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3. Building Design Standards CITY OF CHANHASSEN 690 City Center Driv" PO Box 147 Chanhassen, Minnesota 55317 Phon, 612.937.1900 General Fax 612.937.5739 Engin,ering Fax 612.937.9152 Public Safety Fax 612.934.2524 W'eb www.â.chanhassen.mn.us ~. ~ MEMORANDUM TO: Scott Botcher, City Manager Kate Aanenson, AICP, Community Development Director f:;(- December 29, 1999 FROM: DATE: SUBJ: Design Standards Attached is the Planning Staff's review of design standards as you requested. I am hoping that the city council has the time to read through this document before the work session on Monday. I will review the study in a summary format but I am also planning to conduct a few exercises to get everyone thinking big picture. I am confident that this will be a productive interchange. I am also eager to get some input from the city council. Th, Citv o(ella/lhassell. A ffllwinrcommunitv with clean u,kes. aualitv schook, a charminvdowntown. thrivin. businesses. and beautiml Darks. A ",at pu,,, to liv,. work. and pu" Design Standards January 2000 Page 1 "DESIGN STANDARDS" History The city has been experiencing a significant amount of new development. This development occurs in all forms of designs and styles. Many requests have been made to deviate from city standards. As a community, we have also begun to question our development standards. The purpose of this discussion is to: · define design standards, · examine what other communities are doing, · review what regulations the city currently has in place, · analyze materials verses form and function of a building, and · explore the process of adopting or implementing standards. What is Design Review? Developing the character (design) ofa community is an important part of the preservation and enhancement ofland values. Design standards are one component of the city's character. Today there are a lot of choices in materials and methods. Styles and trends change and freedom of expression and individual choice conflict with the community needs and images. Material standards need to be flexible to allow for changes. Part of the character of a community is its architecture and landscape. The city's character is an important component in setting goals for design review. According to David Sucher in his book City Comforts. "Our expectations for building should be modest and realist, we are too harsh on our architects and builders. We somehow expect each new work to be novel and full of surprise. This point-of-view does not help to create amiable cities. It looks at the wrong things. People-architects included-often speak of a building and decry it as derivative or nothing special. When questioned further, they admit that the building isn't bad, really, but it's not a great work. To wonder if a particular building is a great work is to hold it up to a flawed standard or review on two counts. First such an approach tends to overemphasize the parley visual; one examines the building as it if were a photograph on a wall and one talks of balance and composition and so on. Secondly, the very nature of the question asks one to view the building as a discrete object-isolated on its own lot - not as a piece of a city landscape. Both aspects may into the misuse - albeit ancient - of architecture as a tool of social aggrandizement, posturing and pomposity. Such an attitude many feed the hungry maw of the architecture and design press but it does little to nourish the eye of body of the would be urban villager. Design Standards January 2000 Page 2 The great work standard is out - of scale. Something more modest is needed. More often than not, the important question is not whether some particular building is a great building. The correct standard of review is more this 'if this building were just about standard for the community, would we still want to live here.' Be realistic. Does the building follow the very few basic rules of urban design? If so, grant the permit and build it. Of course every town needs a few memorable structures of civic pride and joy: a stadium, a tower, a church or temple. But these are by practical necessity few, the majority of buildings will good solid moneymaking background buildings. It is only occasionally that a building by special use or unique site-needs to be a focal point. Our cities have a long way to go before its appropriate to use the great work standard of architectural review for everything." (Sucher, City Comforts, 1995, page 17) The focus of the city's character should not focus on publicly visible facades. Character of a city includes streetscape, and street patterns, street furniture. The core of design review should be clear understanding of objectives. In most cases the objectives will be the desire to save something or the driving market forces. The design criteria should be as simple as attention to detail: · What is the use/needs (building) · Landscaping · Screen parking behind or to the side of building · Orientation of the building (street presence) and form · Materials · Mass - height, bulk, roofline · Signage "A community is the work of many architects, planning commissions, city council, developers, owners and private citizens - a whole series of composers, conductors, performers and audiences - over a generation or more of time. It is a public art of the highest order and the highest potential." (Robert Burley, Redirectin2 the Theater of the Built Environment page 14.) While we examine design review, it is important not to lose focus on the overall character of the community. Current Regulations The right to regulate design has been legally challenged. The right to regulate is found in the Fifth Amendment of the Constitution "Nor shall private property be taken without just compensation." In 1922, the rule that is still used today given by Justice Holmes in the Pennsylvania Coal Company v. Mahon said that while property may be regulated to a certain extent, regulation that is too extreme will be recognized as a "taking." [260 U.S. 393] In 1978 the U.S. Supreme Court in Penn Central Transportation Company, et al. v. City of New York, et al. held that no taking had occurred despite the fact that the New York Design Standards January 2000 Page 3 City Landmarks Preservation Commission had denied the owners of Grand Central Terminal a certificate of appropriateness for construction of a 55 - story office tower on the terminal site. The court used the following test: No taking will have occurred if "the restriction imposed are substantially related to the promotion of the general welfare ... and if the owner is left with a reasonably beneficial use of the site." [438 U.S. 104] The important principle of design review is the standards or guidelines. They can be arbitrary and capricious. Lawyers use "due process" to examine if the standards can be supported. Architectural controls are sometimes adopted without a design survey of the community or without well defined standards or comprehensive plan for the improvement of the community. This is not the case in Chanhassen. The city currently has design control through several different ordinances: 1. Site Plan Review division Sec. 20-106- 20-110, 2. Article VIII Planned Unit Development District Sec 20-501501, 3. Article XXV Landscaping and Tree Removal and 4. Article XXIX Highway Corridor Districts. (please review attached sections of the city code.) The ordinances that are in place are influencing the style that currently exists throughout the community. Design Standards in Other Communities "Indeed, design review has acquired a negative image in some quarters due to ordinances and reviews that dwell upon superficial characteristics of buildings. such as materials and colors. This is the "wallpaper" approach to design review -just make it pretty - - and does not address more Jùndamental issues. .. (Hinshaw. 1995:23) Design standards are utilized in other communities throughout the United States to ensure a quality and unique community. If applied correctly, they will produce an integrated, unique and attractive community. Basically, design standards employ basic principles rather than rigid rules such as requiring pedestrian access, public art and surface parking to be located behind a building. Design standards cover all aspects of the site from landscaping to facade transparency to lighting. According to several reports on design review, standards must be tailored to a specific community's history, topography and location. The intent is misguided if another community's standards are merely photocopied and adopted. The whole intent of design standards is to reverse the effects of the strict ordinances that produced ubiquitous strip malls and commercial buildings throughout the country. Now one can see the same prototypical restaurant in Oklahoma City and Maple Grove. Design Review vs. Aesthetic Control Design review is different from aesthetic control. Design review attempts to reach a consensus with numerous groups of people and ideas, whereas, one group exhibits Design Standards January 2000 Page 4 authority in aesthetic control. Ultimately, as the table below indicates, requiring a certain type of exterior material will not ensure a quality product, however, creativity within set guidelines will offer the best product. Desi Review Broadl -oriented Concerned with rformance Embraces different solutions to criteria Utilizes rinci les Values creativi (Source: Hinshaw, 1995;4) Design Guidelines, Generally Design guidelines should be just that, guidelines. Being too prescriptive results in conformity and monotony. For instance, if Any town, USA required that all single family homes be two-story and blue in color, that would be one mundane community. Many communities believe that if they require all commercial buildings to be brick the resulting product will be attractive and high quality. This notion can be attributed to the success of historic preservation movement. In Minnesota, the majority of historic buildings are constructed of brick or stone with significant detailing. Design standards involve much more than simply materials. Requiring all buildings to be brick does not always result in high quality or an attractive building. Countless ugly brick buildings can be found throughout the country. According to Design Review, design guidelines should address overall site design, use of plant materials, building orientation and form, signage and public spaces (Hinshaw, 1995; 23). Overall Site Design Site design includes access, parking, building location and acknowledging adjacent uses. That is, access for pedestrians and vehicles, not parking being the focus of the site and appropriate screening ofloading areas and mechanicals. Landscaping Landscaping can provide screening, enhance the