4 Design Standards
DRAFT #2
ARTICLE XXIIII XXIV GENERAL
SUPPLEMENTAL REGULATIONS
DIVISION 7, DESIGN STANDARDS FOR COMMERCIAL, INDUSTRIAL
AND OFFICE INSTITUTIONAL DEVELOPMENTS
Sec. 20-1060 PURPOSE
Promotc high quality architectural and sitc dcsign through improving dcvclopmcnt standards in
thc city. Thcsc standards govcrn sitc planning, placcmcnt of building masscs, usc of materials
and thc likc cnablc thc City to cnhancc what otherwisc might rcsult in low quality dcvclopmcnt.
Crcatc a unified, harmonious and high quality visual cnvironmcnt throughout thc corridor,
thcrcby idcntifying it as a special placc with a uniquc idcntity with both thc City and thc Twin
Citics Rcgion as a wholc.
Fostcr a distinctivc and positivc community imagc for thc City as a wholc.
Design Standards that 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
development. These Design Standards will:
1)
2)
3)
4)
Promote high-quality architectural and site design.
Protect creek corridors, wetlands, and significant stands of mature trees through
the use of careful site design; protective easements; sensitive alignment and design
of roadways 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.
Create a unified, harmonious and high-quality visual environment throughout the
City.
Foster a distinctive and positive community image, thereby identifying Chanhassen
as a special place with a unique identity in the Twin Cities Region as a whole.
Sec. 20-1061 INTENT
The City intends that all Commercial, Industrial, and Office Institutional development
within the City should strive toward the highest level of quality in both design and
construction. The criteria by which new development in this district the City 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 these
Design Standards; and all other applicable land use regulations.
Page 1
2)
3)
4)
5)
Page 2
Preservation of the natural conditions found on each site to the greatest extent
possible, through minimized removal of trees and other vegetation and soil,
minimized site grading, and application of the practices found in the City's Best
Management Practices Handbook.
Establishment throughout the district of harmonious physical and visual relationships
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 City.
Use of appropriate materials, lighting, textures, colors, and architectural and landscape
forms to create a unified, high-quality design concept for each site that is compatible
with adjacent and neighboring structures and functions, including but not limited to
natural areas, City-owned property, and vacant land subject to future development in
accordance with the Comprehensive Plan.
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 elements including: the relationship of buildings to surrounding
landforms; grading; architectural design; building, parking and loading dock orientation;
building height; use of manmade 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.
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.
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
convenience of merging and turning movements, and traffic management and
mitigation.
Provision of on-site vehicular, bicycling, and pedestrian circulation by way of interior
drives, parking areas, pathways, and walkways adequate to handle anticipated needs
and to safety 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,
convenient, and practical arrangement of parking spaces.
Adequate separation and protection of each site from adjacent properties, 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.
Sec. 20-1062 DISTIRCT APPLICATIONS
The Design Standards shall apply to all Commercial, Industrial and Office Institutional
development. Within each zoning district the Design Standards shall be in addition to the
underlying requirements. Single-family residential lots are exempt from the Design guidclincs
Standards. within each district The Design Standards apply with the following exceptions:
Internal alterations to buildings that affect less than 50 percent of the building's gross
floor area and do result in a change to the building height, roof line or footprint.
Replacement or repair of existing materials.
The standards shall apply only to the building or site elements being developed or altered.
A proposal for changes to a building would be required to meet only those standards that
pertain to buildings while changes to a parking area would be required to meet all
standards for parking areas not for buildings.
The Planning Commission shall apply the Design Standards proportionately to the degree of
change proposed. Minor improvements may be made to existing uses without costly upgrades
or a complete change to the site. The Planning Commission may make a recommendation to
waive specific guidclincs Design Standards based on the scale of the project.
Sec. 20-1063 ARCHITECTURAL STYLE/BUILDING CHARACTER
Architectural style shall not be restricted. Evaluation of the ap~arance 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.
