. above sidewalk for all buildings with Pedestrian Priority Frontage  ADA Code Applies Upper floor(s) height (fin. floor to ceiling structure)  9’ min. (ii) Accessory Building Standards Accessory buildings shall meet the standards for Principal Building standards in the Retail Mixed-Use Zone.    K N M L Retail Mixed-Use Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 56 (d) Parking & Service Access (i) Surface Parking Setbacks Pedestrian Priority or Civic/Open Space Frontage  Shall be located behind the principal building along that street frontage; or  Min. 3’ behind the building façade line along that street Pedestrian- Friendly Frontage  Min. 3’ behind the building façade line along that street or  Min. 6’ behind the property line along that street (if not buildings along the street frontage) General Frontage  Min. 3’ behind the property line along that street Side 6’ (min) only if adjacent to Neighborhood Transition or Neighborhood district;  0’ for all other adjacencies Rear  6’ (min) only if adjacent to Neighborhood Transition or Neighborhood district 0’ for all other adjacencies (ii) Structured Parking or Below Grade Parking Setbacks Standards for S and T in the illustrations above are referenced in standards for Driveways and Service Access section 6.1(c) iii. Pedestrian Priority / Civic/Open Space Frontage Ground floor - Shall be min. of 30’ from the property line  Upper Floors – may be built to the façade line along that street Pedestrian- Friendly Frontage or General Frontage May be built up to the building façade line along a that street; or  If no building is located along the street frontage; then the structured parking shall meet the setback standards along that specific frontage. Side  10’ (adjacent to Neighborhood Transition or Neighborhood district )  0’ (all other adjacencies) Rear  10’ (adjacent to Neighborhood Transition or Neighborhood district )  0’ (all other adjacencies) (iii) Partially Below Grade Parking May be built up to the building façade line along all Pedestrian-Friendly Frontages and General Frontages.    O P R O* Q Q* Q’ O P R NT or NB Zoning District  Retail Mixed-Use Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 57 (f) Residential Transition Standards The following transition standards shall apply to all new building construction and all upper story additions to existing buildings located adjacent to Neighborhood Transition or Neighborhood district . This requirement shall NOT apply if an alley or other similar R-O-W separates the subject lot and the Neighborhood Transition or Neighborhood district. iv. Transition Area 25’ min. v. Max. Building Height within Transition Area 2 stories or 30’ vi. Required setback Min. 10’ A Residential Transition Area fence (minimum 6 feet and maximum 8 feet high) shall be required when adjacent to Neighborhood Transition or Neighborhood district and shall be optional for all other adjacencies. The required fence shall NOT be chain link or vinyl. A 6-foot wide landscape buffer with evergreen shrubs planted at 3’ on center and 6 min. in height at maturity shall also be required to be planted within the landscape buffer parallel to the Neighborhood Transition or Neighborhood district border. (see surface parking setbacks illustration). U V W Flex Office Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 58 6.6   Flex Office (FO) Zone (a) Illustrations and Intent TCAAP Master Plan Vision for Flex Office Zone The Flex Office Zoning District creates an opportunity for large scale development for employment, manufacturing and warehouse uses that take advantage of the highway frontage and automobile access.   Flex Office Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 59 (b) Building Placement (i) Build-to Zones (BTZs) and Setbacks (Distance from property line to edge of the zone) Pedestrian Priority or Open Space Frontage (BTZ) 5’ min. setback – 25’ max. setback Pedestrian-Friendly Frontage (BTZ)/Spine Road 5’ min. setback – 75’ max. setback General Frontage 5’ min. setback; no max. setback Side  0’ min. setback; no max. setback  For residential adjacency, 30’ min. setback Rear  15’ min. setback; no max. setback  Loading or service activity shall be screened from public view  For residential adjacency, 30’ min. setback (ii) Building Frontage Pedestrian Priority or Open Space Frontage 60% min. Pedestrian-Friendly Frontage 50% min. General Frontage None Required      C A B E F D D* Flex Office Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 60 (c) Building Height (i) Principal Building Standards Building maximum  45’ max. First floor to floor height (fin. floor to ceiling structure) 12’ min. for all buildings with Pedestrian Priority Frontage designation  10’ min. for all other frontages Ground floor finish level  12” max. above sidewalk for all buildings with Pedestrian Priority Frontage designation  ADA Code Applies Upper floor(s) height (fin. floor to ceiling structure)  9’ min. (ii) Accessory Building Standards Accessory buildings shall meet the standards for Principal Building standards in the Flex Office Zone. (iii) Gateway Overlay Designation For the area marked as a Gateway Overlay Designation on the Regulating Plan (Attachment 1), uses are permitted per the base zoning district in Section 5.0 of TRC. Design rules for retail access, auto-oriented design features and landscaping shall use Sections 7.0 and 10.0 for design criteria.    K N M L Flex Office Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 61 (d) Parking & Service Access (i) Surface Parking Setbacks Standards for S and T in the illustrations above are referenced in standards for Driveways and Service Access section below. Highway Frontage  Min. 15’ from the property line  Street screen and landscape buffer of 15’ required Pedestrian- Friendly Frontage  Min. 3’ behind the building façade line along that street General Frontage  Min. 3’ behind the property line along that street Side 6’ (min) only if adjacent to any single-family detached residentially zoned lot;  0’ for all other adjacencies Rear  30’ (min) only if adjacent to any residential use or zone;  15’ for all other adjacencies (ii) Structured Parking or Below Grade Parking Setbacks Standards for S and T in the illustrations above are referenced in standards for Driveways and Service Access section 6.1(c) iii. Pedestrian Priority / Open Space Frontage Ground floor - Shall be min. of 30’ from the property line  Upper Floors – may be built to the façade line along that street Pedestrian- Friendly Frontage or General Frontage May be built up to the building façade line along a that street; or  If no building is located along the street frontage; then the structured parking shall meet the setback standards along that specific frontage. Side  10’ (adjacent to residential uses or Neighborhood Transition or Neighborhood districts)  0’ (all other adjacencies) Rear  10’ (adjacent to residential uses or Neighborhood Transition or Neighborhood districts)  0’ (all other adjacencies) (iii) Below Grade Parking May be built up to the property line along all Pedestrian-Friendly and General Frontages.    O Q* P R O P R Pedestrian Priority/Pedestrian-Friendly or Civic/Open Space Frontage Q’ Flex Office Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 62 (e) Residential Transition Standards The following transition standards shall apply to all new building construction and all upper story additions to existing buildings located adjacent to existing single-family detached residentially zoned lot(s). This requirement shall NOT apply if an alley or other similar R-O-W separates the subject lot and the existing single-family detached residential lot(s). i. Transition Area 40’ min. ii. Max. Building Height at within Transition Area 2 stories or 25’ iii. Required setback Min. 30’ A Residential Transition Area fence (minimum 6 feet and maximum 8 feet high) shall be required when adjacent to a residential use or district and shall be recommended for all other adjacencies. The required fence shall NOT be chain link or vinyl. A 6-foot wide landscape buffer with evergreen shrubs planted at 3’ on center and 6 min. in height at maturity shall also be required to be planted within the landscape buffer parallel to the SF-residential lot line. (see surface parking setbacks illustration) U V W Neighborhood Transition Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 63 6.7 Neighborhood Transition (NT) Zone (a) Illustrations and Intent TCAAP Master Plan Vision of the Neighborhood Transition Zone IMAGE TO BE UPDATED The Neighborhood Transition Zoning District provides for a range of urban residential (live-work, townhomes, duplexes, patio homes, manor homes, etc.) transitions between the active retail and employment mixed-use districts and adjoining single-family neighborhoods. Development standards in this district emphasize smaller scale urban residential uses and establish building transition standards to adjoining neighborhoods. Neighborhood Transition Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 64 (b) Building Placement (i) Build-to Zones (BTZs) and Setbacks Pedestrian-Friendly or Civic/Open Space Frontage (BTZ) 5’ min. setback – 20’ max. setback General Frontage 5’ min. setback; no max. setback Side Adjacent to SF-detached Residential lot 5’ min. setback; no max. setback All other adjacencies 0’ min. setback; no max. setback Rear Adjacent to SF-detached Residential lot 5’ min. setback; no max. setback All other adjacencies 0’ min. setback; no max. setback (ii) Building Frontage Pedestrian-Friendly Frontage 50% min. General Frontage None Required (c) Lot Standards Lot Width Min. 20’ for single-family attached/duplex/townhome buildings  Min. 40’ for single-family detached buildings  Min. 50’ for front-loaded or J-swing units. See Section 6.1 (c) iii 8. For driveway size requirements  Less than 50’ wide lots shall be alley-loaded lots.  