building and define the entrance. Building Orientation and Form Building orientation and form refers to how the developed site relates to the sidewalk, street and adjacent properties, in addition to the neighborhood. For instance, the entrance Design Standards January 2000 Page 5 of building should be pronounced, the bulk (or height) of a building should relate to adjacent buildings. Sillll8ge Simply, signage should be compatible. Public SDaces Public spaces should be accessible by the public and attractive to pedestrians. In addition, they should be located adjacent to commercial uses so that the public has some other reason to go there. Other Design Issues Materials and colors are important to the overall appearance of a building, however, if the landscaping and access are poorly designed, the intent of the expensive materials will be lost. Material Standards in Minnesota Communities Staff surveyed other Minnesota communities to determine the prevalence of design standards, and more importantly, if they require a certain exterior material. All 10 communities discuss materials in the standards. APPLE VALLEY PODulation: 41,578 Community TVDe: "Second-ring" suburb; incorporated in 1969 Design Standard: Downtown DeveloDment Design Guidelines · "Building design requirements are therefore general and qualitative, with limited requirements for the use of specific materials, finishes, colors, textures, specific glazing patterns or specific design style." · "The challenge of quality design relies on the use of high quality architecture; subject to rigorous design review." Specific Design Principles for building materials in downtown guidelines: · Color and Texture: building exterior colors must be compatible with other projects in the immediate vicinity Design Standards January 2000 Page 6 · Brick: unglazed tile, and other clay products are acceptable as primary field materials · Exterior facades of plain concrete are not acceptable, except as a small design element · Natural stone is acceptable · "Mirror" glass in either window or spandrel glass is not recommended Desilm Standard: ZoninlZ Ordinance Section AI-53. BuildinlZ and site desi!!Il Required Building Materials: · Commercial and industrial buildings shall have a vertical exposed exterior finish of 100 percent non-combustible, non-degradable and maintenance-free construction materials; construction materials such as sheet or corrugated aluminum, iron, or concrete block of any kin or similar are excluded. · Multiple residential buildings adjacent to "R" zones or occupied "M" zones shall have a vertical exposed exterior finish consisting of at least 50 percent non- combustible, non-degradable and maintenance-free construction materials with the balance being a non-manufactured natural construction material such as plank cedar or redwood. · CHASKA Population: 14,370 Community Type: Historical settlement with traditional compact commercial center and commercial along arterial roadways. Desi!!Il Standard: Zoning Ordinance Section 9.11. Building Desi!!I1lMaterials in Commercial and Industrial Districts · ".. . to assure that buildings in more intensely developed areas of Chaska will be of high quality in both visual and functional terms. To that end, the Section identifies permitted building materials which are durable and long-lasting and which generally present a more attractive visual appearance than less durable materials." · Architectural Design and Compatibility: "The exterior architectural appearance of the proposed structure shall not be so at variance with the exterior architectural appearance of existing structures within the immediate area..." · Permitted materials: brick, natural stone, precast concrete units (Industrial Districts only) and concrete block, provided that surfaces are molded, serrated, or treated with a textured material in order to give the wall surface a three-dimensional character, wood with proven exterior durability; curtain wall panels of steel, fiberglass, and aluminum with permanent durable non-fade surface, and glass curtain wall panels. Design Standards January 2000 Page 7 EDEN PRAIRIE Pooulation: 47,840 Community Tvoe: Suburb with regional commercial located on arterial roadways Desil!ll Standards: Zoninl!: Ordinance Section K. Architectural Standards · In commercial districts 75 percent of the exterior building finish shall consist of materials comparable to face brick, natural stone, glass · In industrial districts 75 percent of the exterior building finish shall consist of materials comparable to face brick, natural stone, glass, specially designed pre cast concrete units if the surfaces have been integrally treated with an applied decorative material or texture and smooth concrete block if scored at least twice, rock face · In all districts except some residential wood, stucco, vinyl, metal, plastic or a combination of all these materials, shall not compromise more than 25 percent of a building's exterior finish. EDINA Pooulation: 47,029 Communitv Tvoe: Fully developed inner-ring suburb with commercial districts in both a dense core district and along major arterial roadways. DesÏlm Standards: Desism Framework for 50th and France Avenue Specific Building Exterior Treatments · "Along with building massing, building exterior treatment is the most important feature to lend mood and character to an area." · Use natural, "warm," "soft" materials - wood, brick, stone, stucco, etc. · Limit the number of materials to two per establishment · "It is not the style of the building design that gives 50th and France its character but the scale, use of materials and clustering of buildings which combine for the total effect." ~ '" Design Standards January 2000 Page 8 MINNETONKA Pooulation: 51,607 Community Tvoe: Fully developed suburb with commercial along major arterial roadways Desil!Il Standards: Zoninl! Ordinance Section 300.31 Buildinl! Materials · Acceptable materials include brick, dimension stone, glass and combinations thereof · Aggregate precast concrete panels may be permitted subject to architectural review · Wood materials may be used for accent purposes and for buildings intended to be designed in a residential character and located at a transitional area in proximity to low-density residential or protected natural features such as wetland. · Metal and stucco may be permitted for limited accent use only NORTHFIELD Pooulation: 15,859 Community Tvoe: Out state historical settlement with compact commercial downtown district Desil!Il Standards: Zoninl! Ordinance Section 1350:600 Architectural Standards · "All buildings shall be finished on all sides utilizing materials which are consistent with the whole exterior design, and with those materials identified as appropriate for the immediate environment, neighborhood or district." Desil!Il Standards: Zoninl! Ordinance Section 1300:620 Desil!n Standards for Hi2hwav Commercial Planned Develooment Zones (Tarl!et Develooment) · "It is the intent of these standards to encourage development that is compatible with the building character of the downtown historic district by use of similar materials and colors." · "An application for PDZ approval shall be reviewed by the Design Advisory Board for conformance to these standards." · "In multiple story buildings, the first floor shall be differentiated by form, materials and/or other physical attributes such as intermediate cornice lines, awnings or arcades, and changes in window shape or treatment." · Entrances shall include at least 2 of the following features: canopy, portico, overhang, arcade or arch above the entrance; recesses or projections in the building facade surrounding the entrance; peaked roof or raised parapet over the door; display Design Standards January 2000 Page 9 windows surrounding the entrance; architectural details such as tile work or ornamental moldings; and patio or outdoor seating area · "Dominant building materials shall include brick masonry (modular or standard), natural stone or textured, cast stone, tinted or painted masonry units, wood and/or windows." · "Accent building materials may include decorative concrete masonry units, decorative pre-fabricated concrete panels, architectural pre cast concrete, stucco, exterior insulation finish systems (EIFS), glass block and metallic trim elements." STILL WATER Pooulation: 15,906 Community TVDe: Historic settlement with compact commercial center and commercial along arterial roadways. Desi!m Standards: West Stillwater Business District · "Unadorned prestressed concrete panels, standard concrete block or metal siding shall not be used as exterior materials for new buildings. Architecturally enhanced block or concrete may be acceptable." VICTORIA Pooulation: 3,343 Community TVDe: Small historic settlement with central commercial district Desil!ll Standards: City of Victoria Downtown Redevelooment Plan · "Exterior materials shall consist of one or more of the following: natural brick, stucco, stone, wood, glass and treated/anodized metal for trim and pitched roofs." · "Roof material shall be split cedar (treated), tile, slate, treated or anodized metal, copper, or asphalt/fiberglass shingles matching the color and design criteria for downtown." WAYZATA Pooulation: 4,027 Community Tvoe: Historic settlement with dense commercial district and commercial along arterial roadways Design Standards January 2000 Page 10 Desilm Standards: Wavzata Desilm Guidelines (Lake Street) . "Building should be constructed of authentic materials such as wood, brick, stone, cast stone or stucco. Accent materials may include metal, glass block, EIFS, copper flashing or similar materials. Stucco or EIFS as a primary material may only be used on buildings with a footprint smaller than 3,500 sq. ft." WHITE BEAR LAKE Pooulation: 26,017 Community Tvoe: Historic resort settlement; commercial district along arterial roadways DesilUl Standards: Zoning Ordinance for all business and industrial districts . Exterior building materials should be durable and long lasting and be a combination of the following: face brick; natural stone; decorative concrete block (colored by pigment); cast in place or pre-cast concrete panels (colored by pigment); stucco; wood (finished for exterior use); curtain walls of steel, fiberglass and aluminum (no more than 50 percent ofthe aggregate wall area excluding window and door areas); glass; and decorative painted concrete (on any building wall not visible from a public right-of-way). Materials The finished square footage costs for office are over twice as much as for industrial- office flexible buildings. (Office and commercial square footage costs are very similar if not the same.) Material Office Sa. Ft. Cost Ind. Sa. Ft. Cost Difference oercent metal with glass $89.08 $42.88 108 concrete pre-cast $79.46 $34.98 