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3 Code AmendmentsCITYOF CHANHASSEN 7700 Market Boulevard PO Box 147 Chanhassen. IvlN 55317 Administration Phone: 952.227.1100 Fax: 952.227.1110 Building Inspections Phone: 952.227.1180 Fax: 952.227.1190 Engineering Phone: 952.227.1160 Fax: 952.227.1170 'Finance ~_.~2/.11 0 Pho'~e: ""> °' ' 4 Fa;: 952.227.1110 Park & Recreation Phone: ~o52.227.!! 29 Fax: 952.227.1110 Recreation Cenbr 23'i0 Cou!ter Boulevard Pnane: 952.227.1,400 Fax: 952.227.1404 Planning & Natural Resources ?;lone: 952.227.1130 Fax: 9,:z.,,,,7. ~10 Public Works 1591 Park Road PSsne: 952.227.!309 Fax: 952.227.13i0 Senior Center R~o.na: 952.227.1125 Fax: 952.227.1110 Web Site ',',v, ;,'.&chanhassen.mn.us MEMORANDUM TO: Planning Commission FROM: Bob Generous, Senior Planner DATE: January 21, 2003 SUBJ' Code Amendments (Please bring your city code books with you for the January 21, 2003 Planning Commission meeting.) ONGOING ITEM NOISE At the last Planning Commission meeting, we provided, the Planning Commission with some draft changes to chapters 1 - 17 of the city code. One of the items of discussion was the hours of work Sections of the codes which appear in chapter 7 and 13' as well as part of development contracts and site plan permits. The proposed language change was as follows: Sec. 7-45 (2) Unless otherwise allowed by the City Council, construction activities, earth work and all related activities shall be ..~.-c~,.-~.~v,...,., .... ,-,,-- ,--,---,,,a,~"~ .... ~,,,~" ...... ;,'~ ;~ ,~ .... ;, e,,~ x~,;,,;,,, ly pla " v ..............v ...................j may on take ce between.,the hours of 7:00 a.m. and 6 9:00 p.m. Monday through Friday and 9:00 a.m. and 5:00 p.m. Saturday. Such activity is also prohibited on the following holidays: New Year's Day, Memorial Day, July 4th, Labor Day, Christmas Eve Day, and Christmas Day. No work shall be permitted on Sunday except with per~ssion of the City Council. Homeowners doing work on their own property that does not require a building per~t may work between the hours of 8:00 a.m. and 7:00 p.m. on Sunday and the holidays previously listed. (Note, this last sentence is covered in section 13-2 (c) (23) c. * This section lists work hours that are in conflict with the approved work hours listed in the city's development contracts for Saturday. The city may want to delete the reference to Christmas Eve Day since it is not recognized as a national holiday. Instead, we may want to include Thanksgiving, Does the city wish to change the construction hours for individuals who are working on their own home? The last sentence begins to do this by adding Sunday, but would we want to extend the daily hours also? . ~ ~ o¢,,,n,.own, thriving businesses, winding trails, and beautifu! parks. A great place to live, work, and play. The City of Chanhassen · A oro;: ioo :,.~;;-,.,?,urdt3' with ci¢:r~ bi:es, quality schools, a channing '"', ' Planning Commission January 21, 2003 Page 2 Sec. 13-52. HOURLY RESTRICTION ON CERTAIN OPERATIONS. a. Recreational Vehicles and Snowmobiles. No person shall, between the hours of 10:00 p.m. and 7:00 a.m., drive or operate any snowmobile or other recreational vehicle not licensed for travel on public highways. See sec. 13-2 (c) (23) a. be Domestic Power Equipment. No person shall operate a power lawn mower, power hedge clipper, chain saw, mulcher, garden tiller, edger, leaf blower/vacuum, drill or other similar domestic power maintenance equipment except between the hours of 7:00 a.m. and 9:00 p.m. *See chapter 7. Refuse Hauling and Recycling Collection. No person shall collect or remove garbage or refuse or collect designated recyclables in any residential district except between the hours of 7:00 a.m. and 10:00 p.m. *Note, this is addressed in chapter 16 also conflicts with section 13-2 (c) (23) b. dl Construction, Maintenance and Repair Activities. No person shall engage in or permit construction, maintenance and repair activities involving the use of any kind of electric, diesel or gas-powered motor vehicle or machine or other power equipment except between the hours of 7:00 a.m. and 6:00 p.m. *See chapter 7 also conflicts with section 13-2 (c) (23) c. Existing Code: 'Section 13-2 (c) (23) is as follows: (23) Hourly restrictions on certain operations: a. Recreational vehicles. No person shall, between the hours of 9:00 p.m. and 7:00 a.m., drive or operate any minibike, all terrain vehicle, snowmobile, or other recreational vehicle not licensed for travel on public highways. This subsection (23)(a) does not apply to snowmobiles lawfully using streets or authorized trails. b. Refuse hauling. No