No lot size requirement for multi-family    C A D* E B Neighborhood Transition Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 65 (d) Building Height (i) Principal Building Standards Building maximum  40’ max. First floor to floor height (fin. floor to fin. floor)  10’ min. for all frontages Ground floor finish level 18” min. above sidewalk for ground floor residential uses along Pedestrian-Friendly Frontages that are also setback less than 10’ from the front property line  ADA Code applies on buildings with public access Upper floor(s) height (fin. floor to fin. floor)  9’ min. (ii) Accessory Building Standards Building Height 1 story max. BTZ/Setbacks Shall be placed behind the front façade of the principal building along Pedestrian-Friendly Frontages. If the principal building has no Pedestrian- Friendly Frontage, then the accessory building shall be placed behind the front façade of the building along a General Frontage street. Building Footprint Shall be limited to no more than 50% of the principal building footprint or the City Standard size, whichever is less.    K M N L Neighborhood Transition Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 66 (e) Parking & Service Access i. Surface Parking Setbacks Standards for S and T in the illustrations above are referenced in standards for Driveways and Service Access section 6.1(c) iii. Pedestrian-Friendly or Civic/Open Space Frontage Shall be located behind the principal building along that street frontage; or  Min. 3’ behind the building façade line along that frontage General Frontage  At or behind the building façade line along that frontage; or  Min. 6’ behind the property line along that street Side / Rear  Adjacent to SF- detached residential lot  6’ min. Side / Rear  All other adjacencies  0’ min (f) Residential Transition Standards The following transition standards shall apply to all new building construction and all upper story additions to existing buildings located adjacent to existing single-family detached lot(s). This requirement shall NOT apply if an alley or other similar R-O-W separates the subject lot and the existing single- family detached residential lot(s). i. Transition Area 20’ min. ii. Max. Building Height at within Transition Area 2 stories or 25’ iii. Required setback Min. 10’ A Residential Transition Area fence (minimum 6 feet and maximum 8 feet high) shall be required when adjacent to an existing single-family detached residentially zoned lot and shall be optional for all other adjacencies. The required fence shall NOT be chain link or vinyl. A 6-foot wide landscape buffer with evergreen shrubs planted at 3’ on center and 6 min. in height at maturity shall also be required to be planted within the landscape buffer parallel to the SF-residential lot line. (see surface parking setbacks illustration) U V W O Q* Q R R’ P R* Neighborhood Zoning District DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 67 6.8 Neighborhood (NB) Zone (a) Illustrations and Intent TCAAP Master Plan Vision of the Neighborhood Zone IMAGE TO BE UPDATED The Neighborhood Zoning District provides for a range of attached and detached single-family residential. ANY CONCEPTUAL EXAMPLES/RENDERINGS Concept of the Neighborhood Zone Neighborhood Zoning District DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 68 (b) Building Placement (i) Build-to Zones (BTZs) and Setbacks Civic/Open Space/Water Infrastructure Frontage (BTZ) 5’ min. setback – 20’ max. setback General Frontage 5’ min. setback; no max. setback Side Adjacent to SF-detached residentially zoned lot 5’ min. setback; no max. setback All other adjacencies 0’ min. setback; no max. setback Rear Adjacent to SF-detached residentially zoned lot 5’ min. setback; no max. setback All other adjacencies 0’ min. setback; no max. setback (ii) Building Frontage Pedestrian-Friendly Frontage 50% min. General Frontage None Required (c) Lot Standards Lot Width Min. 20’ for single-family attached/duplex/townhome buildings  Min. 40’ for single-family detached buildings  Min. 50’ for front-loaded or J-swing units. See Section 6.1 (c) iii 8. For driveway size requirements  Less than 50’ wide lots shall be alley-loaded lots.    C A D* E B Neighborhood Zoning District DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 69 (d) Building Height (i) Principal Building Standards Building maximum  40’ max. First floor to floor height (fin. floor to fin. floor)  10’ min. for all frontages Ground floor finish level 18” min. above sidewalk for ground floor residential uses along Pedestrian-Friendly Frontages that are also setback less than 10’ from the front property line Upper floor(s) height (fin. floor to fin. floor)  9’ min. K M N L Neighborhood Zoning District DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 70    (e) Parking & Service Access i. Residential Parking Setbacks IMAGE TO BE UPDATED Standards for S and T in the illustrations above are referenced in standards for Driveways and Service Access section 6.1(c) iii. Civic/Open Space Frontage  Shall be located behind the principal building along that street frontage; or  Min. 3’ behind the building façade line along that frontage General Frontage  At or behind the building façade line along that frontage; or  Min. 6’ behind the property line along that street Side / Rear  Adjacent to SF-detached lot  6’ min. Side / Rear  All other adjacencies  0’ min (f) Residential Transition Standards The following transition standards shall apply to all new building construction and all upper story additions to existing buildings located adjacent to existing single-family detached lot(s). This requirement shall NOT apply if an alley or other similar R-O-W separates the subject lot and the existing single- family detached residential lot(s). i. Transition Area 20’ min. ii. Max. Building Height at within Transition Area 2 stories or 25’ iii. Required setback Min. 10’ A Residential Transition Area fence (minimum 6 feet and maximum 8 feet high) shall be required when adjacent to an existing single-family detached residentially zoned lot and shall be optional for all other adjacencies. The required fence shall NOT be chain link or vinyl. A 6-foot wide landscape buffer with evergreen shrubs planted at 3’ on center and 6 min. in height at maturity shall also be required to be planted within the landscape buffer parallel to the SF-residential lot line. (see surface parking setbacks illustration) U V W O Q* Q R R’ P R* DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 71 7.0 Building Design Standards 7.1 Purpose and Intent The Building Design Standards for the TRC shall establish a coherent character and encourage enduring and attractive development. Site and/or building plans shall be reviewed by the JDA for compliance with the standards below (see Table 7-1 for more detail). The key design principles establish essential goals for the redevelopment within the Plan Area to be consistent with the vision for a vibrant mixed-use development with a range of commercial, employment and residential uses serving the neighborhoods and the region. Buildings shall be located and designed so that they provide visual interest and create enjoyable, human-scaled spaces. The key design principles are: (a) New and redeveloped buildings and sites shall utilize building and site elements and details to achieve a pedestrian-oriented public realm with glazing, shading and shelter; (b) Design compatibility is not meant to be achieved through uniformity, but through the use of variations in building elements to achieve individual building identity; (c) Building facades shall include appropriate architectural details and ornament to create variety and interest; (d) Open space(s) shall be incorporated to provide usable public areas integral to the environment; and (e) Increase the quality, adaptability and sustainability in Arden Hill’s building stock. Table 7-1: Review Process for Building Design Standards Ap p l i c a b l e S u b s e c t i o n 7. 2 B u i l d i n g O r i e n t a t i o n & En t r a n c e s 7. 3 F a ç a d e C o m p o s i t i o n 7. 4 C o m m e r c i a l R e a d y St a n d a r d s 7. 5 S h a d i n g R e q u i r e m e n t s 7. 6 B u i l d i n g M a t e r i a l s 7. 7 D e s i g n o f A u t o - O r i e n t e d Si t e E l e m e n t s 7. 