127 panel brick with block $82.92 $37.71 120 backup concrete block $79.97 $35.70 124 (See attachments) . Curtain wall construction is the most expensive facade type regardless of material. . The lease expensive construction material is a concrete tilt-up or pre-cast panel. Design Standards January 2000 Pagell · The difference between the most expensive (curtain wall with metal and glass) and least expensive (concrete pre-cast panels) is 12 percent for office buildings, $89.08 vs. $79.46, respectively. · The difference between the most expensive (curtain wall with metal and glass) and least expensive (concrete pre-cast panels) is 23 percent for industrial flex buildings, $42.88 vs. $34.98, respectively. · The base cost ofa building represents approximately 2/3rd of the cost of an office building and 58 percent of the cost of industrial-office flexible buildings. Interior fmishes are the major difference between building costs. · The difference between base costs for office and industrial flex buildings is 157 percent. · The percent of the square footage cost attributed to exterior materials averages 17.8 percent for office building and 27.3 percent for industrial buildings. Cost of construction is a major consideration in the design for most buildings. Industrial buildings, which are predominately assembly or warehouse, have a different function than a bank, which has a large volume of traffic. The function (use) of a building is going to force the form (material and design). This fact can be proved by an examination of the buildings in Chanhassen. The buildings that have a higher grade of design (brick) are the banks, restaurants, institutional uses (churches, city hall, fire station, post office) some retail and commercial. Not all retailers want nor can they afford to pay the rents at the Beverly's center. Other centers with different rents add to the diversity of users. Process There are a few approaches the Council could take. They include: 1. Change design standards to require higher quality materials Advantages Guarantee higher quality material Reduce time spent with developers negotiating materials Make existing materials on buildings nonconforming, which at some point in the future, if they were removed, they would be rebuilt with a higher quality materials. Disadvantages Increased cost of development Give the community or structures a homogenous appearance Reliance on nonconforming materials to bring about higher standards is a long-term process. I, Design Standards January 2000 Page 12 2. Leave design standards as is and expand the Highway 5 Overlay District requirements City wide Advantages Proactive, new development could be used to generate improvements. New ordinance could be used to require improvements with existing uses as they expand or rebuild. Disadvantages Risk that past policies that are somewhat vague could be continued May not deal with the use of material specifically the use of brick 3. Establish an architectural review committee. Advantages Independent and professionals reviewing designs; recommendations would go to the planning commission and city council Disadvantages Additional layer of review adding to the time and cost of development (60 day review law) this is not free of the negotiation process g:\plan\ka\design standards.doc A1\affirrmt- '* I § 20-94 CHANHASSEN CITY CODE (c) Every effort shall be made to minimize disturbance of existing ground cover. No grading or filling shall be permitted within forty (40) feet of the ordinary high water mark of a water body unless specifically approved by the city. To minimize the erosion potential of exposed areas, restoration of ground cover shall be provided within five (5) days after completion of the grading operation. (d) Every effort shall be made during the building permit application process to determine the full extent of erosion control required. However, the city engineer may require additional controls to correct specific site related problems as normal inspections are peñormed. (e) All erosion control noted on the approved plan shall be installed prior to the initiation of any site grading. Noncompliance with the grading and erosion control plan shall constitute grounds for an order from the city engineer to halt all construction. (f) All contraction activity that results in disturbance of the ground shall comply with the city's Construction Site Erosion and Sediment Control Best Management Practices Handbook, as amended. (Ord. No. 80, Art. III, § 4-(3·4·4), 12-15·86; Ord. No. 178, § I, 10-26-92; Ord. No. 232, § I, 2-13-95) Secs. 20-95-20-105. Reserved. DIVISION 6. SITE PLAN REVIEW· Sec. 20-106. Purpose. It is the intent of this division to serve the public interest by promoting a high standard of development within the city. Through a comprehensive review of both functional and aesthetic aspects of new or intensified development, the city seeks to accomplish the following: (1) Implement the comprehensive plan; (2) Maintain and improve the city's tax base; (3) Mitigate to the extent feasible adverse impacts of one (1) land use upon another; (4) Promote the orderly and safe flow of vehicular and pedestrian traffic; and (5) Preserve and enhance the natural and built environment. (6) Within the HC districts, meet the additional purpose, intent and standards of the HC districts. ·Editor's note-Ordinance No. 119, adopted Feb. 12, 1990, amended former Div. 6 in its entirety to read as set out in §§ 20-106-20-121. Prior to amendment, Div. 6 contained §§ 20-106-20-108, which pertained to site plan review and derived from Ord. No. 80, Art. III, § 6(3-6-1-3-6-4), adopted Dec. 15, 1986. Supp. No. 11 1168 ZONING § 20-107 (7) Within the BCO district, meet the additional purpose, intent and standards of the BCO district. (Ord. No. 119,2-12-90; Ord. No. 212, § 3, 7-11-94; Ord. No. 286, § 5, 12-14-98) Sec. 20·107. Approval required. Without first obtaining site and building plan approval it shall be unlawful to do any of the following: (1) Construct a building; (2) Move a building to any lot within the city; (3) Expand or change the use of a building or parcel ofland or modify a building, accessory structure or site or land feature in any manner which results in a different intensity of use, including the requirement for additional parking. (Ord. No. 119, 2-12-90) Supp. No. 11 1168.1 ZONING § 20-109 Sec. 20·108. Exceptions. Notwithstanding the provisions of section 20-107; the following shall not require site or building plan approval: (I) Construction or alteration of a single- or two-family residential building or accessory building on a lot zoned for residential use; (2) Enlargement of a building by less than ten (10) percent of its gross floor area, provided that there is no variance involved and also provided that the director of planning has conducted an administrative review pursuant to section 20-113 ofthis section; (3) Changes in the leasable space of a multitenant building where the change does not intensify the use or require additional parking; (4) Construction of buildings for agricultural uses on land zoned and utilized for agricul- tural purposes. (5) Moving a residence or accessory building to any lot zoned A-I, A-2, RR, or RSF provided that the lot and structure siting comply with all applicable zoning ordinance standards. (Ord. No. 119, 2-12-90) Sec. 20-109. Applications. Application for a site plan review shall be made to the city planner of forms provided by the city and shall be filed four (4) weeks in advance of the planning commission meeting at which it is to be considered. Incomplete or deficient applications shall not be scheduled for a meeting unless the director of planning has determined that official action is warranted. The application shall also include: (1) Evidence of ownership or an interest in the property; (2) The application fee; and (3) Complete site plans, signed by a registered architect, civil engineer, landscape archi- tect or other design professional, to include the following: (4) General: a. Name of project. b. Name, address, and telephone number of applicant, engineer, and owner of record. c. Legal description (Certificate of survey will be required). d. Date proposed, north arrow, epgineering scale, number of sheets, name of drawer_ e. Vicinity map showing relationship of the proposed development to surrounding streets, rights-of-way, easements and natural features. f, Description of intended use of the site, buildings, and structures including type of occupancy and estimated occupancy load. g. Existing zoning and land use. Supp. No.7 1169 § 20-109 CHANHASSEN CITY CODE i, f h. Tabulation box indicating: 1. Size of parcel in acres or square feet. 2. Gross floor area of each building. 3. Percent of site covered by building. 4. Percent of site covered by impervious surface. 5. Percent of site covered by parking area. 6. Projected number of employees. 7. Number of seats if intended use is a restaurant or place of assembly. 8. Number of parking spaces required. 9. Number of parking spaces provided including handicapped. 10. Height of all buildings and structures and number of stories. (5) Site and building plan: a. Property line dimensions, location of all existing and proposed structures with distance from boundaries, distance between structures, building dimensions, and floor elevations. b. Grading and drainage plans showing existing natural features (topography, wet- lands, vegetation, etc.), as well as proposed grade elevations and sedimentation and storm water retention ponds. Plans shall include runoff and storage calcu- lations for 10 year and 100 year events. c. All existing and proposed points of egress/ingress showing widths at property lines, turning radii abutting rights-of-way with indicated centerline, width, paving width, existing and proposed median cuts, and intersections of streets and drive- ways. d. Vehicular circulation system showing location and dimension for all driveways, parking spaces, parking lot aisles, service roads, loading areas, fire lanes, emer- gency access (if necessary), public and private streets, alleys, sidewalks, bike- paths, direction of traffic flow, and traffic-control devices. e. Landscaping plan in accordance with the provisions of Article XXV. f. Location, access and screening detail of trash enclosures. g. Location and screening detail of rooftop equipment. h. Location and detail of signage. i. Lighting location, style and mounting. j. Building elevations from all directions indicating materials and colors. Interior floor plans may be required. k. Utility plan identifying size and direction of existing water and sewer lines, fire hydrants, distance of hydrant to proposed building. 