person shall collect or remove garbage or refuse in any residential district except between the hours of 6:30 a.m. and 6:00 p.m. on any weekday or during these same hours to accommodate recognized national holidays or a special pickup. c. Construction, maintenance and repair activities. No person shall engage in or permit construction, maintenance or repair activities creating noise, including, but not limited to, the use of any kind of electric, diesel, pneumatic, o1' gas-powered machine or other Planning Commission January 21, 2003 Page 3 power equipment except between the hours of 7:00 a.m. and 9:00 p.m. on any weekday or between the hours of 9:00 a.m. and 9:00 p.m. on Saturday, and no such activity is permitted on Sundays or on the following public holidays: New Years Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day. Residential construction, repairs or maintenance, including lawn maintenance, conducted by the homeowner or occupant shall be permitted between the hours of 8:00 a.m. and 9:00 p.m. on Sundays and public holidays. The use of electronic insect dete~Tents (aka, "bug zappers") is limited to use between the hours of 9:00 a.m. and 9:00 p.m. during the seven (7) weekdays. Residential snow removal is not limited by this section. Staff will be proposing that section 7-45 (2) remain 7: a.m. to 6:00 p.m. Monday through Friday and with of Saturday from 9:00 a.m. to 5:00 p.m. However, we would further define that this relates to contractors or hired workers. Chapter 13 would remain 7:00 a.m. to 9:00 p.m. Monday through Friday and 9:00 a.m. to 9:00 p.m. on Saturdays with the clarification that this is for the homeowner or occupant only. If so directed, staff will forward the Planning Commission suggestion that these hours also be limited as in chapter 7. NEW ISSUES Rather then bringing everything at once, we will attempt to bring issues in smaller batches to facilitate discussion. PLANNED UNIT DEVELOPMENT Sections 20-501 through 20-519 Staff has prepared some draft changes to the Planned Unit Development Standard for discussion purposes. As we have stated previously, our primary concern is to provide a mechanism to achieve the goals of the Bluff Creek Overlay District. ARCHITECTURE These standards apply to all commercial, industrial and institutional development, Sections 20- 1060 through 20-1073. Sec. 20-1065. Material and detail. All manmade architectural, landscape, and paving materials shall reflect the highest quality possible and should be used in a manner suitable to the nature of the material, its role in the design, general durability, expected level of use or abuse, weathering characteristics, and ease and fl'equency of maintenance. The following materials or equivalent materials are acceptable: Planning Commission January 21, 2003 Page 4 * Brick * Stone * Glass * Textured masonry units * Wood, consisting of lap siding with an exposure no greater than seven (7) inches or wood shakes; surfaces must be painted; * Stucco * Tilt up concrete panels that are grid or brick like in appearance Accent material may occupy up to fifteen (15) percent of the building's facade. These may include metal, glass block, spandrel glass or similar materials approved by the city. GRAPHIC LINK: Material and Detail The following may not be used in any visible exterior application except when specifically pe~Tnitted by the city in areas with limited public view or accent areas: * Plain/painted poured concrete panels "cast in place" * Painted brick * Painted concrete panels * Painted rock faced block *Unadorned plain or painted concrete block * Tilt-up concrete panel that are ribbed or corduroy in appearance '* Prefabricated steel or sheet metal panels '~: Reflective glass '~: Aluminum, vinyl, fiberglass, asphalt or fiberboard siding :~: EFIS (exterior insulating finish system) may be used as an accent but not a primary material Besides being exterior finish insulating system, there have been a series of variances regarding the limitation of EFIS. Variances have been approved for the use of more than 15 percent EFIS on the Chanhassen Community Bank Building and the Northcott Inn & Suites, 16 and 26 percent, respectively. Additionally, we have other buildings in the community that exceed these percentages, e.g., Bokoo Bikes (56 percent), Bell Mortgage building (33 percent), Perkins, and Americana Bank to name a few. From an aesthetic standpoint, EFIS is no different than stucco, which is permitted. So the question becomes is it a maintenance issue, e.g., poor drainage or easily damaged, or is there another issue that needs to be addressed? Sec. 20-1068. Facade transparency. Fifty (50) pe~'cent of the first floor elevation that is viewed by the public shall be designed to include transparent windows and/or doors to minimize expanses of blank walls. (Reflective glass is not permitted). Planning Commission January 21, 2003 Page 5 The remaining fifty (50) percent of the first floor elevation that is viewed by the public, shall be designed to include any or all of the following: * Landscape materials (plant material, vertical trellis with vines, planter boxes, etc.) * Architectural detailing and articulation that provides texture on the facade and/or parking structure openings. Staff has been interpreting this ordinance in different ways, so we are proposing that we revise the language as follows: Fifty (50) percent of the first floor e4eamt4o~ fagade that is viewed by the public shall be designed to include transparent windows and/or doors to minimize expanses of blank walls. (Reflective glass is not permitted). The remaining fifty (50) percent of the first floor elevatie, n fagade that is viewed by the public, shall be designed to include any or all of the following: * Landscape materials (plant material, vertical trellis with vines, planter boxes, etc.) * Architectural detailing and articulation that provides texture on the facade and/or parking structure openings. _ Facade is defined as the area of the building wall from grade to the top of the parapet or eves and the entire width of the building elevation. This should clarify that windows and doors should represent 50 percent of the wall area for.the first floor. TRAILS AND SIDEWALKS Staff will be developing definitions and criteria to determine when and where sidewalks will be required. Section 18-78 (b) (5) states that sidewalks may be required. However, the city does not have any criteria to determine when something is a sidewalk and when it is a trail. Additionally, the city attorney's office is developing sidewalk maintenance requirements. Cun'ently, the accumulation of snow and ice on sidewalks is a nuisance in section 13-2 (c) (1). However, the responsibility for shoveling and clearing are not specified. We will bring these items back for Planning Commission review. We are requesting that the Planning Commission provide us with input on establishing the criteria, which will be included in chapter 18, subdivisions. Planning Commission January 21, 2003 Page 6 FENCES Sections 20-1016 through 20-1023 Recently, material requirements for fencing have become an issue, specifically gauge of wire and the use of plastic. Staff has been researching fence material requirements in other communities. Fence permits are issued as planning pennnits rather than building permits, i.e., there are no building code requirements. The second issue is that the City Code section 20-1017 states that all fencing requires a permit prior to installation. However, staff is proposing that temporary fencing for example fences around gardens, snow fencing, be exempt from the permit requirements. Staff will look at locational limitations or requirements for temporary fences. City I Materials Chaska 11 Gauge Chain Link Shakopee [None Eden Prairie Plymouth Minnetonka None None 11 Gauge Chain Link Height 4' maximum decorative fence 6' maximum rear yard 8' maximum privacy fence Similar to Chanhassen City Code Similar to Chanhassen City Code * No permit required less than 6 feet We wilt have pictures that we will use to discuss this issue. Sec. 20-501 (9) Planned Unit Development (9) Use of traffic management and design techniques including the provision of transit and pedestrian linkages to reduce the potential for traffic conflicts. Improvements to area roads and intersections may be required as appropriate. Where appropriate, the use of transportation demand management strategies shall be required within a project. *Staff is recommending this change to permit the city to require the use of transportation demand management strategies such as flex time, preferential parking for car pooling, etc., as part of a development. Section 20-502 (1) Each PUD shall only be used for the use or uses for which the site is designated in the comprehensive plan and to further the goals and policies of the comprehensive plan, except that the city may permit up to twenty-five (25) percent of the gross floor area of all buildings proposed in a PUD or up to ten (10) percent of the gross land area to be used for land uses for which the site is not designated in the comprehensive plan if the city council finds that such use is in the best interests of the city and is consistent with the requirements of this section. Specific uses and performance standards