8 D e s i g n o f P a r k i n g St r u c t u r e s Site Plan Review Building Permit Review 7.2 Building Orientation and Entrances (a) Buildings shall be oriented towards Pedestrian Priority Frontages, where the lot has frontage along Pedestrian Priority Frontages. If a building has no frontage along a Pedestrian Priority Frontage, then it shall front a Pedestrian-Friendly Frontage. All other buildings may be oriented towards General Streets or Civic Spaces. (b) Primary entrances to buildings shall be located on the street along which the building is oriented (See Figure 7-1). At intersections, corner buildings may have their primary entrances oriented at an angle to the intersection. Building entrances shall be provided for all separate ground floor commercial use tenant spaces that are located along a Pedestrian Priority or Pedestrian-Friendly frontage. (c) All primary entrances shall be oriented to the public sidewalk for ease of pedestrian access. Secondary and service entrances may be located from parking areas or DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 72 alleys. Entrances may be placed on the corner of the building in order to serve both the sidewalk and the parking lot, if necessary. (d) Primary Entrance Design: Primary building entrances along Pedestrian Priority Frontage and Pedestrian-Friendly Frontages shall consist of at least two (2) of following design elements so that the main entrance is architecturally prominent and clearly visible from that street (see Figures 7-2): i. Architectural details such as arches, friezes, awnings, canopies, arcades, tile work, murals, or moldings; or ii. Integral planters or wing walls that incorporate landscape or seating elements; or iii. Prominent three-dimensional, vertical features such as belfries, chimneys, clock towers, domes, spires, steeples, towers, or turrets; or Figure 7-1 Figure showing required building orientation and location of primary entrances DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 73 Figures 7-2 Examples of Primary Entrance Designs 7.3 Façade Composition (a) Commercial Use and Mixed-Use Buildings: (i) Facades greater than 60’ in length along all Pedestrian Priority Frontage, Pedestrian-Friendly Frontages and Civic/Open Spaces shall meet the following façade articulation standards: 1. Include facade modulation such that a portion of the facade steps back or extends forward with a depth of at least 24 inches (see Figure 7-3). 2. The distance from the inside edge of a building projection to the nearest inside edge of an adjacent projection shall not be less than 20 feet and not greater than 60 feet (see Figure 7-3). (ii) All other facades shall be articulated by at least one discernable architectural element every 20 feet. Such architectural elements include, but are not limited to (See Figures 7-4): 1. Changes in material, color, and/or texture either horizontally or vertically at intervals not less than 20 feet and not more than 60 feet; or 2. The construction of building entrances, bay windows, display windows, storefronts, arcades, façade relief, panels, balconies, cornices, bases, pilasters or columns. Figure 7-3 Illustration showing building articulation requirement DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 74 Figures 7-4 Images showing examples of appropriate building articulation (iii) Façade Transparency Required: 1. All facades shall meet the minimum requirement for façade transparency (percentage of doors and windows) as established in Table 7-2 below. Table 7-2 Required Minimum Façade Transparency by Façade Frontage Type Façade Frontage Type  Pedestrian Priority or Pedestrian-Friendly Frontage General Frontage All other facades Commercial Use or Mixed-Use Buildings Ground Floor 50% (min.) None None Upper Floor(s) 25% (min) None None Residential Use Buildings Ground Floor 25% (min.) None None Upper Floor(s) 20% (min.) None None (b) Residential Use Buildings (i) At least one of the following shall be added along residential building facades to add pedestrian interest along the street:  porches,  stoops,  eaves, or  balconies Images showing appropriate transparency required along Pedestrian Priority and Pedestrian-Friendly Frontages DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 75 (ii) Windows and Doors: All building facades of residential use buildings shall meet the transparency requirements established in Table 7-2.       Residential buildings with porches, fencing, balconies and stoops to add interest along the street. 7.4 Commercial Ready Standards (a) Ground floors of all buildings with Pedestrian Priority Frontage designation per the Regulating Plan (Attachment 1) shall be built to Commercial Ready standards. In addition, the following standards shall apply (See Figure 7-4): i. An entrance that opens directly onto the sidewalk according to Section 7.0; ii. A height of not less than 12 feet measured from the entry level finished floor to the bottom of the structural members of the ceiling; iii. Minimum leasable width of 20 feet wide; iv. A front facade that meets the window glazing requirements in Section 7.0; and v. Off-street surface parking shall be prohibited between the sidewalk and the building along Pedestrian Priority frontages. DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 76 Figure 7-4 Illustration showing application of Commercial Ready Frontage Requirements 7.5 Shading Requirement: Shading of public sidewalks, especially sidewalks located along Pedestrian Priority and Pedestrian-Friendly frontages shall be important to implementing the vision for walkable mixed-use in the Plan Area. Shading may be achieved through any combination of canopies, awnings, street trees and other similar devices. To this end, the following standards shall apply (see Figure 7-5): (a) Shaded sidewalk shall be provided alongside at least: (i) 50 percent of all building facades with Pedestrian Priority Frontage designation per the Regulating Plan (Attachment 1). (ii) 50 percent of all building facades with frontage along an off-street surface parking lot (b) When adjacent to a surface parking lot, the shaded sidewalk shall be raised above the level of the parking lot by way of a defined edge, such as a curb. ADA ramps along the building must also be shaded. (c) A shaded sidewalk must meet the following requirements: (i) Along a street, a shaded sidewalk shall comply with the applicable sidewalk standards for its designated street type. If not otherwise required, the shaded sidewalk shall provide trees planted no more than 50 feet on center. (ii) Along any surface parking adjacent to the building (both off-street or on street), the shaded sidewalk shall consist of a minimum 5 foot clear zone and 5 foot planting zone, planted with trees no more than 50 feet on center, or a 5 foot clear zone with a minimum 5 foot wide over- head weather protection. DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 77 (iii) Building entrances along Pedestrian Priority and Pedestrian-Friendly frontages shall be located under a shade device, such as an awning or portico. Figure 7-5 Images showing examples of shading along sidewalks 7.6 Building Materials (a) Exterior Building Façade Materials (for all buildings) 1. Exterior Insulation Finish System (EIFS) shall not be used. (ADDITIONAL TEXT TO BE PROVIDED) 7.7 Design of Automobile Related Building and Site Elements (a) Where permitted under Section 4 of this Code, drive-through lanes, auto service bays, and gas station canopies for commercial uses shall not be located with frontage along any Pedestrian Priority Frontage. Drive-through lanes may be permitted along Pedestrian-Friendly frontages only if the property has no General or Alley frontage. Drive-through lanes, auto service bays, and gas station canopies shall be hidden behind a 3’ high Street Screen along both Pedestrian-Friendly and General frontages (see illustrations below). The Street Screen shall be made up of (i) a living screen or (ii) a combination living and primary building material screen (See Section 11.0 for details). (b) No more than 60% of a lot’s frontage along a Pedestrian-Friendly frontage may be dedicated to drive through lanes, canopies, service bays, and other auto-related site elements. There shall be no such limitation along General or Alleys frontages and along highway frontage roads. DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 78 Image illustrating the appropriate design of auto-related site elements (Gas stations, auto-service uses, and bank drive-throughs) (c) Any automobile related retail sales or service use of a site or property with Pedestrian Priority or Pedestrian-Friendly frontage designation shall have a primary building entrance along its Pedestrian Priority Frontage. A primary building entrance may be along a building’s Pedestrian-Friendly Frontage only if the site has no Pedestrian Priority frontage designation. (d) Drive through access (driveways only) may be from a Pedestrian Priority Frontage only if the lot has no access to any Pedestrian Friendly or General frontage. Drive through access may be from a Pedestrian-Friendly Frontage only if the lot has no access to any General frontage. In cases where drive through access is provided from a Pedestrian Priority Frontage, a joint access easement shall be required to adjoining properties providing alternative access to a Pedestrian-Friendly or General Frontage. DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 79 Image illustrating the appropriate design of retail/restaurant drive-throughs (Corner Lot) Image illustrating the appropriate design of retail/restaurant drive throughs (Interior Lot) (e) All off-street loading, unloading, and trash pick-up areas shall be located along alleys or General Frontages only unless permitted in the specific building form and development standards in Section 6 of this code. If a site has no General frontage or Alley access, off-street loading, unloading, and trash pick-up areas may be permitted along a Pedestrian-Friendly Frontage. (f) All off-street loading, unloading, or trash pick-up areas shall be screened using a Street Screen that is at least as tall as the trash containers and/or service equipment. The Street Screen shall be made up of (i) a living screen or (ii) a combination living and primary building material screen. DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 80 7.8 Design of Parking Structures (a) All ground floors of parking structures located on Pedestrian Priority frontages shall be built to Commercial