1. List of proposed hazardous m!lterials, use and storage. m. Proposed fire protection system. n. Such other information as may be required by the city. o. Photocomposite images, artistic renderings, or site elevations which depict the visual impact of the proposed development's design, landscaping, street layout, signage, pedestrian ways, lighting, buildings, or other details that affect land use ,I Supp, No.7 1170 ZONING § 20-110 within the city shall be submitted. Such images and renderings shall be from key vantage points and provide an undistorted perspective of the proposed develop- ment from abutting properties, less intensive land uses, and/or from entryway locations. Photorealistic imaging or renderings are the appropriate level of resolution. (6) Within the HC districts, the application shall also include: a. Building elevations from all directions, indicating materials, colors and landscap- ing at installation. b. Building and site views from Highway 5, the appropriate access boulevard (north or south of Highway 5), and any other appropriate arterial or collector roadways. c. Site views showing the relationships of the proposed building or development to adjacent development, including buffered areas. d. Drawings of all significant or atypical site features, such as unusual landscaping, manmade water features other than retention ponds, outdoor sculpture, or other large-scale artwork and other uncommon constructs. e. Sample building materials, upon the city's request. f. Sample paving materials, upon the city's request. (7) Within the BCO district, the applica.tion shall also include: a. Identified boundaries of the Primary Zone and Secondary Zone on a drawing depicting existing conditions and on a site plan depicting the proposed develop- ment pattern. , b. Calculations and/or drawings that identify the allowable density (number of units or building coverage) under this Code including lands lying in the Primary and Secondary Zone. Calculation of allowable density shall specifically exclude lands classified as bluffs, flood plains and designated wetlands. Calculation of allowable impervious cover may include bluffs and flood plains but shall specifically exclude designated wetlands. (Ord. No. 119, 2-12-90; Ord. No. 203, § 2, 5-9-94; Ord. No. 212, § 4, 7-11-94; Ord. No. 286, § 6, 12-14-98) Sec. 20-110. Standards. In evaluating a site and building plan, the planning commission and city council shall consider its compliance with the following: (1) Consistency with the elements and objectivcs of the city's development guides, including the comprehensive plan, official road mapping, and other plans that may be adopted; (2) Consistency with this division; Supp. No. 11 1171 § 20-110 CHANHASSEN CITY CODE (3) Preservation of the site in its natural state to the extent practicable by minimizing tree and soil removal and designing grade changes to be in keeping with the general appearance of neighboring deve10pt.od or developing areas; (4) Creation of a harmonious relationship of buildings and open spaces with natural site features and with existing and future huildings having a visual relationship to the development; (5) Creation of a functional and harmonious design for structures and site features, with special attention to the following; a. An internal sense of order for the buildings and uses on the site and provision of a desirable environment for occupants, visitors and general community; b. The amount and location of open space and landscaping; c. Materials, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with the adjacent and neigh- boring structures and uses; and d. Vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement and amount of parking. (6) Protection of adjacent and neighboring properties through reasonable provision for surface water drainage, sound and sight buffers, preservation of views, light and air and those aspects of design not adequately covered by other regulations which may have substantial effects on neighboring land uses. (7) Within the HC districts, consistency with the purpose, intent, and standards of the HC districts. (8) Within the BCO district, consistency with the purpose, intent and standards of the BCO district. COrd. No. 119,2-12-90; Ord. No. 212, § 5, 7-11-94; Ord. No. 286, § 7, 12-14.98) Sec. 20-111. Public hearing. Upon receipt ofa completed application, a date shall be set for review of the site plan before the planning commission. The review will be held no less than ten (0) days after mailed notice is sent to the owner of properties located wholly or partially within five hundred (500) feet of the site, as reflected in the records of the county auditor. The director of planning may require an expanded mailing list for sites fronting on lakeshore where the development would be visible over a larger area. Following the hearing or any continuance thereof which is not appealed by the applicant, the planning commission shall make a recommendation. The site plan shall be forwarded to the city council with the planning commission's recommendation for review on the next available agenda. Final approval of the site plan requires a simple majority vote of the city council. (Ord. No. 119,2-12-90) Supp. No. 11 1172 ZONING § 20-116 Sec. 20-112. Multiple applications. Any site and building plan application which is accompanied by a request for a conditional use permit or for a rezoning amendment to this division shall be considered by the planning commission concurrently with the conditional use permit or rezoning application. (Ord. No. 119, 2-12-90) Sec. 20-113. Administrative approvals. Minor site plan and building alterations which do not involve a variance, which are consistent with the intent of the approval relative to all aspects of the site and building plans and which are not accompanied by other matters requiring consideration by the planning commission or city council, may be approved by the director of planning. The director is not authorized to approve the principal construction of new buildings or alterations to existing buildings that would add more than ten (10) percent to the existing gross floor area. If any application is processed administratively, the director of planning shall render a decision within thirty (30) days and shall serve a copy of the decision upon the applicant by mail. Any person aggrieved by a decision of the director of planning may appeal the decision to the planning commission in the manner specified in section 20-109 of this division. (Ord. No. 119,2-12-90) Sec. 20-114. Conditions. The planning commission, city council or director of planning may impose conditions in granting approval to site and building plans to promote the intent of this division and to protect adjacent properties. (Ord. No. 119, 2-12-90) Sec. 20-115. Specific project. Site and building plans shall be valid only for the project for which approval is granted. Construction of all site elements shall be in compliance with the plans and specifications approved by the planning commission, city council or director of planning. (Ord. No. 119, 2-12-90) Sec. 20-116. Architectural standards. (a) It is not the intent of the city to restrict design freedom unduly when reviewing project architecture in connection with a site and building plan. However, it is in the best interest of the city to promote high standards of architectural design and compatibility with surrounding structures and neighborhoods. Architectural plans shall be prepared by an architect or other qualified person acceptable to the director of planning and shall show the following: (1) Elevations of all sides of the building; (2) Type and color of exterior building materials; (3) A typical floor plan; Supp, No, 11 1173 § 20·116 CHANHASSEN CITY CODE ) (4) Dimensions of all structures; and (5) The location of trash containers and of heatinK, ventilation and air conditioninK equipment. (b) The use of unadorned, prestressed concrete panels and concrete block shall not be permitted. Acceptablc materials will incorporate textured surfaces, exposed aggregate and/or other patterning. The use of metal on building exteriorS shall be limited to trim detailing and/or to buildings using mctal and glass curtain walls. Architectural metal roof (standing seam and similar) systems and canopies may also be allowed. (c) All rooftop or ground-mounted mechanical equipment and exterior trash storage areas shall be enclosed with materials compatible with the principal structure. Low profile, self·contained mechanical units which blend in with the building architecture may be excmpt from the scrcening requirement. (d) Underground utilities shall bc provided for all new and substantially renovated structures. On sites where, through design on topography, rooftop mechanical systems are highly visible from off·site locations, structural screening will be requircd. (e) Within the HC districts; the standards for the HC districts shall apply in addition to the standards specificd in this division. (Ord. No. 119,2-12-90; Ord. No. 212, § 6, 7-11-94) Sec. 20-117. Reserved. Editor's note-Scction 3 ofOrd, No. 153, adoptcd Nov. 4,1991, repealed formcr § 20-117, . which pertained to the maintenance of sites and landscaping and derived from Ord. No. 119, adopted Feb. 12, 1990. Sec. 20-118. Retaining walls. Retaining walls exceeding five (5) feet in height, including stage walls which cumulatively exc€:ec! five (5) fE'et in height, must be constructed in accordance with plans prcpared by a registered engineer or landscapc architect and in conformance with all building materials specifications and limitations set forth in this division or, if applicable, in the HC districts. (Ord. No. 119,2-12·90; Ord. No. 212, § 7, 7-11·94) Sec. 20-119. Reserved. Editor's note-Section 3 ofOrd. No. 153, adopted Nov. 4,1991, repealed former § 20-119, which pertained to a landscaping financial guarantee and derived from Ord. No. 119, adopted Feb. 12, 1990. Sec. 20-120. Maintenance of site. It shall be the obligation of the owner to maintain the site in a manner consistent with the tlpproved site and building plan. Unapproved alterations are in violation of this division. Wrd. No. 119,2-12-90) Hul'f'. Nu. 11 1174 § 20-487 CHANHASSEN CITY CODE Sees. 20·487-20·500. Reserved. ARTICLE vm. PLANNED UNIT DEVELOPMENT DISTRICT. DMSION 1. GENERALLY Sec. 20·501. Intent. Planned unit developments offer enhanced flexibility to develop a site through the relax- ation of most normal zoning district standards. The use of the PUD zoning also allows for a greater variety of uses, internal transfers of density, construction phasing and a potential for lower development costs. In exchange for this enhanced flexibility, the city has the expectation that the development plan will result in a significantly higher quality and more sensitive proposal than would have been the case with the use of other, more standard zoning