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4 Foss Swim SchoolCITYOF CHANI SEN 690 City Center Drive, PO Box 147 Chanhassen, Minnesota 55317 Phone 612.937.1900 General Fax 612.937.5739 Engineering Fax 612. 937. 9i 52 Public Safety Fax 612.934.2524 Web www. ci. chanhassen, mn. us MEMORANDUM TO: FROM: DATE: SUB J: Planning Commission Bob Generous, Senior Planner April 29, 1999 Open Discussion, Foss Swim School, Villages on the Ponds The applicant has met with city staff to review the proposed site plan. During the discussions, staff expressed some concerns regarding the proposed building elevations. Rather than proceed through the process and run into potential problems, the applicant has requested they be permitted to discuss their proposal in an informal setting with the Planning Commission. It is their hope that the Planning Commission will provide them with direction as how they should proceed. Please review the proposed development in the context of the Villages on the Ponds Design Character Reference Book narrative and Development Design Standards. The City of Chanhassen. A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, and beaut!ful parks. A great place to live, work, and play. April 13, 1999 Ms. Vernelle Clayton Lotus Realty 551 West 78th Street Chanhassen, MN. 55317 Dear Vernelle: The Foss Swim School will be an exciting addition to the "Villages on the Ponds" development. The Swim School's commitment to families, specifically children will strengthen the community fabric which is developing in Chanhassen. The school will bring 2,500 to 3,200 children and their parents into the development per week. The challenge before us is to bring a building of the size, type and function of this Swim School into the development. The Foss Swim School has a strong community identity with its quality programs of swimming instruction and training and a strong visual facility identity which helps communicate the school's vision and function to the public it serves. Continuity of visual identity from site to site is essential. The following describes how the facility as a piece of architecture fits into the "Villages on the Ponds" design objectives. Our team has developed a design that we believe will incorporate this facility into the whole fabric of this development through the following features: Development of a pedestrian/community friendly entry plaza on the southwest corner of the site. Small tables with chairs will provide a place for waiting parents to enjoy the outside during certain seasons. · Opening of the entry lobby and retail space to views from the outside. This view allows people to view through the lobby into the main pool area. Development of pedestrian friendly views along Lake Drive which opens the very heart of the Swim School to the public. This is done by providing an arcade-like series of punched window openings which create a human scale and provide views to the pool area. This portion of the facility is also pushed up as close to the street/sidewalk circulation as possible. 2 April 21, 1999 · The building's form, colors and fenestration are expressive of the exciting and fun activity that happens inside. Again, we believe we have a provided a design which honestly reflects the excitement and function of the Swim School and incorporate~, what is best about "village architectural venacular" into the facility in an appropriate way. Sincerely, Roger Christensen, AIA "VILLAGES ON THE PONDS" A PLANNED UNIT DEVELOPMENT PROJECT City of Chanhassen, Minnesota DESIGN CHARACTER REFERENCE BOOK Date: 28 August 1996 MAG Planning & Architecture & BRW INC. -- Description -- ''The intent ia' to create a pedestrian friendly development with a traditional village character and atmosphere, yet with the amenities and technological tools of modern timea: " --Excerpt, PUD Architectural Design Standards-- The design of this development is to a great extent based on "new urbanism" principles. Hence, the term "traditional" character is used here and relates both to the Village's overall master plan concept, and to the architectural design of individual buildings. A. Site Master Plan Conceot Traditional early 20th century American towns as well as numerous examples of old European cities have served as an inspiration for creation of the Village's neighborhood concept. Even though this development is comparably far smaller in size and incorporates a number of quite modem features, it attempts to assimilate all major positive characteristics of traditional towns, such as the following: Mix of Uses. Both horizontal and vertical mix ora multitude of uses within short, comfortable walking distance, allows people to live, work, shop, eat, and accomplish many daily activities at the same place, thus reducing the dependency on the car. Public Realm. The buildings are used to form the streets, plazas and other defined public. spaces for ckculation and social activities. The quality of these public realms create the sense of community and neighborhood identity. Circulation. Pedestrians, cars and bicycles share the streets on equal basis. "Street-calming" techniques are used to slow-down and reduce car traffic through the V'fllage core area which, along with street parking, makes it pedestrian-friendly. Also, just as in traditional towns, there is a public transit, a bus stop station at the Village Square. This'allows reduced use of cars, benefitting all people, and especially children, the elderly, and physically impaired. Following these examples, the architects should be more focused on the street level design and use their talents to form a lively pedestrian environment rather than designing building "monuments," as we see them all around us in the suburbs. 