Ready standards to a minimum depth of 24 feet. (b) To the extent possible, the amount of Pedestrian Priority frontage devoted to a parking structure shall be minimized by placing the shortest dimension(s) of the parking structure along the Pedestrian Priority frontage edge(s) (see Figures 7-8 for illustrations below). Figures 7-8 Allowed Parking Garage Configurations (c) Where above ground structured parking is located at the perimeter of a building with Pedestrian Priority Frontage, it shall be screened in such a way that cars on all parking levels are completely screened from view (see Figures 7-9 for illustrative images). Architectural screens shall be used to articulate the façade, hide parked vehicles and shield lighting. Parking garage ramps shall not be visible from any Pedestrian Priority Frontages. Ramps shall not be located along the exterior perimeter of the parking structure. DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 81 Figures 7-8 Illustrative Examples of Parking Garage Screening (d) Ground floor façade treatment (building materials, windows, and architectural detailing) shall be continued to the second floor of a parking structure along all Pedestrian Priority Frontages (see Figures 7-9). Figures 7-9 Images showing required façade treatment of parking garages along Pedestrian Priority Frontages (e) When parking structures are located at street intersections, corner emphasizing elements (such as towers, pedestrian entrances, signage, glazing, etc.) shall be incorporated. (f) Parking structures and adjacent sidewalks shall be designed so pedestrians and bicyclists are clearly visible (through sight distance clearance, signage, and other warning signs) to entering and exiting automobiles. DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 82 Images showing appropriate design of Parking Structures DRAFT September 11, 2014  TCAAP Redevelopment Code Page | 85   9.0 Open Space Standards 9.1 Open Space Approach: The Master Plan Vision for TCAAP recognizes the importance of providing a network of open spaces with a multitude of passive and active recreational opportunities. These opportunities are to be accommodated in a variety of spaces ranging from large scale open spaces to small scale pocket parks located within the Plan Area. The open space network will be serviced by an interconnected network of trails and paths for pedestrians and bicyclists alike, providing desired amenities for future residents and visitors alike. The approach to Open Space facilitates the implementation of the Master Plan Vision for the TRC. This vision for redevelopment is based on the City of Arden Hills’ goal to create a comprehensive, maintained and interconnected system of parks, pathways and open spaces, as well as a balanced program of recreational activities for residents of all ages, incomes and abilities. The Open Space approach recognizes that the development context, with varying density and building types, is required to ensure quality open spaces that serve both recreational and placemaking goals of the Master Plan. 9.2 Required and Recommended Open Space Designations: This section establishes standards for Open Space within the TRC. Open Space includes Public Open Space, Private Common Open Space, and Private Personal Open Space. The TRC Regulating Plan (Attachment 1) designates areas for required Open Spaces within the TRC. The detailed Open Space Standards for each type are included in Attachment 3. These standards include general character, design, typical size, frontage requirements, and typical uses. (a) Required Open Spaces are the areas shown on the Regulating Plan with specific locations of future Open Spaces (including parks, plazas, greens, and squares). These spaces have been identified on the Regulating Plan due to the certainty of their location within the context of the overall Plan Area. Such required spaces shall be publicly accessible open spaces. (b) Recommended Open Spaces are not shown on the Regulating Plan. The location of any Recommended Open Space shall be a consideration while allocating any required Private Common Open Space per this Section. 9.3 Water Infrastructure Designation: 9.4 Open Space Classification: For the purposes of this Code, all open space shall fall into one of the following 3 major classes. (a) Public Open Space: Open air or unenclosed to semi-unenclosed areas intended for public access and use and are located per the Regulating Plan (Attachment 1). These areas range in size and development and serve to compliment and connect surrounding land uses and code requirements. (b) Private Common Open Space: A privately owned outdoor or unenclosed area, located on the ground or on a terrace, deck, porch, or roof, designed and accessible for outdoor gathering, recreation, and landscaping and intended for use by the residents, employees, and/or visitors to the development. This may or may not be accessible to the public, but shall be maintained privately. (c) Private Personal Open Space: A privately owned outdoor or unenclosed area, located on the ground or on a balcony, deck, porch, or terrace and intended solely for use by the individual residents of a condominium or multi-family dwelling unit. 9.5 Open Space Requirements (a) All non-residential development shall provide 4.0 sq.ft. of Public Open Space or Private Common Open Space for every 100 sq.ft. of non-residential space or fraction thereof. This standard shall only apply to all site plans two (2) acres in size or larger. DRAFT September 11, 2014  TCAAP Redevelopment Code Page | 86   (b) All residential development of eight (8) attached dwelling units or more, on a single parcel, shall meet the Private Common Open Space standards established in this Section. Table 9-1 establishes the private common open space requirement based on the proposed intensity of residential development. Table 9-1 Private Common Open Space Requirements Residential Density (dwelling units per acre) Private Common Open Space Standard Proposed (area of private common space per dwelling unit) 0 – 7 DU / acre Not required 8 – 19 DU / acre Provide minimum of 160 sf per dwelling unit 20 – 29 DU / acre Provide minimum of 120 sf per dwelling unit 30 – 39 DU / acre Provide minimum of 80 sf per dwelling unit 40 – 79 DU / acre Provide minimum of 60 sf per dwelling unit More than 80 DU / acre Provide minimum of 40 sf per dwelling unit (c) All residential development within the TRC shall also meet the Private Personal Open Space standards established in this Section. Table 9-2 establishes the Private Personal Open Space requirement based on the proposed intensity and type of residential development. Live-work units are exempted from Private Personal Open Space requirements. (d) When allocating any Public or Private Common Open Space per the requirements in this Section, priority shall be given to any Required Open/Civic Space locations that impact the subject property per the Regulating Plan. (e) Allocation of Open Space within the Required Open Space area on the Regulating Plan (Attachment 1) shall count towards the Public or Private Common Open Space requirements of the TRC. (f) Attachment 3 shall provide the palette of open/civic space types. Table 9-2 Private Personal Open Space Requirements Residential Density (dwellings per acre) Private Personal Open Space Standard Proposed 1 - 19 DU / acre Ground floor units: all dwelling units shall have private personal open space including one of the following: Porch, Stoop, Patio, or Deck or combination Upper floor units: 60% of all dwelling units shall have a balcony. 20 – 29 DU / acre Ground floor units: all dwelling units shall have one of the following: Porch, Stoop, Patio, or Deck Upper floor units: 60% of all dwelling units shall have a Balcony. 30-39 DU / acre Ground floor dwelling units: All units shall include one of the following: Porch, Stoop, Patio, or Deck Upper floor dwelling units: 50% of all upper dwelling units shall have a Balcony. 40-79 / acre Ground floor dwelling units: All exterior facing units shall include one of the following: Porch, Stoop Garden, Patio, or Deck Upper floor dwelling units: 40% of upper units shall have a Balcony. More than 80 DU / acre Ground floor dwelling units: All exterior facing units shall include one of the following: Porch, Stoop, Patio, Deck, or Juliet Upper floor dwelling units: 30% of upper units shall have a Balcony.   