districts. It will be the applicant's responsibility to demonstrate that the city's expectation is to be realized as evaluated against the following criteria. Planned unit developments are to en- courage the following: (1) Preservation of desirable site characteristics and open space and protection of sensi- tive environmental features, including steep slopes, mature trees, creeks, wetlands, lakes and scenic views. (2) More efficient and effective use of land, open space and public facilities through mixing of land uses and assembly and development of land in larger parcels. (3) High quality of design and design compatible with surrounding land uses, including both existing and planned. Site planning,landscaping and building architecture should reflect higher quality design than is found elsewhere in the community. (4) Sensitive development in transitional areas located between different land uses and along significant corridors within the city. (5) Development which is consistent with the comprehensive plan. (6) Parks and open space. The creation of public open space may be required by the city. Such park and open space shall be consistent with the comprehensive park plan and overall trail plan. (7) Provision of housing affordable to all income groups if appropriate within the PUD. (8) Energy conservation through the use of more efficient building designs and sightings and the clustering of buildings and land uses. *Editor's note-Section 1 ofOrd. No. 149, adopted June 24, 1991, amended Art. VIII, Div. 1, to read as herein set out. Prior to amendment, Art. VIII, Div. 1, contained §§ 20-501-20.505, pertaining to similar subject matter and deriving from Ord. No. 80, Art. V, § 18(5-18-1-5. 18-5), adopted Dec. 15, 1986, and Ord. No. 136, § 1, adopted Jan. 28, 1991. Supp. No.7 1200 § 20-505 CHANHASSEN CITY CODE (b) The applicant shall demonstrate that the PUD plan offers the city higher quality architectural and site design, landscaping, protection of wetlands, creeks and mature trees and buffering for acljoining properties that represent improvements over normal ordinance standards. (c) Density. An increaseltransfer for density may be allowed at the sole discretion of the city utilizing the following factors: (1) Density within a PUD shall be calculated on gross acreage located within the property lines of the site in accordance with the land use plan. (2) The area where the density is transferred must be within the project area and owned by the proponent. (3) Density transfer in single-family detached area will be evaluated using the items listed in section 20-506. Density transfer eligible for multiple-family areas are not permitted to be applied to single-family areas. (4) In no case shall the overall density of the development exceed the net density ranges identified in the comprehensive plan. (d) The city may utilize' incentives to encourage the construction of projects which are consistent with the city's housing goals. Incentives may include modification of density and other standards for developments providing low and moderate cost housing. Incentives may be approved by the city only after the developer and city have entered into an agreement to ensure that the low and moderate income for a specific period of time. (e) Hard surface coverage shall be limited as follows: Comprehensive Plan Designation Low or medium density residential High density residential Office Hard Surface Coverage (%) Commercial (neighborhood or community) Commercial (regional) Industrial 30 50 70 70 70 70 Individual lots within PUD may exceed these standards as long as the average meets these standàrds. (0 The setback for all buildings within a PUD from any abutting street line shall be thirty (30) feet for local streets and fifty (50) feet from railroad lines for collector or arterial streets, as designated in the comprehensive plan, except that in no case shall the setback be less than the height of the building-up to a maximum of one hundred (100) feet. The setback for all buildings from exterior PUD lot lines not abutting a public street shall be thirty (30) feet Supp. No, 8 1200.4 ZONING § 20-1176 Seç. 2O-114LIAmÙCllpilløaad screening. All beitbaGaD be screeaed from pubJic righ'-4way IIIIIl from vieW from the property . across~ at. -"'4_ ... 8DdIDr &om the zoning diBtrict boundary when the acljacent property or property across the street frontage or side street frontage is zoned or used for residential purposes. The screeuing shaU be accomplished as reqUÎi'ed ill. article xxv. (Ord. No. 80, Art. VII, § 2(7-2-4), 12-15-86) Seç. 20-1146. Design. All loading areas shall consist of a maneuvering area in addition to the berth and shall not . use any of that portion of the site containing parking1ltalls. Maneuvering areas shall be of such size as to pemiit the backing of truck tractors and coupled trailers into a berth without blocking the use of other berths, drives, maneuvering areas or public rights-of-way. <Ord. No. 80, Art. VII, § 2(7-2-5), 12-15-86) Sec. 20-1147. Required loading areas. (a) Any use which the' city believes requires the 'provision of designated spaces for the loading, unloading or parking of· trucks or semi-trailers shall provide such spaces and maneuvering area in the number and configuration wlùch shall be deemed necessary in order to prevent interference with the use of the public right-of-way and with velùcles entering onto or exiting from the public right-of-way. (b) Semi-trailer spaces shall be at least fifty-five (55) feet in length, ten (10) feet in width and fourteen (14) feet in height plus necessary additional maneuvering space. (c) Spaces shall not be located on a street side of any building, or, if so located, shall be provided with screening deemed adequate by the city. (d) Spaces and the associated maneuvering area shall be at least fifty (50) feet li:om the property line of any residentially designated property. (e) No trucks shall be parked in areas other than those designed for such purpose 01), an approved site plan. (Ord. No. 80, Art. VII, § 2(7-2-6), 12-15-86) Sees. 20-114&-20-1175. Reserved. ARTICLE:xxv. LANDSCAPING AND TREE REMOVAL. DMSION 1. GENERALLY Sec. 20-1176. Intent, scope and compliance. (a) The intent of this article is to improve the appearance of vehicular use areas and property abutting public rights-of-way; to require buffering betweèn noncompatible land uses; and to protect, preserve and promote the aesthetic appeal, character and value of the surrounding neighborhoods; to promote public health and safety through the reduction of noise pollution, air pollution, visual pollution and glare. ·Editor's note-Section 1 ofOrd. No. 153, adopted Nov. 4. 1991, amended Art. XXV to read as set out herein. Prior to amendment, Art. XXV contained §§ 20-117&-20-1179, 20-1191- 20-1194,20-1211-20-1214, 20-1231-20-1234, wlùch pertained to similar subject matter and derived from Ord. No. 80, Art. VIII, §i 1-7, adopted Dec. 15,1986. Supp. No.9 1251 § 20-1176 CHANHASSEN CITY CODE (b) Except for buffer yard requirements specified in section 20-1176(t) below, this article does not apply to single-family developments in A1, A2, RR, RSF, and R4 zoning diatricts which are regulated by landscaping requirements contained in the subdivision ordinance (chapter 18). (c) No new site development, building, structure or vehicular use area is allowed, unless landscaping is provided as required in this article. (d) No property lines shall be altered nor shall any building, structure or vehicular use area be expanded, unless the minimum landscaping rèquired by the provisions of this article is provided for the entire property. (e) The landscaping standards shall provide for screening for visual impacts associated with a given use, including but not limited to: (1) Truck loading areas; (2) Trash storage; (3) Parking lots, interior lot areas and perimeters; (4) Large unadorned building massing; (5) Garage doors associated with auto oriented uses; and (6) Vehicular stacking areas for drive through uses. (1) Buffering shall be provided between high intensity and low intensity uses, between a site and major streets and highways, and in areas where buffering is required by the comprehensive plan. Such buffering shall be located within a required buffer yard. The buffer yard is a unit of yard together with the planting required thereon. The amount ofland and the type and amount of planting specified for each buffer yard required by this subsection are designed to ameliorate nuisances between adjacent land uses or between a land use and a public road. The planting units required of buffer yards have been calculated to ensure that they do, in fact, function to "buffer." (1) Buffer yards shall be located on the outer perimeter of a lot or parcel extending to the lot or parcel boundary line, except where easements, covenants or natural features may require the buffer yard to be set back from the property line. Subject to review and approval by the city engineering department, buffer yards that are compatible with the typical city boulevard planting requirements may be located within a portion of an existing municipal public collector or arterial right-of-way. (2) 'Ib determine the buffer yard required between two (2) adjacent parcels or between a parcel and a street, the following procedure shall be followed: a. Identify the proposed land use of the parcel and the land use of the adjacent parcel or functional classification of abutting right-of-way based on the city future land use plan. Supp. No.9 1252 ZONING § 20-1176 b. Determine the buffer yard required on each boundary, or segment thereof, of the subject property by referring to the following table of buffer yard requirements and illustrations [set out at the end of subsection (2») which specify the buffer yard required between adjacent uses or streets. c. Buffer yard requirements are stated in terms of the width of the buffer yard and the number of plant units required per one hundred (100) linear feet of buffer yard. Each illustration depicts the minimum buffer yard required between two (2) uses or adjacent to a collector or arterial right-of-way. The plant unit multiplier . is a factor by which the basic number of plant materials required for a given buffer yard is determined in accordance with the selected width of the yard. The project developer shall be responsible for providing seventy-five (75) percent of the required plantings. If abutting property owner(s) desire to bring the buffering to one hundred (100) percent of the required buffer yard plantings, then the adjacent property owner(s) may install the remaining twenty-five (25) percent of the required plantings on their own property. d. Whenever a wall, fence, or berm is required within a buffer yard, these are shown as 'structure required" in the buffer