2. Time-Tested Architecture While the design of individual buildings may be quite contemporary in nature, it should reflect the architectural tradition and climate of this region. It can be also inspired with European "fabric" architecture and old city-core pedestrian environments. Local Sources. The architecture may be reminiscent, or use some elements typical for traditional American, Midwest vernacular architecture for commercial, residential, warehouse and other uses. Another source may be the architecture examples of early English, Swedish, German and other settlers in rural Minnesota, and thriving towns during lVfinnesota's first half century. Quite inspiring is also the farm architecture, with a multitude of barn and silo forms, roofs and colors. However, in no case shall the architecture lead to the "phony," cheap expression of a Disney Land "Main-Street," or a virtual copy of the old time architecture. The main goal is to create a pleasant and coherent, highly pedestrian-oriented "streetscape" that has the space quality of the traditional village. While the building architecture of traditional flavor, well-proportioned and familiar to our eyes, helps create that space quality, the "secondary" elements may be even more important. The warm building materials, interesting and varied storefi-onts, cafe terraces, awnings, signage, urban furniture, enhanced pavers, passages, courtyards and plazas, landscape and lighting, all can greatly contribute towards such space quality without any need to go into imitation of past historical styles. European Sources. As always, the time-tested traditional European architecture can be also another source of inspiration and contemporary interpretation. Not only in terms of regional "styles" (Bavarian, Holland, Italian hill-towns, etc.), but even more so in regard to their experience in successful reuse and transformation of the old city cores for the requirements of modem shopping and shared, pedestrian-oriented streets. Even though the "fabric" architecture of the upper floors is often relatively simple and with only light variations, due to a multitude of ground-level activities, urban furniture and other features, many of these streets are fabulous and can inspire architects in creating the spaces for the Villages. 3. Specific Design Provisions While a variety of design is encouraged, the intent is to create a philosopNcal platform and "common denominator" in basic approach to building design, for the sake of cohesiveness and traditional '~touch" throughout the V'dlages. Among others, the following design elements shall be to various degrees incorporated and reflected in individual designs: Pedestrian Oriented Design: Streets and plazas are designed primarily keeping in mind pedestrian circulation, and the need to create public realm areas that will be inviting and exciting, both for shoppers and the Village residents and their guests. All other individual site areas to be developed shall also reflect pedestrian friendliness and maximize convenient pedestrian circulation among various functions on the site, within the overall PUD area and beyond (Transit Stop, downtown, regional trails, etc .... ). Pedestrian pathways shall be highly integrated and connected with the street and plazas, (passages, courtyards, "boardwalks"), creating a "web" of pedestrian circulation throughout the PUD area. Especially important are the safe walkways through parking areas and the easy approach to and fi.om the street oriented shop fi-onts. B. Architectural Design "Traditional character," as applied to the Village's architecture, does not mean that the architectural styles of the past need to be precisely copied. The individual buildings will reflect modem times in building technology, materials and aesthetics. They will also fulfill functional requirements of modem shopping, work, and living environment. However, each building will contribute towards the creation of an overall traditional character and atmosphere of the Village. Among others, this shall be achieved by following the architectural design principles that led to the creation of all beautiful, traditional villages and towns that are admired, both in the United States and Europe. 