DRAFT September 11, 2014  TCAAP Redevelopment Code Page | 87   10.0 Streetscape and Landscape Standards 10.1 Sidewalks. Public sidewalks are required for all development under this code and shall meet the standards of Table 10-1 and shall be based on the Street Classification per Attachments 5. The minimum sidewalk width requirement shall apply regardless of the available right-of-way. If necessary to meet the required sidewalk width, the sidewalk shall extend onto private property to fulfill the minimum requirement, with a permanent public access easement provided. Sidewalks shall consist of two (2) zones: a planting zone located adjacent to the curb, and a clear zone (see Figures 11-1). (a) Planting Zone: The planting zone is intended for the placement of street trees, if required, and street furniture including seating, street lights, waste receptacles, fire hydrants, traffic signs, newspaper vending boxes, bus shelters, bicycle racks, public utility equipment such as electric transformers and water meters, and similar elements in a manner that does not obstruct pedestrian access or motorist visibility (see Figure 10-1). This zone may be planted with vegetation along the street or paved to match the grade of the clear zone. (b) Clear Zone: The clear zone shall be hardscaped, shall be located adjacent to the planting zone, shall comply with ADA and Minnesota Accessibility Code and shall be unobstructed by any permanent or nonpermanent element for the required minimum width and a minimum height of eight (8) feet (see Figure 10-1). Accessibility is required to connect sidewalk clear zones on adjacent sites. (c) Fee In-Lieu Option: An applicant may opt to pay a proportional fee in-lieu for the required sidewalk if the development project is phased or the sidewalk improvements need to match the timing of a programmed City capital project affecting that street frontage. Figures 10-1 Illustrations delineating the Streetscape Zone elements DRAFT September 11, 2014  TCAAP Redevelopment Code Page | 88   Table 10-1 Required Public Sidewalk Standards by Street Classification Street Classification Spine Road (Various) Main Street Mixed Use (Various) Neighborhood (Various) Standard Min. Sidewalk width (includes planting zone and clear zone) (feet) Varies (see Attachment 5) 11’ 9’ 12’ (two-sides) 6’ (one-side) Min. Planting Zone width (feet) Varies (see Attachment 5) 5’ 3’ 6’ Min. Clear Zone (feet) Varies (see Attachment 5) 6’ 6’ 6’ (one-side min.) Street Trees Required (see Section11.2 for standards) Yes Yes Yes Varies 10.2 Street Trees and Streetscape: (a) Street trees shall be required per Attachment 5 within the Planting/Furnishings Zone. (b) Street trees shall be centered within the Planting Zone and be planted a minimum of 3’ from the back of curb. (c) Spacing shall be an average of 40 feet on center (measured per block face) along all Streets as required by Attachment 5. (d) The minimum caliper size for each tree shall be 4”and shall be a minimum of 12 feet in height at planting. Each tree shall be planted in a planting area no less than 36 sq. feet. (e) Species shall be restricted by the ACH Section __. (f) Area between the building facade and property line or edge of existing sidewalk along Pedestrian Priority Frontages shall be such that the sidewalk width shall be a minimum of 10’ (with public access easement if necessary) with the remainder of the setback area paved flush with the public sidewalk. Sidewalk cafes, landscaping within tree-wells or planters may be incorporated within this area. (see illustration in Section 6.1) 10.3 Screening Standards (a) Street Screen Required: Any frontage along all Pedestrian Priority and Pedestrian- Friendly Frontages with surface parking at the BTZ shall be defined by a 3-foot high Street Screen (see Figure 10-2). Furthermore, along all streets (except alleys), service areas shall be screened in such a manner that the service area shall not be visible to a person standing on the property line on the far side of the adjoining street (see Figure 10-3). Required Street Screens shall be of one of the following:  The same building material as the principal structure on the lot or  A vegetative screen composed of shrubs planted to be opaque at maturity, or  A combination of the two. i. Species shall be restricted by the ACH Section __. ii. Street Screens cannot block any required sight triangles along a cross street or driveway. DRAFT September 11, 2014  TCAAP Redevelopment Code Page | 89   iii. Street Screens may include breaks to provide pedestrian access from any surface parking or service area to the public sidewalk. Figure 10-2 Illustration showing required Street Screen along all frontages without a Building within the BTZ (b) Screening of Roof Mounted Equipment: All roof mounted mechanical equipment (except solar panels) shall be screened from view of a person standing on the property line on the far side of the adjoining street (see Figure 10-3). The screening material used shall be the same as the primary exterior building material used. Figure 10-3 Illustration showing required screening of roof and ground mounted equipment 10.4 Street Lighting: Pedestrian scale lighting shall be required along all Pedestrian Priority and Pedestrian-Friendly frontages within the TRC. The following standards shall apply for pedestrian scale lighting: (a) They shall be no taller than 30 feet. DRAFT September 11, 2014  TCAAP Redevelopment Code Page | 90   (b) Street lights shall be placed at an average of 40 feet on center, approximately three (3) feet behind the back of curb, aligned with street trees, and where street trees are planted. (c) The light standard selected shall be compatible with the design of the street and buildings. (d) All other standards for street lighting shall direct light downward or properly shielded with ¾ or fully shielded fixtures to prevent glare and light pollution. 10.5 Exterior Lighting: All development in the TRC (including surface parking lots) with the exception of Duplex, Single-Family Attached, Single-Family detached, Townhouse, and Two- Family Residential Uses shall comply with the Exterior Lighting regulations in AHC Section 1325. 10.6 Street Furniture (a) Street Furniture shall be placed within the Plantings/Furnishings Zone or within the front setback area only. Benches and bike racks will be placed in alignment with light poles and street trees. (b) Trash receptacles shall be required for all development along Pedestrian Priority Frontages. Trash receptacles should be placed at street corners. If development is located mid-block, place the trash can near front entry. (c) Street furniture and pedestrian amenities such as benches are recommended along all Pedestrian Priority Frontages. (d) All street furniture shall be located in such a manner as to allow a Clear Zone of a minimum of six (6) feet in width. Placement of street furniture and fixtures shall be coordinated with organization of sidewalks, landscaping, street trees, building entries, curb cuts, signage, and other street fixtures. (e) Materials selected for paving and street furniture shall be of durable quality and require minimal maintenance. 10.7 Utilities (a) All utility lines shall be underground. DRAFT September 11, 2014  TCAAP Redevelopment Code Page | 91   Figure 10-8 Illustration showing preferred utility locations within the Streetscape Zone (b) Locations on private property must be found for switchgear and transformer pads needed to serve that property. Such locations shall be either along General Frontages or at the side or rear of the property and screened from view of a person standing on the property line on the far side of any adjoining street (see Figure 10-3). 10.8 Parking Lot Landscaping: All surface parking shall meet the standards for parking lot landscaping in the AHC, Section 1325. DRAFT September 11, 2014  TCAAP Redevelopment Code Page | 92   11.0 Sign Standards 11.1 Applicability: Except for sign types, sign dimensional standards, and as specifically listed below, all other signage and sign standards shall comply with the ACH Section 12. 11.2 Prohibited Sign: The following types of Signs shall be prohibited in the TRC: (a) Any sign that flashes, blinks, revolves, or is put into motion will not be permitted except as allowed in TRC Section 11.17; (b) Streamers and inflatable mascots; (c) Portable or wheeled signs and advertising devices on the site other than sandwich board signs permitted in Table 11-1; and (d) Any additional prohibited signage in AHC Section 1230.02. 11.3 Sign Types Permitted: All development to which this Section is applicable shall comply with the Sign Regulations in Table 11-1 below. Table 11-1 Permitted Sign Types by Character Zone LEGEND Campus Commercial Town Center Retail Mixed Use Office Mixed Use Civic Flex Office Neighborhood Transition Neighborhood Sign Type Zoning District Allowed Description Image Standard Permanent Signs HIGHWAY MONUMENT SIGN OMU A sign not attached to a building, but permanently supported by a structure extending from the ground and permanently attached to the ground. 11.4 CC TC RMU OMU C FO NT NB CC  RMU  OMU  FO  DRAFT September 11, 2014  TCAAP Redevelopment Code Page | 93   LEGEND Campus Commercial Town Center Retail Mixed Use Office Mixed Use Civic Flex Office Neighborhood Transition Neighborhood Sign Type Zoning District Allowed Description Image Standard CORRIDOR MONUMENT SIGNS A sign not attached to a building, but permanently supported by a structure extending from the ground and permanently attached to the ground. A Corridor Monument sign shall be smaller than a Highway Monument Sign. 11.5 BUILDING IDENTITY SIGN CC A Wall Sign attached to the upper floor of a multiple story building or parapet of single tenant one-story building that provides identification of the entire building. (May be used instead of the Building Projecting Sign) 11.6 STOREFRONT/ TENANT WALL SIGNS All Except NT and NB Wall Sign attached to a retail storefront or sign band area directly adjacent to the retail storefront within a multi- tenant building. (May be used instead of a Tenant Canopy Sign) 11.7 CC TC RMU OMU C FO NT NB CC  RMU  OMU  FO  CC  RMU  OMU  FO  TC  DRAFT September 11, 2014  TCAAP Redevelopment Code Page | 94   LEGEND Campus Commercial Town Center Retail Mixed Use Office Mixed Use Civic Flex Office Neighborhood Transition Neighborhood Sign Type Zoning District Allowed Description Image Standard BUILDING PROJECTING SIGNS Wall Sign that extends a distance of more than 18” perpendicular from the building façade. Sign is placed on the upper floors of a multiple story building. (May be used instead of the Building Identity Sign) 11.8 ROOF SIGNS A sign installed over or on the roof of a building. 