yard illustrations. The erection and main- tenance of all required structures shall be the responsibility of the buffer yard provider (project developer). Maintenance of the structure shall be the responsi- bility of the landowner on whose property the structure is located. e. All buffer yards shall be maintained free from all forms of development or storage of equipment or materials. A ground cover of vegetative or organic material shall be provided. Buffer yards shall be maintained free fromjunk and debris. Dead or diseased vegetation shall be removed and replaced with healthy vegetation. The responsibility to maintain, remove or replace plant materials shall be that of the landowner on whose property the plant material needing maintenance or replacement is located. TABLE OF BUFFER YARD REQUIREMENTS Proposed Development Adjacent Land Use LL/LD MD HD OFF MIX COM PUB ACT PASS OFFIIND LIJLD none B C C C D B B A D MD none A B B C D B B A D HD none A A B C D B B A D OFF none B B A B B B B B B MIX none C C B B B C C C B COM none C D B B A C C C B PUB none A A B C C A A A C ACT none A B B B C A A A C PASS none A A B B C A A A C Supp, No.9 1253 ZONING § 20-1451 ARTICLE XXIX. WGHWAY CORRIDOR DISTRICTS DMSION 1. HC-l DISTRICT Sec. 20·1450. Purpose. The Highway 5 Corridor and the development within it will be major factors influencing the visual and environmental quality of the community as a whole. Due to the intensity ofland uses, the Highway 5 Corridor represents the heart of Chanhassen as well as its dominating image of those passing through the community. Development in the corridor must be designed with greater sensitivity to the environment and of generally higher quality than might have occurred in the absence of specific stand~s. The purpose of the district is to: (1) Protect creek corridors, wetlands, and significant stands of mature trees through use of careful site design, protective easements, sensitive alignment and design of road- ways and utilities, incorporation of natural features, landscaping and massing of trees that enhance existing natural features and views, and the practices delineated in the city's Best Management Practices Handbook. (2) Promote high-quality architectural and site design through improvement develop- ment standards within the corridor. These standards govern site planning, placement of building masses, use of materials, and the like enable the city to enhance what otherwise might result in low quality strip development. (3) Create a unified, harmonious, and high·quality visual environment throughout the corridor, thereby identifying it as a special place with a unique identity within both the city and the Twin Cities region as a whole. (4) Foster a distinctive and positive community image, for the city as a whole and espe· cially for the Highway 5 Corridor, which functions as the city's main entrance. (Ord. No. 212, § 8, 7·11-94) Sec. 20-1451, Intent. The city intends that all development within the district should strive toward the highest level of quality in both design and construction. The criteria by which new development in this district shall be judged are as follows: (1) Consistency with all provisions of the Comprehensive Plan, as amended from time to time; the Surface Water Protection Program; all provisions of the zoning ordinance and subdivision ordinance not specifically overridden by the provisions of this district; and all other applicable land use regulations. (2) Preservation of the natural conditions found on each site to the greatest extent pos· sible, through minimized removal of trees and other vegetation and soil, minimized site .grading, and applicatiòn of the practices found in the city's Best Management Practices Handbook. Supp. No.7 1275 § 20·1451 CHANHASSEN CITY CODE (3) Establishment throughout the district of harmonious physical and visual relation- ships among existing, new, and proposed buildings, open spaces, natural terrain, and plant materials and placement with the intent of creating a unique and unified appearance for the entire corridor. (4) Use of appropriate materials, lighting, textures, colors, and architectural and land- scape forms to create a unified, high·quality design concept for each site that ia compatible with adjacent and neighboring structures and functions, including but not limited to natural areas, city-owned property, and vacant land subject to future de- velopment in accordance with the Comprehensive Plan. (5) Creation of unified site designs, each with a sense of internal order, that provide desirable environments for site users and visitors and the community as a Whole and that consider all site el~ments including: the relationship of buildings to surrounding landforms; grading; architectural design; building, parking and loading dock orien. tation; building height; use of man· made materials, including paving; site furnishings (lighting, outdoor seating, signage, etc.); landscaping (retention of natural vegetation, plant selection and placement, retention and incorporation of water features, etc.); and other visible outdoor site elements. (6) Creation of a suitable balance between the amount and' arrangement of open space, landscaping, and view protection and the design and function of man made features on the other. Achieving this balance shall take into account screening, buffering, size and orientation of open spaces, personal and property security, localized wind and solar effects, and protection of important public ways. (7) Provision of safe and adequate access to and from sites giving ample consideration to the location and number of access points from public streets, the safety and conve- nience of merging and turning movements, and traffic management and mitigation. (8) Provision of onsite vehicular, bicycling, and pedestrian circulation by way of interior drives, parking areas, pathways, and walkways adequate to handle anticipated needs and to safely buffer pedestrians and cyclists from motor vehicles. Ample consideration shall be given to the width of interior drives, internal traffic movement and flow, separation of pedestrian, cycling, automobile, and delivery traffic, and the safe, con- venient, and practical arrangement of parking spaces. (9) Adequate separation and protection of each site from adjacent properties, access bou- levards, and Highway 5 and vice-versa, through reasonable provisions for surface water drainage, sound and sight buffers, view protection, privacy, and other aspects of design that may not be specifically covered by these or other regulations but are found to have significant effect on any or all of the properties and roadways. (Ord. No. 212, § 8, 7-11-94) Sec. 20·1452. District application. The "HC·1" District shall be applied and superimposed (overlaid) upon all zoning districts as contained herein as existing or amended by the text and map 'of this· chapter. The regula- Supp. No.7 1276 ~. i ~ I ~' ZONING § 20·1453 tions and requirements imposed by the "HC-l" District shall be in addition to those estab- lished fo~ districts which jointly apply. Under the joint application of the districts, the more restrictive requirements shall apply. (Ord. No. 212, § 8, 7·11·94) Sec. 20·1453. Building and parking orientation. (a) For the purpose of determining front, rear, and side yards, the following shall control: (1) In any lot that abuts Highway 5 directly, other than a single·family residential lot, the lot line abutting the highway shall be considered the front lot line. (2) In any lot that abuts either of the access boulevards parallel to Highway 5, including any existing single family residential lot, but excluding any new single family resi· dentiallot, the lot line abutting the boulevard shall be considered the front lot line. (3) In any lot that abuts Highway 5 and one of the access boulevards, other than a single family residential lot, the lot shall be regarded as having two front lot lines. The lot line abutting the boulevard shall take design precedence. Such a lot shall be regarded as having no rear lot line or yard. (4) No new single family residential lot may have a front yard that faces Highway 5, nor a front yard that faces either of the access boulevards. No new or existing single family residential lot shall provide driveway access directly from Highway 5, nor shall any new single family residential lot provide driveway access directly from Highway 5 or either of the access boulevards. ~ ,f '" r-""uc _AVO C"".... -'-'--r 'T . LCPIA . 'Of' I I ~!~c-·~. 1;. ~ ...........H..'.....' 1.01'. ,...-- ,-.t DUIl;tf~t'[()tt<:t ,.ON1LO'fU"( . L,..,..unLtC mom LOT LINE Supp, No. 7 1277 § 20·1453 CHANHASSEN CITY CODE (b) Parking areas shall not be located within the required minimum front (primary or secondary) yard setback of any lot. ICQ" ICM.IYMD BUlLDINC SImIACK (Ord. No. 212, § 8, 7·11·94) Sec. 20·1454. Architectural design standards. Standards governing architectural design shall apply to all new and renovated buildings within the district with the exception of single· family residences on individual lots. (1) Architectural style shall not be restricted. Evaluation of the appearance of a project shall be based on the quality of its design and on its relationship to its surroundings, guided by the provisions of this section. Site characteristics to be evaluated for this purpose include building and plant materials, colors, textures, shapes, massing, rhythms of building components and details, height, roof· line and setback. Designs that are incompatible with their surroundings or intentionally bizarre or exotic are prohibited. ........'.-1-...- " (2) Monotony of design, both within projects and between any project and its surround. ings, is prohibited. Variation in detail, form, and siting shall provide visual interest. Supp. No, 7 1278 ZONING § 20-1454 Sit.e. ......rt~· '-'-'- that may be used for thia purpose include building and plant . --<-'.10" sizes, 1:DIœs, textures, shapes, massing, rhythms of building components ætd~nc, height, rootline, and setback. 00_- ~ PO""'. ..,.- -- A VOrDINC MONOTONY -... (3) Within the district, particular attention shaH be paid to architectural compatibility , with the existing environment. a. Each building shaH contain one (1) or more pitched roof elements. ~E6~ ... ..... .... . . ....;F~_ ':. ~ ..' ....