1. "Fabric" Buildings The building design shall not be guided with the usual desire for excessive self-expression, which does not form, but "consumes" the space. Each building shall be designed according to Village's plan and Design Standards, thus contributing to the creation of the public realm and a coherent neighborhood. These so-called "fabric" buildings must conform to all street rules and must be consistent with and complimentary to all other buildings. Similar building height, geometry and the dense placement along the street along the build-to line (refer to attached Build-To Line Regulations exhibit), along with the designer's respect for the adjacent buildings and the street as the whole, form the basis for a harmonious streetscape and vernacular. However, while the building designs subordinate to overall street-forming principles, the individual expressions and interesting variations among the buildings are encouraged. Varied and articulated facades provide visual qualities and are conducive to pedestrian activity. (For that reason, just like in older traditional towns, we hope that the V'dlages will be built in smaller increments, thus allowing several architects to participate in its creation.) Yet, as it can be observed at all great streets in the world, the architecture is relatively simple and uniform, serving more as a background stage for the street life. -There shall be a strong expression of roof eaves or cornices through the use of overhangs or developed patterns to emphasize the building termination at the top. -A "base" for each building should be dearly expressed by the'use of different materials or.. patterns from the rest of the facade. -A rather rich detailing on the facade is desired and can be acheived through a combination'of colors, textures,, and developed patterns, i.e. rowlock or soldier course (or other) brick patterns around openings, "stone" window sills, lintels, arches, quoins, moueolumns,wall light fixtures, chimneys, shutters, dormers, bay pergolas, latticework, arcades, balconies, etc... C. Landscaoe/Urban Streetscaoe & Plaza Desien 1. Urban Streetscape and Plazas The term "village" brings to mind a similar image for many of us. Images of narrow, tourist -filled corridors fi'amed by time-wom European buildings, durable hand-hewn paving stones in the streets and town squares, and indMdual shops, each unique in its own way, come to mind. The rich combination of these elements and the comfort level that they evoke can create a lasting impression, one which draws people back time and again. As with the Village architecture, an underlying plan and associated design standards should be established as a framework for the streetscape. The consistant use of familiar, traditional streetscape elements such as paving, benches, street lighting, fountains and plant material, are the basis for creating the streetscape image. The fine tuning of pedestrian areas is evident in the personal touches provided by shop owners and Village residents, each contributing in their own way to the Village atmosphere. Elements such as planter boxes, sidewalk medallions, personalized signage, storefront displays, wrought iron metalwork, etc...., bring about an additional layer of texture critical to the streetscape's success, and will be encouraged throughout the V'tllage. The traditional streetscape elements which create the "framework" will be provided along Main Street, Lake Drive and the Promenade at the V'dlage Pond. A combination of historic light fixtures, cobblestone paving, quality seating planters, and consistent tree plantings will fill these areas and the plazas/town squares of the Village. Example of the streetscape elements for the "fi-amework" are attached and noted as "PROVIDED". Additional examples of site furnishings are included as a guideline for developers, merchants, and residents of the Village. The inclusion of public art is encouraged throughout the Village and is viewed as a means of identifying the character of the Village. 2. Landscape A conceptual landscape plan has been established as part of the project P.U.D. The street trees along Main Street, Lake Drive and the Promenade Area will be installed as part of the streetscape framework. Screening shrubs/hedges in boulevards and buffer plantings will be installed on the residential edge to the east and along Highway 101 as part of the framework. Landscape treatment of the Village pond and the associated wetland mitigation areas will also be a part of the initial site plantings. The P.U.D. landscape plan should be used as a guideline for any individual site landscaping which occurs within the Village. A list of suggested plantings is a pan of the plan and is intended to create a uniform landscape fabric for the project. VILLAGES ON THE PONDS CHANHASSEN, MINNESOTA DEVELOPMENT DESIGN STANDARDS Intent The purpose of this zone is to create a mixed use PUD consisting of commercial, institutional, office, and residential uses. The use of the PUD zone is to allow for more flexible design standards while creating a higher quality and more sensitive proposal. All utilities are required to be placed underground. Each lot proposed for development shall proceed through site plan review based on the development standards outlined below. b. Permitted Uses The permitted uses in this zone should be limited to uses as defined below or similar uses to those as listed in the Standard Industrial