11.9 TENANT CANOPY SIGNS A sign mounted to a canopy or awning that is within or directly adjacent to a retail storefront. (May be used instead of a Storefront/Tenant Wall Sign) 11.10 CC TC RMU OMU C FO NT NB CC  RMU  OMU  FO  TC  CC  RMU  OMU  FO  CC  RMU  OMU  FO  TC  NT  DRAFT September 11, 2014  TCAAP Redevelopment Code Page | 95   LEGEND Campus Commercial Town Center Retail Mixed Use Office Mixed Use Civic Flex Office Neighborhood Transition Neighborhood Sign Type Zoning District Allowed Description Image Standard TENANT BLADE SIGNS Wall Sign that extends a distance more than 18” perpendicular from the building façade and is oriented towards the sidewalk. Sign is mounted to a retail storefront or may be mounted under a canopy. 11.11 WINDOW SIGNS All Except NT and NB A sign mounted to or intended to be seen through a window. 11.12 DIRECTIONAL SIGNS A vehicular sign with directional information intended to direct visitors to various destinations within a larger development with multiple buildings. 11.13 CC TC RMU OMU C FO NT NB RMU  OMU  TC  NT  CC  RMU  OMU  FO  TC  DRAFT September 11, 2014  TCAAP Redevelopment Code Page | 96   LEGEND Campus Commercial Town Center Retail Mixed Use Office Mixed Use Civic Flex Office Neighborhood Transition Neighborhood Sign Type Zoning District Allowed Description Image Standard DIRECTORY SIGNS All except NB A pedestrian oriented sign containing a listing and or map of the tenants and destinations within an area, block, building or development. 11.14 SANDWICH BOARD SIGNS A temporary sign with two connected faces usually arranged back to back. 11.15 ADDRESS SIGNS All A sign containing only the lot, building or retail tenant address. 11.16 CC TC RMU OMU C FO NT NB CC  RMU  OMU  TC  NT  DRAFT September 11, 2014  TCAAP Redevelopment Code Page | 97   LEGEND Campus Commercial Town Center Retail Mixed Use Office Mixed Use Civic Flex Office Neighborhood Transition Neighborhood Sign Type Zoning District Allowed Description Image Standard MARQUEE SIGN A sign placed over the entrance to a theatre or other public gathering venue. It has signage stating either the name of the establishment or, in the case of theatres or other public venues, the name of the event, artist, and other details of the event appearing at that venue. The marquee is often identifiable by a surrounding cache of light bulbs, usually yellow or white, that flash intermittently or as chasing lights. Marquee signs may often be combined with Building Projecting signs.   11.17 Temporary Signs BANNERS All except NB A temporary fabric or vinyl sign hung from a building façade, catenaries, or utility pole. 11.18 CC TC RMU OMU C FO NT NB CC  RMU  OMU  TC  DRAFT September 11, 2014  TCAAP Redevelopment Code Page | 98   LEGEND Campus Commercial Town Center Retail Mixed Use Office Mixed Use Civic Flex Office Neighborhood Transition Neighborhood Sign Type Zoning District Allowed Description Image Standard TEMPORARY CONSTRUCTION SIGNS All A temporary sign mounted to a building, construction fence, or other structure that announces a new business or construction project. 11.19 CC TC RMU OMU C FO NT NB DRAFT September 11, 2014  TCAAP Redevelopment Code Page | 99   11.4 Highway Monument Sign Location Standards (a) IH-35W, Hwy 10 and MN-96 Frontages only a.Located within 60 ft. of the edge of IH-35W, Hwy 10 or MN-96. b. Maximum height of 30 ft. above the street pavement grade of the elevated portion of the highway. c. Maximum total sign face area of 400 sq. ft (cumulative of all surfaces). Sign face may be divided into multiple segments. Area between segments does not count toward sign face area. d. One sign allowed for lots with at least 1,000 ft. of highway frontage. Two signs permitted for frontages greater than 1,000 ft. Signs to be a minimum of 1,000 ft. apart. 11.5 Corridor Monument Sign Location Standards (a) All per zoning district permitted i. Maximum area of 0.7 sq. ft. for each linear foot of street frontage with a maximum of 150 sq. ft. for multi-tenant signs. ii. One per lot. For lots with a total street frontage greater than 500 ft., two (2) signs are permitted. Signs must be a minimum of 400 ft. apart. iii. For lots fronting two streets, one sign is permitted on each street. iv. Maximum height of 12 ft. above frontage street pavement grade. v. Monument structure shall include a base, frame, and cap around the sign area. Material shall be the same as the principal structure on the lot. 11.6 Building Identity Sign Location Standards (a) IH-35W, Hwy 10 and MN-96 Frontages only i. May be used for single tenant commercial or institutional buildings only (multiple tenant building shall be subject to 12.6 below). ii. May be used instead of a Building Projecting Sign or a Roof Sign iii. Maximum area of 200 sq. ft. or 15% of length of façade, whichever is less. iv. Mount no lower than 25 ft. above finished grade. v. No more than 25% of façade area above 25 ft. can contain Building Identity signs. (b) All frontages other than IH-35W, Hwy 10 and MN-96 i. May be used for single tenant commercial or institutional buildings only (multiple tenant building shall be subject to 12.6 below). ii. May be used instead of a Building Projecting Sign iii. Maximum area of 150 sq. ft. or 12% of length of façade, whichever is less. iv. Mount no lower than 25 ft. above finished grade. v. No more than 15% of façade area above 25 ft. can contain Building Identity signs. DRAFT September 11, 2014  TCAAP Redevelopment Code Page | 100   11.7 Storefront/Tenant Wall Sign Location Standards (a) IH-35W, Hwy 10 and MN-96 Frontages only i. May be used for multiple tenant commercial or institutional buildings only (single tenant building shall be subject to 12.5 above). ii. May be used instead of a Tenant Canopy Sign iii. May be located on the ground floor façade only (sign to be mounted below 25 feet as measured from finished grade outside the facade). iv. One sign per tenant space; area to be calculated at 2 sq.ft. per linear foot of tenant space façade along the building’s frontage up to a maximum of 150 sq.ft. v. Sign to be located between demising walls of leased storefront. vi. Sign shall not overlap architectural features like window lintels, canopy support points, coping, etc. vii. Wall sign may encroach, a maximum of 12”, on to a sidewalk while maintaining a vertical clearance of 8 ft. from the finished sidewalk if it is non-illuminated and 11 ft. from the finished sidewalk if it is illuminated. viii. Building signs may be internally or externally lit. (b) All frontages other than IH-35W, Hwy 10 and MN-96 i. May be used for multiple tenant commercial or institutional buildings only (single tenant building shall be subject to 12.5 above). ii. May be used instead of a Tenant Canopy Sign iii. May be located on the ground floor façade only (sign to be mounted below 25 feet as measured from finished grade outside the facade). iv. One sign per tenant space; area to be calculated at 1.5 sq.ft. per linear foot of tenant space façade along the building’s frontage up to a maximum of 100 sq.ft. v. Sign to be located between demising walls of leased storefront. ix. Sign shall not overlap architectural features like window lintels, canopy support points, coping, etc. vi. Wall sign may encroach, a maximum of 12”, on to a sidewalk while maintaining a vertical clearance of 8 ft. from the finished sidewalk if it is non-illuminated and 11 ft. from the finished sidewalk if it is illuminated. vii. Building signs may be internally or externally lit. viii. Live-Work and Home occupations: One sign limited to an area of 30 sq. ft. max. 11.8 Building Projecting Signs Location Standards (a) All per zoning district permitted i. Building Projecting sign may be permitted in place of a Building Identity Sign. ii. Maximum area of 200 sq. ft. or 15% of the façade area, whichever is less iii. Will not obstruct any pedestrian or vehicular way (vertical clearance of 10 ft. from the finished sidewalk if it is non- illuminated and 11 ft. from the finished sidewalk if it is illuminated). DRAFT September 11, 2014  TCAAP Redevelopment Code Page | 101   iv.Sign may project no more than 50% of the width of the sidewalk or six (6) ft. from building façade line (whichever is less). v. Sign may not extend above building parapet line or eaves line. vi. Maximum of one per facade 11.9 Roof Signs Location Standards (a) All per zoning district permitted i. Roof sign may be permitted instead of a Building Identity Sign. ii. Maximum area of 200 sq. ft. or 15% of linear frontage of façade, whichever is less. iii. One per building. Only permitted on facades that front the Highway. iv. Maximum height of five (5) ft. above the building façade or five (5) ft. above the maximum height permitted for a freestanding sign, whichever is lower. v. Roof Signs shall be used for the building it is mounted to and any user in the building. Roof Signs shall not be used to post billboards. vi. Design of the signage shall be compatible with the architecture of the building. 