for each PUD shall be delineated in a PUD development plan. *Cm,ently there are no standards for the amount of area that may be permitted for a use not,specified in the comprehensive plan. Many PUDs incorporate addi.tional commercial as part of a residential development in which the total floor area is not an appropriate guide. Section 20-503 (a) (3) (3) The property is located in a transitional area between different land use categories or on a collector, minor an inte~ediate or principal arterial as defined in the comprehensive plan. *The city does not designate intermediate arterials in the comprehensive plan. Sec. 20-504. (b) and (c) (b) Site plan review under article II, division 6 of this Gore chapter shall be carried out for each non-single family or duplex principal structure;- that is proposed. 24 *MCC recommendation. (c) PUD plans shall be coordinated with and in compliance with provisions of articles V, Over!ay DistSct of this chapter. *MCC recommendation. Section 20-505 (c) (c) Density. An increase/transfer 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 g-~w-ws net acreage located within the property lines of the site in accordance with the land use plan. (2) The area where the density is transfeITed 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 or 20-$08. 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 except as specified in policies supporting the city's affordable housing goals. *The city does not calculate density based gross acreage. There has been a conflict between the PUD ordinance and the Bluff Creek Overlay district. This and changes to section 20-508 should overcome those conflicts. The comprehensive plan permits density bonuses for the provision of affordable housing. Section 20-505 (d) of the Chanhassen City Code is amended to read: (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 ~v'= .... r contingent upon the developer and the city have entered into entering into an agreement ~ ensuring that the Iow and moderate inc~omc the housing will be available to low and moderate income persons for a specific period of time. 25 *Revisions proposed to clarify the intent of this requirement. Section 20-505 (i) (i) Signs shall be restricted to those which are permitted in the sign plan approved by the city and shall be regulated by permanent covenants or design standards established in the PUD Development Contract. Entrance monuments, if used, shall be well designed. *Language added for clarification purposes. Covenants are private agreements which are not enforced by the city. Design standards are approved by the city and used for compliance review. Sec. 20-505 (j) (j) The requirements contained in articles XXIII, *~ .~ .... ~.~,.~ .........,~ may be applied by the city as it deems *MCC recommendation. Section 20-506 (b) (b) Minimum lot size. The traditional single-family residential PUD allows lot sizes down to a minimum of eleven thousand (11,000) square feet (excluding identified wetland areas from lot calculations Average . a ...................................... square feet. The entire P~ shall maintain a minimum net density of 2.4 uni~ per acre. The applicant must demonstrate that there are a mix of lot sizes and proposed housing typ~ consistent with the local te~ain conditions, preservation of natural features and open space and that lot sizes are consistent with average building footprints that will be concu~ently approved with the P~. The applicant must demonstrate that each lot is able to acco~odate a SiXty_foot by ~ sixty-foot building pad an~ a twelve feet 5y twelve feet ~eck or the average ~nimum buildable area consistent with the average building footprin~ approved as part of the P~ without intruding into any required setback area or protective easement. Each home must also have a minimum rear yard thi~y (30) feet deep. This area may not be encumbered by the required home/deck pads or by wetlan~drainage easements. It may include areas with steep te~ain or tree cover. """The comprehensive plan encourages density at the upper end of the permitted density ranges. For projection purposes, the city assumed within the comprehensive plan a net density of 2.4 units per acre. As an incentive for using the PUD, developer should be held to this minimum density. There has been extensive discussion regarding the use of a 26 60' x 60' building pad. This language is added here to be consistent with the existing subdivision ordinance. Staff is recommending that we include a minimum buildable area which is approved as part of the PUD as an alternative. Section 20-506 (g) (1) (1) Boulevard plantings. Located in front yard areas shall