~_... ... '. . . .' ~ ""'l b. All new construction and redevelopment shall conform to the established building scale, range of building materials, pedestrian orientation. and relationship be. tween buildings and the streetscape. (4) Building heights shall be limited to three (3) stories or forty (40) feet. Measurement of the highest point shall exclude antennas for television and radio reception, but shall include architectural details (e.g., parapet walls), transmission antennas. sat. ellite dishea and transmission equipment, microwave·transmission equipment, and other nonstructural building elements. (5) Mhnæunade an:hitecturai, J.'nðscape, and paving materials shall reflect the highest quality possibœand shou1d be used in a manner suitable to the nature of the material, its role in the deaign, general durability, expected level of use or abuse, weathering characteristics, and ease and frequency of maintenance. Major exterior surfaces of all walls shall be face brick, stone,glass, stucco, architecturaHy treated concrete. cast in Supp, No. 7 1279 § 20·1454 CHANHASSEN CITY CODE place or pre-cast panels, decorative block, or approved equivalent, as determined by the city. The following may not be used in any visible exterior application except when specifically permitted by the city in areas with limited public view: .Exposed Cement ("cinder") blocks. eFabricate metal or pole construction structures, including mobile homes, sheds, warehouses, and industrial buildings constructed either on or off·~ite of corrugated metal panels. eExterior brick that is painted over. eExperimental materials with no proven record of durability or ease of maintenance in the intended application. eA solid walI unrelieved by architectural detailing, such as a change in materials, change in color, fenestrations, or other significant visual relief provided in a manner or at intervals in keeping with the size, mass, and scale of the wall and its views from publië ways. A change in texture along is not sufficient to meet this requirement. eMaterials or construction methods used for one aspect or portion of a project that are significantly lower in quality than those used for the balance of that project, such that this one aspect or portion is or rapidly becomes an eyesore or detriment to the project as a whole. .A distinct and different material or combination of materials for each exposed ex- terior wall. No more ihan two (2) principal materials or two (2) principal combina. tions of materials should be used to construct anyone building. Addition of other materials for accent use is permissible. eAs building element, combination of elements, or another site structure that acts as a conspicuous building emblem or signature. Examples include single garish ele- ments (e.g., orange roofs); use of bricks, blocks, or tiles to turn a wall into an outsized sign or logo; and other attempts to use a building or wall as an advertisement. (6) Site designs and configurations that tend to catch and accumulate trash, leaves, and dirt shall be avoided. In addition, provisions for washing and cleaning buildings, other structures, and building grounds shall be considered and included in the design. (7) All building components, such as windows, doors, eaves, soffits, and parapets, shall have good proportions that relate to the facade of the building and shall relate welI with one another. ~. h,:I~I;~ ..<;'ir?~Ir;~ ~ 111111 IIII~ IX IBJ-'=L PROPORTIONS OF BUlLDINC COMPONENTS Supp. No.7 1280 ZONING § 20·1454 (8) Colors shall be harmonious. Bright or brilliant colors and sharply contrasting colors may be used only for accent purposes. USINC COLOR (9) Mechanical equipment, satellite dishes, and other utility hardware, whether located on the roof or exterior of the building or on the ground adjacent to it, shall be screened from the public view and with materials identical to or strongly similar to building materials or by heavy landscaping that will be effective in winter or they shall be located so as not to be visible from any public way. Use of parapet walls or pitched roof elements to screen equipment is encouraged. In no case shall wooden fencing be used as a rooftop equipment screen. (10) Screening of service yards, refuse, and waste-removal areas, loading docks, truck parking areas and other areas which tend to be unsightly shall be accomplished by use of walls, fencing, dense planting, or any combination of these elements. Screening shall block views from public right·of·way and shall be equally effective in winter and summer. (Ord. No. 212, § 8, 7·11·94) Supp. No, 7 1281 § 20·1454 CHANHASSEN CITY CODE SGRtEIIFENCE (R W.-LL &I«un .ULPING 6CREEIIFENCE (R WAlL ~~ 6TREET HORItoNT.-L 1'0001> TRELLl6 \'ENTEI> 6CREEIIW.-LL ~ ;.: FLATROOf' SCREENING Supp. No.7 1282 ZONING § 20-1455 Sec. 20-1455. Landscape design and site furnishings. The folIowing standards governing design and placement of landscaping and site furnish- ings shalI apply to all new and renovated buildings within the district, with the exception of single-family residences on individual lots. (1) Where natural or existing topographic patterns contribute to the beauty or utility of a development, they shall be preserved to the greatest extent possible. Modification to topography wilI be permitted where and to the extent that it contributes to good design. All topographic modifications shall adhere to the practices delineated in the city's Best Management Practices Handbook. 0IRIfIC 11:1:(5 o:w;.n..G'~ _"A.. PRESERVING TOPOGRAPHY (2) The grades of all walks, parking spaces, terraces, and other paved areas shall conform with the requirements of the Americans with Disabilities Act. In addition, they shall provide an inviting and stable appearance for walking. Stairs and ramps may be substituted for slanted pavement when necessary. (3) All landscape shall preserve and enhance natural features (such as wetlands, drain- ageways, mature stands of trees, and the like), enhance architectural features, strengthen vistas and important axes, and provide shade. (4) Landscaping shall emphasize massing of plant materials over isolated or scattered placement of individual specimens. Reforestation as prescribed by the city's tree preservation and reforestation ordinance is encouraged. , Ii[ -- ""-- LANDSCAPE MASSING Supp. No, 7 1283 § 20·1455 CHANHASSEN CITY CODE (5) Unity of design shall be achieved by repetition of certain plant varieties and other materials, and by correlation with natural existing materials and ac:ljacent develop- ments where appropriate. ~ C(P(m'ØN(I W>fP.-.&'l UNITY OF DESICN (6) Plant material shall be selected for interest in its structure, texture and color, and for its ultimate growth size. Plants that are indigenous to the area and others that will be hardy, harmonious to the design of good appearance, and of relatively easy main- tenance shall be used. (7) In locations where plants will be susceptible to injury by pedestrian or motor traffic, they shall be protected by appropriate curbs, tree guards, or similar devices. TaU raOTICf1e,., (8) Where building sites limit planting, the placement of trees in parkways, gardens, or paved areas is encouraged. Trees should be clustered whenever possible, and consid- eration shall be given to the special needs of plants surrounded by imperious surfaces. -þJ"-.'l p-C L.._,,_ç8 10_.\ 00__ - TREE PlACEMENT (9) In areas where general planting will not prosper, other solutions-such as fences, walls, rock gardens, raised planters, or pavings of wood, brick, stone, gravel, or cobbles- shall be used. Carefully selected plants shall be included. Supp. No.7 1284 ZONING § 20-1460 o.NAoWI""AI_11 e".øl'l W"Ut -. ........ IUU...tIJ<IOIt_..,., - ",DO( Ma.rM'NCj: _ . _ø.:x''''þ(N '''I:('''U Al TERNA TrVE LANDSCAl'E TREATMENT (10) Exterior lighting shall enhance the building design and adjoining landscape. Lighting standards and fixtures shall be of a design and size compatible with the building and adjacent areas. Lighting shall be arranged and focused so that minimal light falls on adjacent property and no light shines directly at or into any adjacent building. Excessive brightness and glare shall be avoided. ! lICHTINC CONTROL (11) Site furnishings located on private property shall be designed aa part of the site's architectural concept and landscape. Materials and colors shall be in harmony with buildings, surroundings, and other furnishings; scale shall be appropriate to the site and the design; and proportions shall be attractive. (12) Site furnishings and landscaping located in any public way or on other public property shall be harmonious with the design ofadjacent buildings, with the appearance of the highway in the vicinity, and with the general character of the city. (13) Lighting in connection with site furnishings (e.g., to highlight a ground sign) shall meet the criteria applicable to site, landscape, buildings, and signs. (14) All provisions of the Chanhaasen Zoning Ordinance, to the extent that they directly affect the appearance, design and utility of a particular site, and to the extent that they do not conflict directly with the standards delineated here, shall be a part of the criteria of this subsection. Secs. 20-1456-20-1459. Reserved. DMSION 2. HC-2 DISTRICT Sec. 20·1460. Purpose and intent. The purpose and intent of the "HC-2" District is the same aa the "HC-l" District with certain modifications to the district standards reflecting that the area within the "HC·2" District is not part of the city's central businesa district. (Ord. No. 212, § 8, 7-11-94) Supp. No.9 1285 § 20-1461 CHANHASSEN CITY CODE See. 20-146L District application. "HC-1" DiBIdaIt slla1Hle ~.t." ·fÐ-.I St1JI!!f imposed (overlaid) upon all zoning diatricts as contained heniatlS existing.. __ft L.f by the text and map of this chapter. The regulations and requi._ . imposed by the "HC-1" District shall be in addition to these established for districts which jøinIJy applJt UDder ~ j~t application of diatricts, the more restrictive requirements aba1l apply. (Ord. No. 212,18, '7-11-94) Sec. 20-1462. Building and parkiDg orientation. The building and parking orientation standards for the "HC-1" District shall apply, together with the following additional requirements: (1) On þ"iL¡¡"g lots that abut Hichway 5 directly, the minimum building setback from the highwa,y right-of-way shall be seventy (70) feet. The maximum building setback from the highway right-of.way for all buildings except single family residences shall be one hundred fifty (150) feet. No maximum building setback shall apply to single family resideaces. (2) On building lots that abut either of the access boulevards parallel to Highway 5, the minimum building setback frmn the boulevard right-of-way shall be fifty (50) feet. The marlmnm building setback from the boulevard right-of-way shall be one hundred (100) . feet. (Ord. No. 212, § 8, 7-11-94) Sec. 20-1463. Architectural design standards. The architectural design standards for the "HC-1" District shall apply, with the exception of section 20-1456(c) which shall not apply. See. 20-1464. Landscape design and site furnishings. The landscape design and site furnishings standards for the "HC-1" District shall apply. (Oni No. 212, § 8, 7-11-94) Sees. 20-1465-20·1499. Reserved. .ARTICLE.xx:.LTOWERS AND ANTENNAS Sec. 20-1500. PlI1'pOse and mtent. The purpose of this article is to accommodate and provide a reasonable opportunity for the establishment oCwireless t..1"""mm\1}~ti9nsin the city. The city finds it necessary to adopt Supp. No.9 1286 ~ch(Y\.