11.10 Tenant Canopy Sign Location Standards (a) All per zoning district permitted i. May only be used instead of a Storefront/Tenant Wall Sign. ii. One sign per tenant space; area to be calculated at 1.5 sq.ft. per linear foot of tenant space façade along the building’s frontage up to a maximum of 100 sq.ft. iii. Sign to be located between demising walls of leased storefront. iv. Sign shall not extend beyond outermost edges of canopy. v. Signs are to be mounted over the canopy, on the face of a canopy or over any awnings 11.11 Tenant Blade Sign Location Standards (a) All per zoning district permitted i. One Blade sign per tenant space ii. May be located on the ground floor façade only (sign to be mounted below 15 feet as measured from finished grade outside the facade) iii. Maximum area of 15 sq. ft. iv. Will not obstruct any pedestrian or vehicular way. Minimum vertical clearance of eight (8) ft. from the finished sidewalk if it is non-illuminated and 11 ft. from the finished sidewalk if it is illuminated. v. Sign may project no more than three (3) ft. from building wall or a distance equal to 50% of the width of the abutting sidewalk (whichever is less). 11.12 Window Sign DRAFT September 11, 2014  TCAAP Redevelopment Code Page | 102   Location Standards (a) All per zoning district permitted i. No permit is required for small-scale (under 1.0 sq. ft. in total area) signs placed at the pedestrian eye level. These exempted signs include: tenant logo and name, website or other social media address store hours and address, and public safety decals as required by applicable codes or government regulations. ii. Window signs include any signage attached to the storefront glazing or located on storefront interior within three (3) ft. of the storefront and intended to be viewed from the storefront exterior. iii. Maximum area of 25% of overall glazed storefront, including doors. 11.13 Directional Signs a. Permitted only for multi-tenant commercial and mixed-use developments with multiple building within one development. b. Applies only to signs located at lot entrances accessible from public streets. c. Maximum size of 60 sq. ft. d. Maximum height of eight (8) ft. above frontage street pavement grade. e. One sign permitted per development entrance. Maximum of two (2) signs per street frontage. f. Signs located on interior of site and not intended to be viewed or utilized by traffic on public streets do not require a permit. 11.14 Directory Signs a. Signs located on interior of lot and not intended to be viewed or utilized by traffic on public streets do not require a permit. In such cases, any sign lettering or logos used must be less than 2” (max.). 11.15 Sandwich Board Signs a. Permitted only for retail, service, or restaurant tenants. b. Maximum area of 8 sq. ft. per sign face c. Maximum height of 4 ft. d. One per storefront. e. Sign shall not interfere with any pedestrian way and a minimum of 6 ft. of sidewalk shall remain clear. f. Chalkboards may be used for daily changing of messages. Reader boards (electronic and non-electronic) shall be prohibited. g. Sign shall be removed every day after the business is closed. 11.16 Address Signs a. Allowed per City of Arden Hills City Code Chapter 12. 11.17 Marquee Signs a. Permitted for theatres, auditoriums, and other public gathering venues of 100 persons or more b. Marquee signs shall be attached to the building or located above or below a canopy only c. Area = 100 sq ft. maximum DRAFT September 11, 2014  TCAAP Redevelopment Code Page | 103   d. Message board may be changeable copy (non-electronic). e. Electronic message boards shall be permitted with an Administrative Modification. 11.18 Banners a. Allowed per City of Arden Hills City Code Chapter 12. 11.19 Temporary Construction Signs a. Allowed per City of Arden Hills City Code Chapter 12. 11.20 For Sale/Lease Signs a. Allowed per City of Arden Hills City Code Chapter 12. 11.21 Additional Standards a. Signs located on interior of a lot and not intended to be viewed or utilized by traffic on public streets do not require a permit. b. Retail, service, and restaurant business that wrap a building corner creating two or more storefronts will be permitted to place signs on each storefront. c. Any encroachments into the public right-of-way may require additional license agreements with the city. TCAAP Redevelopment Code ATTACHMENTS DRAFT August 2014 Table of Contents 1: Regulating Plan 2: Illustrative Vision 3: Palette of Open Space Types 4: Site Plan Review Chart 5: Street Cross Sections 6: Palette of Street Trees DRAFT September 2014 TCAAP Redevelopment Code Page | 106   1: Regulating Plan    DRAFT September 2014 TCAAP Redevelopment Code Page | 107   2: Illustrative Vision DRAFT September 2014 TCAAP Redevelopment Code Page | 108   Attachment 3 Palette of Open Space Types  The Open Space Types and Standards contained herein shall be used as a guide to fulfill the required and recommended Open Space requirements of Section 9 of the TRC. These open space types may be Public or Private Common Open Spaces. The following section provides a description of these open space types including the design context and criteria consistent with the Vision for TRC Neighborhoods. 1. Public Open/Civic Space Types (a) Pocket Park Standards Pocket Parks are small scale public open spaces intended to provide recreational opportunities where (publicly accessible/park) space is limited. They are often located between buildings and developments; on single vacant lots; and on small irregular pieces of land. Low maintenance landscaping and facilitie s i s r e c o m m e n d e d i n o r d e r t o support multiple pocket parks in a park system. Development may include pavilions, picnic tables, small performance stage, seating areas, gathering areas, family play areas, gazebos, small game areas, small community gardens, dog parks, and interactive art. Shade and lighting is desired. Typical Characteristics General Character Small open space responding to specific user groups and space available. Range of character can be for intense use or aesthetic enjoyment. Low maintenance is essential. Location and Size 0.25 – 1.99 acres Within walking distance of either a few blocks or up to a ¼ mile of residences Typical Uses Varies per user group DRAFT September 2014 TCAAP Redevelopment Code Page | 109   (b) Green Standards A Green is a public open space available for civic purposes, commercial activity, unstructured recreation and other passive uses. Greens shall primarily be naturally landscaped with many shaded places to sit. Open lawn areas shall encourage civic gathering. Appropriate paths, civic elements, fountains or open shelters may be included and shall be formally placed within the Green. A Green shall be adjacent to a public right of way and be spatially defined by buildings which shall front onto and activate this space. Typical Characteristics General Character Open space Spatially defined by street and building frontages and landscaping Lawns, trees and shrubs naturally disposed Open shelters and paths formally disposed Location and Size 0.25 – 4 acres Minimum width – 25’ Minimum pervious cover – 80% Minimum perimeter frontage on public right of way – 50% Typical Uses Unstructured recreation Casual seating Commercial and civic uses No organized sports DRAFT September 2014 TCAAP Redevelopment Code Page | 110   (c) Square Standards A square is a public open space available for civic purposes, commercial activity, unstructured recreation and other passive uses. The square should have an urban, formal character and be defined by the surrounding building frontages and adjacent tree- lined streets. All buildings adjacent to the square shall front onto the square. Adjacent streets shall be lined with appropriately scaled trees that help to define the square. The landscape shall consist of lawns, trees, and shrubs planted in formal patterns and furnished with paths and benches. Shaded areas for seating should be provided. A civic element or small structure such as an open shelter, pergola, or fountain may be provided within the square. Typical Characteristics General Character Formal open space Spatially defined by buildings and tree- lined streets. Open shelters, paths, lawns, and trees formally arranged Walkways and plantings at all edges Abundant seating opportunities Location and Size 0.25 – 4 acres Minimum width – 25’ Minimum pervious cover – 60% Minimum perimeter frontage on public right of way – 60% Located at important intersections Typical Uses Unstructured and passive recreation – no organized sports. Community gathering Occasional commercial and civic uses   DRAFT September 2014 TCAAP Redevelopment Code Page | 111   (d) Plaza Standards A plaza is a public open space that offers abundant opportunities for civic gathering. Plazas add to the vibrancy of streets within the higher density zones and create formal open spaces available for civic purposes and commercial activity. Building frontages shall define these spaces. The landscape should have a balance of hardscape and planting. Various types of seating should be provided from planter seat walls, to steps, to benches, to tables, and chairs. Trees should be provided for shade. They should be formally arranged and of appropriate scale. Plazas typically should be located at the intersection of important streets. A minimum of one public street frontage shall be required for plazas. Typical Characteristics General Character Formal open space A balance of hardscape and planting Trees important for shade Spatially defined by building frontages Location and Size 0.1 – 1 acre Minimum width – 30’ Minimum pervious cover – 20% Minimum perimeter frontage on public right of way – 25% Located at important intersections, at vista termini, or at entrances to public/civic buildings Typical Uses Commercial and civic uses Formal and casual seating Tables and chairs for outdoor dining Retail and food kiosks    DRAFT September 2014 TCAAP Redevelopment Code Page | 112   (e) Pocket Plaza Standards A pocket plaza is a small scale public open space that serves as an impromptu gathering