require a mix of over-story trees and other plantings consistent with the site. A minimum of two over-story trees must be provided in each front yard. xxT,~ ~; ~,~,~ ~,, ............. , ~o; ...... ;,-~ ......... ~, .............................. ~ ......In place of mass grading for building pads and roads, stone or decorative block retaining walls shall be employed as required to preserve mature trees and the site's natural topography. *No quantity of overstory trees was specified. Whether or not a development has an entrance monument should be left up to the project. Section 20-508 (a) (a) Generally. Single-family attached, cluster, zero lot line, townhouses and similar type dwelling typeso,,~,,,o~ ~'~'~",~,,,.~. may be allowed on sites designed for medium or high density residential uses by the City of Chanhassen Comprehensive Plan or for low density residential land in the Bluff Creek Overlay district. *The use of the PUD for these types of developments are at the discretion of the city, not mandatory. The language change resolves some of the conflict between the PUD ordinance and the Bluff Creek Overlay district. If the city would desire to expand these types of housing for land designated low density residential to other areas of the city that' may have significant features, we could add the word "low" before median in the first sentence. Section 20-508 (e) (1) (1) Boulevard plantings. Located in front yards shall require a mix of over-story trees and other plantings consistent with the site. Landscaped berms shall be provided to screen the site from major roadways, railroads and more intensive land uses. Well ~'~'~"*" ............ ~o~ ...... 4"~ I pl f g di gf b ildi gp d d .... s .............................. '~ ...... n aceo mass ran or u n a san roads, stone or decorative blocks retaining walls shall be employed as required to preserve mature trees and the site's natural topography. *Whether or not a development has an entrance monument should be left up to the project. 27 Section 20-517 (a) (a) The general concept plan for a PUD provides an opportunity for the applicant to submit a plan to the city showing the basic intent and the general nature of the entire development without incurring substantial cost. The plan shall include the following: k/a/ lgl-%ellklll%,,/lIklk/ll kJl ~./U'*,./II l~/I. Ol/.a%./ Ullgg lkJII. [dj '~.--~[,~ll[..'IUl l[./~O..I. Ik./ll i.I. IIU i,,i.~',[~,~%.,, k/I llAligl. UOie~] {.J..llU llll.-g.'llOl[.l¢O k./l gig' Yg/lk/~./lllk. ll[.. , Identification of all resource areas within and adjacent to the project site including areas of significant slope (12 percent slope or greater), forested areas, lakes, stream, and wetlands, areas of unique vegetative cover, scenic views, natural habitat areas, Bluff Creek Overlay District Primary Zone or historic areas, buildings, or features. , Calculations and/or drawings that identify the allowable density (number of units or building coverage) under the Chanhassen City Code. Calculation of allowable density shall specifically exclUde lands classified as bluffs, flood plains, and designated wetlands. Calculation of allowable impervious 'cover may include bluffs, flood plains and designated wetlands. An allowance for public right-of-way for roads between 10 and 20 percent of the gross area shall be incorporated in the allowable density calculation for subdivisions. 3. Overall gross and net density. 4. Identification of building sites located such as to maximize views and access to open spaces and preserve resource areas. 5. Identification of approximate lot size and lot width for traditional single- family developments. 6. General location of major streets and pedestrian ways and connections to existing and future development and open spaces. 7. General location and extent of public and common open spaces. 28 8. General location and type of land uses and intensities of development. 9. Staging and time schedule for development. *Staff is proposing these changes to make the emphasis of the PUD the preservation of the natural resources. Article IX. A-1 Agricultural Preservation District. Delete sections 20-551 through 20-557. *The city does not have any A-1 land, nor is there an intent to preserve agriculture in the community in the long troth. Sec. 20-272. Permitted Uses. The following are permitted uses in an "A-2" District: (1) Agriculture. (2) Public and private parks and open space. (3) Single-family dwellings. (4) State-licensed day care center for twelve (12) or fewer children. (5) Utility Services. (6) State licensed group home for six (6) or fewer persons. ('7) Temporary real estate office or model home. (8) Arboretums. (9) Antennas as regulated by Article XXX of this chapter. *MCC recommendation Sec. 20-592. PmTnitted uses. The following uses are permitted in an "RR" District: (1) Single-family dwellings. (2) Public and private parks and open space. (3) State-licensed day care center for twelve (12) or fewer children. (4) State licensed group home serving six (6) or fewer persons. (5) Utility services. 