€t\-t tb ¿..., BUILDING MATERIAL 8/16/99 SUMMARY REPORT IYfE MATERIAL sa. FT. COST Office Curtain wall - metal with glass pane $ 89.08 Office Curtain wall - masonry panels $ 83.77 Office Curtain wall - concrete and glass pane $ 86.09 Office Concrete - precast panels $ 79.46 Office Concrete block, textured face $ 81.24 Office Brick with block backup $ 82.92 Office Concrete block $ 79.97 Industrial Flex Concrete, tilt-up $ 34.98 Industrial Flex Curtain Wall - metal with glass pane $ 42.88 Industrial Flex Block with stucco $ 37.09 Industrial Flex Brick with block backup $ 37.71 Industrial Flex Concrete block $ 35.70 Industrial Flex Concrete block, textured face $ 36.64 Assumptions: Office - three story, 50.000 sq. ft. Industrial - one story, 50.000 sq. ft. Source: Hennepin County Appraiser's Office g:\plan\bg\building material summary report 8/12/1999 Summary Report Page: 1 Estimate 10 Property Owner Property Address Property City StatelProvince ZIPlPostal Code Section 1 Occupancy 100% Office Building Total Area Number of Stories (Section) Shape Components HV AC (Heating): Package Unit Sprinklers: Sprinklers Walls: Curtain-Metal with Glass Pane Cost as of 06/1999 Basic Structure Base Cost Exterior Walls Heating & Cooling Sprinklers Basic Structure Cost CHANHASSEN CHANHASSEN MN 55317 Class Height 10.00 Rank RECEIVED AUG 1 3 1999 CITY uf CHANHASSEN .._ _,_ ._.om____ Reinforced concrete frame 2.0 50,000 3.00 2.0 Units/% Other loot Climate 100% loot Unitsl% Cost Total 50,000 55.77 2,788,500 50,000 20.82 1,041,000 50,000 10.48 524,000 50,000 2.01 100,500 50,000 89.08 4,454,000 Cost Data by Marshall & Swift Summary Report 8112/1999 Page: 1 ,Estimate 10 Property Owner CHANHASSEN Property Address Property City CHANHASSEN State/Province MN ZIP/Postal Code 55317 Section 1 Occupancy Class Height Rank 100% Office Building Reinforced concrete frame 10.00 2.0 Total Area 50,000 Number of Stories (Section) 3.00 Shape 2.0 Components Units/% Other HV AC (Heating): Package Unit 100% Climate i~ Sprinklers: Sprinklers 100% - Walls: Curtain-Masonry Panels 100% Cost as of 06/1999 Basic Structure Units/% Cost Total Base Cost 50,000 55.77 2,788,500 Exterior Walls 50,000 15.51 775,500 Heating & Cooling 50,000 10.48 524,000 Sprinklers 50,000 2.01 100,500 Basic Structure Cost 50,000 83.77 4,188,500 -~--~----.._.._------ Cost Data by Marshall & Swift Summary Report 811 211 999 Page: 1 Estimate ID Property Owner CHANHASSEN Property Address Property City CHANHASSEN StatelProvince MN ZIPlPostal Code 55317 Section 1 Occupancy Class Height Rank 100% Office Building Reinforced concrete frame J.o.OO 2.0 Total Area 50,000 Number of Stories (Section) 3.00 Shape 2.0 Components Units/% Other HV AC (Heating): Package Unit J.OO\ Climate Sprinklers: Sprinklers J.OO\ " / Walls: Curtain-Concrete & Glass Pane J.OO\ Cost as of 06/J.999 Basic Structure Units/% Cost Total Base Cost 50,000 55.77 2,788,500 Exterior Walls 50,000 J.7.83 89J.,500 Heating & Cooling 50,000 J.0.48 524,000 Sprinklers 50,000 2.0J. J.00,500 Basic Structure Cost 50,000 86.09 4,304,500 Cost Data by Marshall & Swift Summary Report 8112/1999 Page: 1 .Estimate ID Property Owner CHANHASSEN Property Address Property City CHANHASSEN StatelProvince MN ZIPlPostal Code 55317 Section 1 Occupancy Class Height Rank 100% Office Building Reinforced concrete frame 10.00 2.0 Total Area 50,000 Number of Stories (Section) 3.00 Shape 2.0 Components Units/% Other HV AC (Heating): Package Unit 100% Climate Sprinklers: Sprinklers 100% Walls: Concrete, Precast Panels 100% Cost as of 06/1999 Basic Structure Units/% Cost Total Base Cost 50,000 55.77 2,788,500 Exterior Walls 50,000 11. 20 560,000 Heating & Cooling 50,000 10.48 524,000 Sprinklers 50,000 2.01 100,500 Basic Structure Cost 50,000 79.46 3,973,000 --------------.- Cost Data by Marshall & Swift 8/12/1999 Summary Report Page: 1 Estimate ID Property Owner Property Address Property City StateIProvince ZIPIPostal Code Section 1 Occupancy 100% Office Building Total Area Number of Stories (Section) Shape Components HV AC (Heating): Package Unit Sprinklers: Sprinklers Walls: Concrete Block, Textured Face Cost as of 06/1999 Basic Structure Base Cost Exterior Walls Heating & Cooling Sprinklers Basic Structure Cost CHANHASSEN CHANHASSEN MN 55317 Class Reinforced concrete frame Height 10.00 Rank 2.0 50,000 3.00 2.0 Unitsl"lo Other 100\ Climate 100\ 100\ Units/% Cost Total 50,000 55.77 2,788,500 50,000 12.98 649,000 50,000 10.48 524,000 50,000 2.01 100,500 50,000 81. 24 4,062,000 Cost Data by Marshall & Swift 8112/1999 t Summary Report Page: 1 Estimate ID Property Owner Property Address Property City SlatelProvince ZIPlPos1a1 Code Section 1 Occupancy 100% Office Building T olal Area Number of Stories (Section) Shape Components HV AC (Heating): Package Unit Sprinklers: Sprinklers Walls: Brick with Block Back-up Cost as of 06/1999 Basic Structure Base Cost Exterior Walls Heating & Cooling Sprinklers Basic Structure Cost --~_.-------- CHANHASSEN CHANHASSEN MN 55317 Class Height 10.00 2.0 Rank Reinforced concrete frame 50,000 3.00 2.0 Units/% Other 100% Climate 100% 100% Units/% Cost Total 50,000 55.77 2,788,500 50,000 14.66 733,000 50,000 10.48 524,000 50,000 2.01 100,500 50,000 82.92 4,146,000 Cost Data by Marshall & Swift Summary Report 1/12/1999 Page: 1 Estimate 10 Property Owner CHANHASSEN Property Address Property City CHANHASSEN StatelProvince MN ZIP/Postal Code 55317 Sedion 1 Occupancy Class Height Rank 100% Office Building Reinforced concrete frame 10.00 2.0 Total Area 50,000 Number of Stories (Section) 3.00 Shape 2.0 Components Unitsl% Other HV AC (Heating): Package Unit 100% Climate Sprinklers: Sprinklers 100% Walls: Concrete Block 100% Cost as of 06/1999 Basic Structure Units/% Cost Total Base Cost 50,000 55.77 2,788,500 Exterior Walls 50,000 11.71 585,500 Heating & Cooling 50,000 10.48 524,000 Sprinklers 50,000 2.01 100,500 Basic Structure Cost 50,000 79.97 3,998,500 Cost Data by Marshall & Swift 8/12/1999 Summary Report Page: 1 . Estimate ID Property Owner Property Address Property City State!Province ZIP !Postal Code Section 1 Occupancy 100% Industrial Flex Building Total Area Number of Stories (Section) Shape Components HV AC (Heating): Space Heater HV AC (Heating): Package Unit Sprinklers: Sprinklers Walls: Concrete, Tilt-up Cost as of 06/1999 Basic Structure Base Cost Exterior Walls Heating & Cooling Sprinklers Basic Structure Cost ---------.-------.---- CHANHASSEN CHANHASSEN MN 55317 Class Masonry bearing walls 50,000 1.00 2.0 Units/% Height 18.00 Other 80\ Climate 20\ Climate 100\ 100\ Units/% 50,000 50,000 50,000 50,000 50,000 Cost 21.73 7.83 3.62 1.80 34.98 Rank 2.0 Total 1,086,500 391,500 181,000 90,000 1,749,000 Cost Data by Marshall & Swift 8/12/1999 Summary Report Page: 1 Estimate ID Property Owner Property Address Property City StatelProvince ZIPlPostal Code Section 1 Occupancy 100% Industrial Flex Building Total Area Number of Stories (Section) Shape Components HV AC (Heating): Space Heater HV AC (Heating): Package Unit Sprinklers: Sprinklers Walls: Curtain-Metal with Glass Pane Cost as of 06/1999 Basic Structure Base Cost Exterior Walls Heating & Cooling Sprinklers Basic Structure Cost CHANHASSEN CHANHASSEN MN 55317 Class Masonry bearing walls Height 18.00 Rank 2.0 50,000 1. 00 2.0 Units/% Other 80\- Climate 20\- Climate 100\- 100\- Units/% Cost Total 50,000 21.73 1,086,500 50,000 15.73 786,500 50,000 3.62 181,000 50,000 1.80 90,000 50,000 42.88 2,144,000 Cost Data by Marshall & Swift 8112/1999 Summary Report Page: I .Estimate ID Property Owner Property Address Property City StatelProvince ZIPlPostal Code Section 1 Occupancy 100% Industrial Flex Building Total Area Number of Stories (Section) Shape Components Walls: Block with Stucco HV AC (Heating): Space Heater HV AC (Heating): Package Unit Sprinklers: Sprinklers Cost as of 06/1999 Basic Structure Base Cost Exterior Walls Heating & Cooling Sprinklers Basic Structure Cost -------_..__.__.._--.~- CHANHASSEN CHANHASSEN MN 55317 Class Masonry bearing walls 50,000 1. 00 2.0 Units/% Height 18.00 Other 100%- 80%- Climate 20%- Climate 100%- Units/% 50,000 50,000 50,000 50,000 50,000 Cost Data by Marshall & Swift Cost 21. 73 9.94 3.62 1.80 37.09 -~ Rank 2.0 Total 1,086,500 497,000 181,000 90,000 1,854,500 8/12/1999 Summary Report Page: 1 Estimate ID Property Owner Property Address Property City StatelProvince ZIPlPostal Code Section 1 Occupaocy 100% Industrial Flex Building Total Area Number of Stories (Section) Shape Components HV AC (Heating): Space Heater HV AC (Heating): Package Unit Sprinklers: Sprinklers Walls: Brick with Block Back-up Cost as of 06/1999 Basic Structure Base Cost Exterior Walls Heating & Cooling Sprinklers Basic Structure Cost --------_.._~._------- CHANHASSEN CHANHASSEN MN 55317 Class Masonry bearing walls Height 18.00 50,000 1.00 2.0 Units/% 50,000 50,000 50,000 50,000 50,000 Units/% Other 80% Climate 20% Climate 100% 100% Cost 21.73 10.56 3.62 1.80 37.71 Rank 2.0 Total 1,086,500 528,000 181,000 90,000 1,885,500 Cost Data by Marshall & Swift Summary Report 8/1211999 Page: 1 . Estimate ID Property Owner Property Address Property City State/Province ZIP/Postal Code CHANHASSEN CHANHASSEN MN 55317 Section 1 Occupancy 100% Industrial Flex Building Total Area Number of Stories (Section) Shape Class Masonry bearing walls Height Rank 18.00 2.0 50,000 1.00 2.0 Components HV AC (Heating): Space Heater HV AC (Heating): Package Unit Sprinklers: Sprinklers Walls: Concrete Block Unitsl% Other 80% Climate 20% Climate 100% 100% Cost as of 06/1999 Basic Structure Base Cost Exterior Walls Heating & Cooling Sprinklers Basic Structure Cost Units/% Cost Total 50,000 21. 73 1,086,500 50,000 8.55 427,500 50,000 3.62 181,000 50,000 1.80 90,000 50,000 35.70 1,785,000 -~. '-----'.' ...------ ----- Cost Data by Marshall & Swift 8112/1999 Summary Report Page: 1 Estimate ID Property Owner Property Address Property City State/Province ZIP/Postal Code Section 1 Occupancy 100% Industrial Flex Building Total Area Number of Stories (Section) Shape Components HV AC (Heating): Space Heater HV AC (Heating): Package Unit Sprinklers: Sprinklers Walls: Concrete Block, Textured Face Cost as of 06/1999 Basic Structure Base Cost Exterior Walls Heating & Cooling Sprinklers Basic Structure Cost CHANHASSEN CHANHASSEN MN 55317 Class Masonry bearing walls Height 18.00 Rank 2.0 50,000 1.00 2.0 Units/% Other 80t Climate 20t Climate loot loot Units/% Cost Total 50,000 21.73 1,086,500 50,000 9.49 474,500 50,000 3.62 181,000 50,000 1.80 90,000 50,000 36.64 1,832,000 Cost Data by Marshall & Swift