Classification. If there is a question as to the whether or not a use meets the definition, the Planning Director shall make that interpretation. No single retail user shall exceed 20,000 square feet on a single level of a building. A maximum of thirty- three (33) percent of the square footage of the retail users within the development may be of a "big box" category. The intent of this requirement is to provide a variety of users, including small retail shops, service providers, coffee shops, cabarets, etc., for residents of the Villages as well as the community as a whole, rather than typical suburban type large, individual users dominating the development and detracting from the "village" character. Retail users should be those that support and compliment the residential development located within the development, providing goods and services which enhance residents of the village and the community. Office. Professional and business office, non-retail activity except for showroom type display area for products stored or manufactured on-site provided that no more than 20 percent of the floor space is used for such display and sales. bank/credit union finance, insurance and real estate health services - except nursing homes and hospitals engineering, accounting, research management and related services legal services Personal Services. Establishments primarily engaged in providing services involving the care of a person or his or her personal goods or apparel. dry cleaning beauty or barbershop shoe repair photographic studio tax return preparation laundromat health club optical goods computer services day care center copying mail stores Institutional. Establishments that are public/semi-public in nature. church library education services day care art gallery dance studio cultural facility Commercial/Retail. Establishments engaged in commercial operations including retail sales and services and hospitality industries. Apparel and Accessory Stores shoe stores electronic and music store and musical instruments restaurant - no drive through restaurant - fast food only if integrated into a building no freestanding fast food and no drive through drag store/pharmacy book/stationary jewelry store hobby/toy game gif~ novelty and souvenir sewing, needlework and piece good florist camera and photographic supply art and art supplies, gallery sporting goods vide° rental food stores including bakery and confectionery hardware store computer store hotel/motel entertainment liquor store pets and pet supplies home furnishings Residential. Residential units shall be provided as upper level units above the commercial/office uses within the village core and as stand alone units. A minimum of 50 percent of the residential units shall be rental units. Of the rental units, the city has adopted a goal of 35 percent of the units meeting the Metropolitan Council's affordable criteria. For the ownership housing, the city has adopted the goal of 50 percent of the units meeting the Metropolitan Council's affordable criteria. Prohibited Uses: auto related including auto sales, auto repair, gas stations c. Setbacks In the PUD standards, there is the requirement for landscape buffering in addition to building and parking setbacks. The following setbacks shall apply: Great Plains Blvd.: Buffer yard & Setback Market Blvd.: Buffer yard & Setback ~ el Hwy. 5: Buffer yard & Setback Interior Side Lot Line: Buffer yard & setback East Perimeter Side Lot Line (adjacent to residential): Buffer yard & setback West Perimeter Side Lot Line (adjacent to industrial): Buffer yard & setback Building Parking C, 0' 0' C, 50' 20' B, 50' 20' NA, 0' 0' D, 50' 50' B, 50 20 Buffer yards are as specified in the City of Chanhassen Landscaping and Tree Removal Ordinance, Article XXV. No fences shall be permitted between the required landscape buffer and arterial and collector roads. d. Development Site Coverage and Building Height The PUD standard for hard surface coverage is 70% for the overall development. Individual lots may exceed this threshold, but in no case shall the average exceed 70 percent/ 5. More than one (1) principal structure may be placed on one (1) platted lot. The maximum building height shall be Sector I - three stories (with residential loft)/50 ft. (retail and office buildings without residences above shall be limited to two stories/30 feet), Sector II - three stories/40 ft., Sector III - three stories/40 ft., exclusive of steeples and bell towers, and Sector IV - four stories/50 feet '4. The maximum building footprint for any one building shall be limited to 20,000 square feet without a street level break in the continuity of the building, e.g., pedestrian passageways, except for the church and residential only buildings. 