29 Bluff Creek Corridor [----] Low Density Residential (Guided) ..- ~.... Hwy. 212 Corridor § 20-1559 CHANHASSEN CITY CODE Traditional Development Pattern "Designing Open Space Subdivisions. Randall ztrendt" ~ock Cluster Development "Designing Open Space Subdivisions, Randall Arendt" No. 11 1300 ZONING § 20-1561 Industrial Cluster Development {'Ord. No. 286, § 8, 12-14-98) Sec. 20-1560. Standards and guidelines for single-family attached or cluster-home' PUDs. Single-family attached, cluster, zero lot line, and similar dwelling types shall only be allowed on sites designed for low, medium or high density residential uses by the City of Chanhassen Comprehensive Plan. (Ord. No. 286, § 8, 12-14-98) Sec. 20-1561. Natural habitat preservation. (al Natural habitat areas within the primary zone shall be preserved as permanent open space. Any development that occUrs shall be directly related to the continuous greenway along the creek from the Minnesota River to I,ake Minnewashta as outlined in the Bluff Creek Watershed Natural Resources Management Plan. (b} \Vhere possible, any disturbances of natural habitat areas within the Secondary Zone shall be avoided. Any alterations to the natural habitat within the Secondary Zone shall adhere to the practices delineated in the city's Best Management Practices Handbook. (Ord. No. 286, § 8, 12-14-98) Supp. No. 11 1301 Clustering allows a belier mixture of unit types and densilies, single family detached and attached units Provision of open space me,Frs tess env;ronmen',ai d:s'.urbazce, more e;,:islin~ na',_:ra' resources espec:ali;, ?,hen ',tees are '~" in ,~,~ place can be retained /,.'..ore co.qqpa ct ~n;.: saves c,n Ir~e infras',ruc',ure needed !o service res~oen~,al units Residential collector road Increased safety -- no cars backing Ohio through streets Residential loop road Effectiveness of cluster layout in creating usable open space '-" "": '-' 't~''~' ,Et"' ", ~ ~ ~ ~'"'"" ' ~CIustenng concentratos houses, streets and utilities on the most buildable paris of a site INqqLL SITE TURNS ITS BACK ON CONS;ENTION ingle-family detached density at 15 du/acre may seem like a concept only for certain areas of the Sun Belt. Where else would such high density for detached houses be necessary? How about for infill sites in older sections of mature metro areas like Denver? Kephart Architects of Denver has used such high-density detached houses in designing Observatory Green, a prototype for infill devel- opment within the exist- ing grid of Denver's streets and alleys. Eliminating streets on the site enables density to be pushed to 15 units per acre. In site locations with streets, Kephart says the density could be about 12 du/acre.. The 10'houses at Observatory Green are oriented inward with front porches facing a common pedestrian court. Rear oriented garages can be accessed from the surrounding streets and alleys. The color scheme for all the single-family detached units is similar to the approach used for a multifamily building. Colors used on all roofs, siding and trim are con- sistent. "The idea is to make one good, strong unified impact;" says Kephart. The houses, built by Johnstown Design of Denver, are 1400 to 1460 square feet, bigger and Houses on an infill site in Denver use surrounding streets and alleys to reach the rear-oriented garages. The end units are 10 feet from the street; other units are the same distance from the property line. The houses are 22 feet wide, 50 feet deep. with more amenities than comparable older houses in the area. At sales prices of $160,000 to $200,000, the homes cost about the same as existing for-sale homes in the neighborhood. [] Reprinted from PROFESSIONAL BUILDER August, 1994 © 1994 by Cahners Publishing Company prix-ate! Privacs,' in small lot designs ma,',' actually be superior to that for homes on larger lots, particularly when the large lot designs are based on the erroneous assumption that privaQ' will simply Occur. SrmlI lot horr~s ar~ less Cenmal to zmy sn'~ll lot concept is the plann/ng for privac3~. NoT IlZV I:v l. o 'FloH AT ~~__~. There is a conceptual difference bem'een large lot and small lot design. The home on a large lot is designed as if it had no neighbors. Page 1 ~en I~ ~ l~ot Small? In western cities, small (4000 to 5000 sq. ft.) lots are written into planning and subdivision regulations, and we experience little trouble developing lots this size. The same small lot would shock the sensibilities of many midwestern communities and chances of approval are greatly reduced. Small is Relative! There is always room for change in any region. We've developed lots as small as 3750 sq. ft. in suburban Chicago. The trick is to choose your time and your place very carefully and describe your concepts clearly. 