place for civic, social, and commercial purposes. The pocket plaza is designed as a well-defined area of refuge separate from the public sidewalk. It is frequently located in a building supplemental zone next to the streetscape. These areas contain a lesser amount of pervious surface than other open space types. Outdoor dining with café tables and chairs, water features, public art and other shaded amenities are appropriate uses. Typical Characteristics General Character Formal open space for gathering Defined seating areas Refuge from the public sidewalk Spatially defined by the building configuration Location and Size Min. 300 s.f. Min. width – 15’ / Max. width 20’ Minimum pervious cover –10 % Minimum perimeter frontage on public right of way – 25% Located at important intersections, at vista termini, or at entrances to public/civic buildings Typical Uses Civic and commercial uses Formal and casual seating DRAFT September 2014 TCAAP Redevelopment Code Page | 113   (f) Pedestrian Passage (Paseo) Standards Pedestrian passages or paseos are linear public open spaces that connect one street to another at through-block locations. Pedestrian passages create intimate linkages through buildings at designated locations. These wide pathways provide direct pedestrian access to residential or other commercial addresses and create unique spaces for frontages to engage and enter off of. Pedestrian passages allow for social and commercial activity to spill into the public realm. Pedestrian passages should consist of a hardscape pathway with pervious pavers activated by frequent entries and exterior stairways. The edges may simply be landscaped with minimal planting and potted plants. Shade is required for the success of the paseo. Typical Characteristics General Character Hardscape pathway with pervious pavers Defined by building frontages Frequent side entries and frontages Shade Required Minimal planting and potted plants Maintain the character of surrounding buildings Standards Min. Width 15 feet Typical Uses Pedestrian connection and access Casual seating DRAFT September 2014 TCAAP Redevelopment Code Page | 114   (g) Multi-Use Trail Standards A multi-use trail is a linear public open space that accommodates two or more users on the same, undivided trail. Trail users could include pedestrians, bicyclists, skaters, etc. A trail frequently provides an important place for active recreation and creates a connection to regional paths and biking trails. Pedestrian amenities add to recreational opportunities. These include drinking fountains, scenic view posts, fitness stations, and directional signs, and may be spread along the trail or grouped in a trailhead area. Typical Characteristics General Character Multi-use trail in Neighborhood Park: Naturally disposed landscape Trees lining trail for shade Appropriately lit for safety Formally disposed pedestrian furniture, landscaping and lighting Multi-use trail along Spine Road or through neighborhoods.: Paved trail with frequent gathering spaces and regular landscaping. Standards Min. Width 12 feet Typical Uses Active and passive recreation    DRAFT September 2014 TCAAP Redevelopment Code Page | 115     (h) Family-friendly Play Area Standards Family-friendly play areas are areas within open spaces that are conducive to the recreational needs of families with children. Family-friendly play areas range in style from pocket parks within mixed use developments to playscapes within neighborhood parks. These play areas should serve as quiet, safe places -- protected from the street and typically located where children do not have to cross major streets to access. An open shelter, play structures or interactive art and fountains may be included with landscaping between. Shaded areas and seating shall be provided for ease of supervision. Playscape equipment and design must be reviewed and approved by the City prior to installation. The need for fencing depends on the surrounding environment. A larger playground may be incorporated into a neighborhood park, whereas a more intimate family oriented design may be incorporated into a pocket park. Typical Characteristics General Character Focused toward family-friendly needs Fencing depends on surroundings Open shelter Shade and seating provided Play structure, interactive art or fountains Standards Min. Size 300 sq.ft. Max. Size N/A As described by open space type in which playground is located Protected from traffic No service or mechanical equipment Typical Uses Active and passive recreation Unstructured recreation Casual seating DRAFT September 2014 TCAAP Redevelopment Code Page | 116   2. Private Common Open Space Types (a) Forecourt Standards Forecourt is a small scale private common open space surrounded on at least two sides by buildings. A forecourt is typically a building entry providing a transition space from the sidewalk to the building. The character serves as a visual announcement of the building to visitors with additional amenities such as signage, water features, seating, planting, etc. Forecourts should be laid out proportionate to building height with a 1:4 (min.) ratio. In order to offset the impact of taller buildings, the detail of the forecourt level should seek to bring down the relative scale of the space with shade elements, trees, etc. The hardscape should primarily accommodate circulation. Seating and shade are important for visitors. Trees and plantings are critical to create a minimum of 30% pervious cover and offset the effect of the urban heat island. Typical Characteristics General Character Small scale private common open space Defined by buildings on at least 2 sides with connection to public sidewalk Size of court should be proportionate to building height Hardscape should accommodate entry circulation Trees and plants are critical Enhance the character of surrounding buildings Standards Min. Width 25’ Minimum Size Depth: Based on building height ratio; Width: Max. of 50% of the building’s frontage along that street Minimum pervious cover – 30% Typical Uses Building Entry Circulation Visual building announcement    DRAFT September 2014 TCAAP Redevelopment Code Page | 117   (b) Courtyard Standards Courtyards are small scale private common open spaces surrounded on at least three sides by buildings with a pedestrian connection to a public sidewalk. Courtyards maintain the character and style of the surrounding buildings. Courtyards should be laid out proportionate to building height between 1:1 and 2:1 ratio (width to height of building). In order to offset the impact of taller buildings, the detail of the courtyard level should seek to bring down the relative scale of the space with shade elements, trees, etc. Transition areas should be set up between the building face and the center of the court. The hardscape should accommodate circulation, gathering, seating, and shade. Trees and plantings are critical to create a minimum of 30% pervious cover and offset the effect of the urban heat island. Typical Characteristics General Character Small scale private common open space Defined by buildings on at least 3 sides with connection to public sidewalk Size of court should be proportionate to building height Hardscape should accommodate circulation, gathering, and seating. Trees and plants are critical Maintain the character of surrounding buildings Standards Min. Width 25’ Minimum Area 650 s.f. Minimum pervious cover – 30% Typical Uses Gathering Casual seating    DRAFT September 2014 TCAAP Redevelopment Code Page | 118   (c) Roof Terrace Standards A Roof Terrace is a private common open space serving as a gathering space for tenants and residents that might not be at grade. Up to 50% of the required private common open space may be located on a roof if at least 30 % of the roof terrace is designed as a Vegetated or Green Roof. A Vegetated or Green roof is defined as an assembly or system over occupied space that supports an area of planted beds, built up on a waterproofed surface. Private common open space on a roof must be screened from the view of the adjacent property. The hardscape should accommodate circulation, gathering, seating, and shade. Typical Characteristics General Character Small scale private common open space on roof top Screened from view of adjacent property Vegetated portion critical Hardscape should accommodate gathering, seating, shade Provides common open space that might not be available at grade Standards Min. Area 50% of the roof top Planted area – 30% min. Typical Uses Gathering for tenants and residents Green Roof DRAFT July 11, 2014 TCAAP Redevelopment Code Page | 119   Attachment 4 Site Plan Review Chart TBD DRAFT July 11, 2014 TCAAP Redevelopment Code Page | 120   Attachment 5 Street Cross Sections The following street cross sections are established for the Street Types as established in Regulating Plan for TRC. The cross sections (including vehicular lane and on-street parking configurations, street tree placement, etc.) may be adjusted to fit existing contexts or other development contexts consistent with the vision for the Neighborhood with the approval of the City Engineer. In addition, the proposed cross sections may be adjusted to meet the needs of the Uniform Fire Code as adopted by the City. SPINE ROAD: GENERAL SPINE ROAD: TOWN CENTER MAIN STREET MIXED-USE STREET NEIGHBORHOOD STREET RESIDENTIAL ALLEY COMMERCIAL ALLEY DRAFT July 11, 2014 TCAAP Redevelopment Code Page | 121   Attachment 6 Palette of Street Trees (MAY NOT BE APPLICABLE) NEED TO ASK COUNCIL ON RECOMMENDATION FOR NEED FOR THIS