5. The following table shall govern the amount of building area for the different uses: Commercial/ Office/Service Institutional Dwelling TOTAL sq. ft. Retail (sq. ft.) (sq. ft.) (sq. ft.) Units Sector I 114,500 70,500 ~ 0 154 185,000 Sector II 60,000 * 14,000 0 0 74,000 Sector III 0 0 100,000 0 100,000 Sector IV 0 32,000 ~ 0 112 ~ 32,000 TOTAL 174,500 116,500 100,000 266 391,000 ~ As an alternative, the office/service could be increase by 13,000 square feet in Sector I if the 32,000 square foot office building is deleted in Sector IV and replaced with 56 additional dwelling units. * Includes 47,200 square foot, 106 unit motel. Building square footages may be reallocated between sectors subject to approval by the Planning Director. Building square footages may be reallocated between uses subject to approval of the Planning Director. However, the reallocation of building square footages between uses shall only be permitted to a less intensive use, i.e. from commercial to office or institutional, or from office to institutional. In no instance shall more than 27,000 square feet of addition institutional building square footage be reallocated without an amendment to the PUD. e. Building Materials and Design (Staff will be working with the developer to provide pictures to further articulate the design standards and definitions.) o Se e The PUD requires that the development demonstrate a higher quality of architectural standards and site design. The intent is to create a pedestrian friendly, "traditional" village character consistent with the European heritage of the upper midwest and the atmosphere within this development, yet with the amenities and technological tools of modem times. The village elevations shown on the PUD drawings are to be used only as a general guideline and the reflection of the overall village image including the north- midwestern architectural vocabulary, village like human scale and flavor, and variety in design and facade treatment. All materials shall be of high quality and durable. Major exterior surfaces of all walls shall be face brick, stone, glass, stucco, architecturally treated concrete, cast in place panels, decorative block, cedar siding, vinyl siding in residential with support materials, or approved equivalent as determined by the city. Color shall be introduced through colored block or panels and not painted block or brick. Bright, long, continuous bands are prohibited. Bright or brilliant colors and sharply contrasting colors may be used only for accent purposes and shall not exceed l0 percent of a wall area. Block shall have a weathered face or be polished, fluted, or broken face. Exposed cement ("cinder") blocks shall be prohibited. Metal siding, gray concrete, curtain walls and similar materials will not be approved except as support material to one of the above materials, or as trim or as HVAC screen, and may not exceed more than 25 percent of a wall area. All accessory structures shall be designed to be compatible with the primary structure. All roof mounted equipment shall be screened by walls of compatible appearing material. Wood screen fences are prohibited. All exterior process machinery, tanks, etc., are to be fully screened by compatible materials. All mechanical equipment shall be screened with material compatible to the building. The buildings shall have varied and interesting detailing. The use of large unadorned, concrete panels and concrete block, or a solid wall unrelieved by architectural detailing, such as 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 public ways shall be prohibited. Acceptable materials will incorporate textured surfaces, exposed aggregate and/or other patterning. All walls shall be given added architectural interest through building design or appropriate landscaping. Space for recycling shall be provided in the interior of all principal or accessory structures. There shall not be underdeveloped backsides of buildings. All elevations shall receive nearly equal treatment and visual qualities. 10. The materials and colors used for each building shall be selected in context with the adjacent building and provide for a harmonious integration with them. Extreme variations between buildings on the same street in terms of overall appearance, bulk and height, setbacks and colors shall be prohibited. 11. Slope roof elements shall be incorporated in all structures: Sector I - minimum 70 percent of roof area shall be sloped, Sector II - minimum of 70 percent of the roof area shall be sloped, Sector III - minimum of 30 percent of the roof area shall be sloped, and Sector IV - minimum of 70 percent of the roof area shall be sloped. An exception to this requirement are roof areas designed for human use such as decks, garden areas, patios, etc., which will not be counted towards flat roof area. 12. The following design elements should be incorporated into individual structures: Building Accents Towers, silos, arches, columns, bosses, tiling, cloisters, colonnades, buttresses, loggias, marquees, minarets, portals, reveals, quoins, clerestories, pilasters. Roof Types Barrow, dome, gable, hip, flat. Roof Accents Cupolas, comices, belfries, turrets, pinnacles, look-outs, gargoyles, parapets, lanterns. Accent elements such as towers, turrets, spires, etc., shall be excluded from the sector building height limitation. Window Ty~es Bay, single paned, multi-paned, angular, square, rectangular, half-round, round, italianate. Window Accents Plant boxes, shutters, balconies, decks, grates, canopies, awnings, recesses, embrasures, arches, lunettes. 