'Cluster Homes" means many things! Clustering can group building sites to save natural features or to increase density in urban locations. A cul-de-sac can be a 'cluster" to some, while to others ~clusters" are attached homes. The word ~cluster" has regional variations in meaning, so care should be taken when uskng such loosely defined terms. I~['~'I'H: Small lots or clusters are merely ways to stufd more homes on less land. Clustering can: save natural features; provide neighborhood identity, and provide privacy as well as increase density. Page 2 ~I.vth: Single family detached homes are always more acceptable than attached homes. To buyers, probably -- but to city officials and neighborhood groups, almost never. Horing developments built in the past are often cited as the reasons neighborhood groups and city officials Municipalities understand town- houses and are perfectly comfortable s~dth the higher densities in town- house developments. The negative focus on small lot single family is on the small lot. It may not be logical or understandable, but it's a fact. One basic principal to follow is to inunediately dispense with'the term gmall lot. Concentrate on how your concept works. Show homes, not lot lines, and talk about how you achieve privacy. have such resistance to small lot concepts. These negative attitudes are rooted in the more basic home shoed ~." .~ Hom~ · Be sep~a~d from neighbors · Be ~di~dual ~ style ~ Be EgEctly d~erent from ~~ouses or o~er multi-f~y fo~s · Have large y~ds, big setbacks, ~de elevations, e~. e~. ~ Be I~e my p~en~' home Page 3 Have you ever worked with a perfect site? It wouldn't have an odd shape, easements, wetlands, or any of the other constraints found on most pieces of land. I developed the "Perfect Density Test" in order to analyze the poten- tial density of planning concepts independent of the constraints of a particular site. Judgements on the validity of concepts can be made quickly without desigming an entire site. Actual density is typically 20% to 30% less than a perfect density depending on the peculiarities of a site, such as its size, shape, and required public dedications or easements. Page 4 Actual density v~ill ~.vpically be 70 Ga 80% cf perfect den3ity. Gronnd Coverage - Up to seven homes per acre (perfect density). Open space decreases with greater density, as the ground coverage of homes and streets increases. The switch to narrow lots increases open space, and using private streets and clusters continues this pattern. MYTH: Unlimited Density The potential density with this house ts'pe and size (50'x 30'- 2200 sq. ft.) is limited. Density cannot go over 10 to 11 per acre (perfect density) unless gimmmicks, such as eliminating streets from the site area, are used, or trade- offs such as reducing house sizes are incorporated. Gros~ Density - Uses the total site area, including all streets. N'e( Density - Takes streets out of the calculation of land area and falsely increases density. Page 5 Y~, u~lp¢ - 'v'~, p~uc. FcC. P~¢.~4~ The costs of density are measured in the trade-offs that may reduce the marketability of the final product. You can develop many more three- story, one-car garage small houses on a site than larger, one- or two-story homes, but ff your market doesn't want them, it's a wasted effort and a failure in the making. .~It'rH: "It's still a single family detached home." At some point we cross the line with density, and the result is not perceived as single family, or at least the type of single family the market wants. Greater success could perhaps be achieved with more costly single family or even the right type of multi- family. Page 6 The Typical Hou3e used in this and following illustrations is 50'x 30', ~fith a two-car garage. It has approximately 1000 sq, ft. of living space on the first floor, and could be as large as 2200 sq. ft. including a second floor within this footprint. Driveways are included in "open space," and the "street" area includes the entire right-of-way width for public streets. Houses are the smallest element of ground coverage, typical of all large lots. Page 7 The 60'x 110' lot is the smallest of my large lot examples. Predictably, while density increases open space declines, and houses and streets take up more and more of the land area. Narrow and Deep LoL~ are a powerful high density technique. Narrow lots reduce the area of street per lot, leaving extra room for more lots. The difference is in the product! Narrow and deep homes are not always accepted in a market, or need ~o be introduced carefully and at the right price. Page 8 -. . . . · Private Road~ c~ ~crease density A homeowner's association with no loss in open space. As density goes up the homes cover more of' the site, but the reduction in street azea compensates for the loss and open space can actua]ly increase. Setbacks from private roads can often be ]ess than from public roads, and are measured from the curbs rather than from a right-of-way line. necessary to maintain the street and is an important consideration before making this move. Buyers resent pasdng to care for their roads while their taxes go to the maintenance of roads in neighboring subdi~fisions. Cluster~/Cour~yards · Less street per house, plus the absence of driveway parking spaces, increases density while maintaining open space. Care must be taken to insure clear separations between clusters (a common error in court-yard planning). Page 9 31YTH: Unbelievably High Densities Streets are already in place or are not counted as part of the land area. Note' See cover page for illustrations of this development. Calculating site area from centerline of street to centerline of street results in less density (units per acre), but it's unrealistic not to include streets except for urban infill locations where streets are in place. PAge 10 ALTEtLNATE WIDTH LOTS ATRI L,"M HOMES B OLTI QU'E LOTS CLUSTERS C O LT,"f-'x'.kR_D S F,&N LOTS FLiG LOTS TYPES OF SMALl. LOTS Homes are oriented alternately. Wide, narrow, wide, narrow, along the street for variety in the streetscape. This may require two separate groups of plans for each type of lot. (See Keyhole lots.) Private yard space is contained within the confines of the home. Greater privacy is achieved at the expense of distances between homes. Traditional small lots on public streets. They are generally more narrow than deep, and are traditional in that thQ' have room for small front and rear yards. 3my closelv krfit grouping of lots and homes. (See page 2). Private driveways are combined into a common paved auto cou~ that sen'es as a combination of automobile access, front yard, and pedestrian v.'a Lkw,-av. A specific D'pe of cluster plan that mimics a traditional cul-de-sac. The zig-zag shape of the homes allows for a tighter, more compact grouping and higher density. (See page 1.) Lots behind other lots, with bruited exposure to the street. They can be prime locations when located on amenities such as open space or lakes, or they can simply be the least expensive locations. KLWI{OLE LOTS Keyholes ace an outgrowth of the Zipper lot idea (see below) and address how to deal with the site perimeters. The sharing of rear yard open space is common with Keyhole and Zipper lots. Page 11 NARROW LOTS Simply put, these lots are wider than they are deep. Exaggerations of the concept can be as narrow as the one-car (or no) garage and the minimum space permitted between homes. "NOT" LOTS Zane Yost introduced this concept for affordable homes. The lot itself is not as important as how the homes relate to their outdoor private spaces. ODD LOTS Most lots in this concept are narrow and deep (Boutique lots) on public streets, but some are wide and shallow (odd lots). The same homes work on both configurations, but elevations, entries, etc., change depending on the lot shape. WIDE & StLAI_T.OW Wider than deep small lots provide greater width for homes to enhance the street scene and reduce the dominance of garage doors D'pical with narrow lots. The trade-off is a greater percentage of street per lot, increasing lot cost and reducing potential density. "Z" LOTS A ','eD' narrow lot concept that manages to p~7ovide good priva~-, lots of light into the homes, and entries that are visible from the street. Tools used are "zero side yards," use easements, and an angled "Z" lot shape. ZERO LOT LINES ZIPPER LOTS Any of sm-eral concepts that place one side of a home on the property Line to increase yard space on the opposite side. Use easements for this area facilitates the concept without the need for setback vm'iances. Close design of homes and lots results in private rear yards on very small lots (4000 sq. ft. or less). Back-to-back homes share the large rear yard open space. Page 12