13. Street level windows shall be provided for a minimum of 50 percent of the ground level wall area. 1. o ge ge o Site Landscaping and Screening All buffer landscaping, including boulevard landscaping, included in Phase I shall be installed when the grading of the phase is completed. This may well result in landscaping being required ahead of individual site plan approvals, but we believe the buffer yard and boulevard plantings, in particular, need to be established immediately. In addition, to adhere to the higher quality of development as spelled out in the PUD zone, all loading areas shall be screened. Each lot for development shall submit a separate landscaping plan as a part of the site plan review process. All open spaces and non-parking lot surfaces, except for plaza areas, shall be landscaped, rockscaped, or covered with plantings and/or lawn material. Tree wells shall be included in pedestrian areas and plazas. Storage of material outdoors is prohibited. Undulating or angular berms 3' to 5' in height, south of Highway 5 and along Market Boulevard shall be sodded or seeded at the conclusion of grading and utility construction. The required buffer landscaping may be installed where it is deemed necessary to screen any proposed development. All required boulevard landscaping shall be sodded. Loading areas shall be screened from public right-of-ways. Wing walls may be required where deemed appropriate. Native species shall be incorporated into site landscaping, whenever possible. Signage One project identification sign shall be permitted for the development at each end of Lake Drive and at the south end of Main Street. Project identification sign(s) may also be located at the entrances to the development(s) in Sector IV. Project identification signs shall not exceed 24 square feet in sign display area nor be greater than five feet in height. One project identification sign, with a maximum height of 20 feet, which may be increased in height subject to city approval based on the design and scale of the sign, designed as a gateway to the project shall be located at the north end of Main Street. Individual lots are not permitted low profile ground business sign. Within Sector III, one sign for the church and one sign for the school may be placed on streetscape walls. The top of the signs shall not extend more than eight feet above the ground and the total sign area for the signs shall not exceed 64 square feet. Pylon signs are prohibited. The sign treatment is an element of the architecture and thus should reflect the quality of the development. The signs should be consistent in color, size, and material and height throughout the development. A common theme will be introduced at the development's entrance monument and will be used throughout. All signs require a separate sign permit. Wall business signs shall comply with the city's sign ordinance for the central business district for determination of maximum sign area. Wall signs may be permitted on the "street" front and primary parking lot front of each building. Projecting signs are permitted along Main Street and Lake Drive and along pedestrian passageways subject to the conditions below. Signage Plan and Restrictions Wall Signs The location of letters and logos shall be restricted to the approved building sign bands, the tops of which shall not extend greater than 20 feet above the ground. In Sector II, sign height may be increase based on the criteria that the signage is compatible with and complementary to the building architecture and design. The letters and logos shall be restricted to a maximum of 30 inches in height. All individual letters and logos comprising each sign shall be constructed of wood, metal, or translucent facing. If illuminated, individual dimensional letters and logos comprising each sign may be any of the following: a. Exposed neon/fiber optic, b. Open channel with exposed neon, c. Channel Letters with acrylic facing, d. Reverse channel letters (halo lighted), or e. Externally illuminated by separate lighting source. Tenant signage shall consist of store identification only. Copy is restricted to the tenant's proper name and major product or service offered. Corporate logos, emblems and similar identifying devices are permitted provided they are confined within the signage band and do not occupy more than 15% of the sign area unless the logo is the sign. o Within Sector II, architecturally, building-integrated panel tenant/logo sign may be permitted based on criteria that the signage is compatible with and complementary to the building design and architecture. 5. Back lit awnings are prohibited. Projecting Signs 1. The letters and logos shall be restricted to the approved building sign area. All wooden signs shall be sandblasted and letters shall be an integral part of the building's architecture. o o ° Signage shall consist of store identification only. Copy is restricted to the tenant's proper name and major product or service offered and such minimal messages such as date of establishment of business. Corporate logos, emblems and similar identifying devices are permitted provided they are confined within the signage band or within the projecting sign and do not occupy more than fifteen (15) percent of the sign display area. Projecting signs shall be stationary, may not be self-illuminated but may be lighted by surface mounted fixtures located on the sign or the adjacent facade. Projecting signs shall be limited to one per tenant on street frontage and pedestrian passageway and my not exceed six square feet. Letters shall have a maximum height of 12 inches. Projecting signs shall be a minimum of eight feet above the sidewalk and shall not project more than six feet from the building facade. Plastic, plexi-glass, clear plex, or similar material projecting signs are prohibited unless used in conjunction with other decorative materials. Projecting signs may be painted, prefinished, or utilize exposed metal. Any exposed metal shall be anodized aluminum, stainless steel, titanium, bronze, or other similar non- corrosive or ono-oxidizing materials. Window Signs 1. Window signs shall not cover more than 25 percent of the window area in which they are located. 2. Window signs shall not use bright, garish, or neon paint, tape, chalk, or paper. Menu Signs 1. Shall be located at eye level adjacent to tenant entries and shall not exceed 4 feet in height. 2. Shall be used only to convey daily specials, menus and offerings and shall be wood framed chalkboard and/or electronic board with tem~porary handwritten lettering. No paper construction or messages will be permitted. 3. Menu signs shall be limited to one per tenant and may not exceed 8 square feet. Festive Flags/Banners 1. Flags and banners shall be permitted on approved standards attached to the building facade and on standards attached to Pedestrian area lighting. Plastic flags and banners are prohibited. Flags and banners shall be constructed of fabric. Banners shall not contain advertising for individual users, businesses, services, or products. Flags and banners shall project from buildings a maximum of two feet. Flags and banners shall have a maximum area of 10 square feet. Flags and banners which are torn or excessively worn shall be removed at the request of the city~ Building Directory 1. In multi-tenant buildings, one building directory sign may be permitted. The directory sign shall not exceed eight square feet. Pole Directory Sign 1. Pole directory signs consisting of single poles with individual nameplate type directional arrows may be located within the development. 2. Pole directory sign shall not exceed 15 feet in height. 3. Directory signs shall be a minimum of eight feet above the sidewalk. 4. A maximum of eight directory signs may be provided per pole. 5. The maximum size of an individual sign shall be 18 inches long by four inches wide. 6. Poles shall be a minimum of 10 feet behind the curb. h. Lighting 10 Lighting for the interior of the business center should be consistent throughout the development. The plans do not provide for street lighting. As with previous developments, the City has required the developer to install street lights throughout the street system. A shoe box fixture (high pressure sodium vapor lamps) with decorative natural colored pole shall be used throughout the development parking lot area for lighting. Decorative, pedestrian scale lighting shall be used in plaza and sidewalk areas and may be used in parking lot areas. 3 Lighting equipment similar to what is mounted in the public street right-of-ways shall be used in the private areas. o All light fixtures shall be shielded. Light level for site lighting shall be no more than 1/2 candle at the project perimeter property line. This does not apply to street lighting. 5. Light poles shall be limited to a height of 20 feet. i. Parking Parking shall be provided based on the shared use of surface parking areas whenever possible. Cross access easements and the joint use of parking facilities shall be protected by a recorded instrument acceptable to the city. A minimum of 75 percent of a building's parking shall be located to the 'Year" of the structure and in underground garages. The development shall be treated as a integrated shopping center and provide a minimum of one space per 200 square feet of commercial/retail area. The office/personal service component shall be treated as an integrated office building and provide 4.5 space per 1,000 square feet for the first 49,999 square feet, four per thousand square feet for the second 50,000 square feet, and 3.5 per thousand square feet thereafter. Residential uses shall provide 1.5 spaces per unit as underground parking with visitor spaces provided as part of the commercial/office uses. Within sector IV, visitor parking shall be provided at a rate of 0.5 stalls per unit. Hotel/motels shall comply with city ordinance. Churches/schools shall comply with city ordinance, however, a minimum of 50 percent of the parking shall be shared. 11 z~m~ Hit{ON ~-,r~ .V# 31¥N~319¥ ~,tlI![Itlll!iliIIIIIIIllli"LI HIIItIII[IIIIIIlll IIIflldlq IIIIlllllJJllllllll IllllJ'll J,I = : D tOg ~18¥.L ¥.LYQ