Monotony of design, both within projects and between any project and its surroundings, is
prohibited. Variation in detail, form, and sitting siting shall provide visual interest. Site
characteristics that may be used for this purpose include building and plant materials, sizes,
colors, textures, shapes, massing, rhythms of building components and details, height, roof-line,
and setback.
Page 3
AVOIDI~G MONOTONY
Sec. 20-1064 SIZE, PORTION AND PLACEMENT
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.
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 well with one another.
All buildings shall be located as close as possible to the principal building setback line and the
majority of parking shall be to the rear or side of the building or screened area. Building
entrances shall be close as possible to abutting streets.
1. Entries "
The main entrance should always face the primary street .with secondary entrances to the side or
rear. In the case of a comer building or a building abutting more than one street, the Planning
Commission will determine which street should be considered "primary" based on the visibility
and access patterns. The main entrance shall be placed at grade. Main entries shall be designed,
with one or more of the following:
· Canopy, portico, overhang or arch above the entrance
· Recesses or projections in the building fa¢ade surrounding entrance
Peaked roof or raised parapet over the door
· Display windows surrounding the entrance
· Architectural detailing such as tile work or ornamental moldings
· Permanent planters or window boxes for landscaping
Page 4
2. Articulation
To avoid long unbroken expanses, buildings of more than 40 feet in width shall be divided into
smaller increments (between 20 and 40 feet) through articulation of the fagade. This can be
achieved through combinations of the following techniques:
· Fagade modulation-stepping back or forward or extending a portion of the fagade
· Vertical divisions using different textures or materials
· Division into storefronts with separate display windows and entrances
· Variation in the rooflines by alternating dormers and stepped roofs. ~ Gables or other roof
elements to reinf°rce the modulation or articulation intervals equal to the articulation
interval
· Providing a lighting fixture, trellis, tree, or other landscape feature with each interval
3. The ground level of any multi-story structure must be visually distinct from the upper stories.
This can be achieved through the use of one or more of the following techniques, and others may
meet the objective:
· An intermediate cornice line
· Asignband
· An awning arcade or portico
· A change in building materials, texture or detailing
A change in window shape or treatment
Page 5
Sec. 20-1065 MATERIAL AND DETAIL
All man-made 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 frequency of maintenance. The following materials or equivalent materials are
acceptable:
Brick
Stone
Textured Masonry Units
Wood, consisting of lap siding with an exposure no greater than 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 -1-0 25 percent of the building's fagade. These may include
metal, glass block, spandrel glass or similar materials approved by the city.
'! I',' '1.:1"1;'1: ~ :[ ,, ,, ,.,'r'.',r ,. :. r..' 'r..rr. , '. ' F' ' ' -- · ' ' .
:":': ~':;'i'~:'~' It;"'T'I.'.X'~:' · : : ;.~.,.'7'-' ":":: ~ · ''
' ' ~ ' i' "~ ' '~'~'~' "" ' ' '" ' " ' ....'
' ' ' ...l I '.'. , . ' ,i, ...'1.:. :? .. .. . -: _.. _ .... · .......
~. ~,-,, ·, ";..;,i ,: ~'I [ . ':4,7": ' .: 2,:'~ ~:~ :::: ;?-' :.- :
~~~,. '.:,,'.:.....;.: -:': .:~_-.-: ..-.:-::.:,..~ ~.. ................ . ...................... · ....
I --~~" ; '. '' ' ~' - ". : · '-'"':1 . .~:r .....
.: ~: ~.. :. .::.. ..... - . :.:...:. :-.......-. - :::.-_ . -:...:.-=~.=.~ :~.:~..:~ ....... .:.:..~..~:.:::.:-
-~-.: :. ~ ~ .;: ~'-'~--~:~W: '~7Z%.:, =:;~.'-"-';'".'~ '"
". :'~ L~ ¥' ~ ~: ' .~ : - ....... - ~: =:=~:
..:.:, . :.,~, ~: -~ r ',:~ r ~ ::: ~ ~ - ~ - .~ -" '
,,.,,:,,~ ....,~,. 1.,-,,,~., .,.,:,~ ,,:::;~ ... .....
[ .... [ ,, ,.~ ..... a .... ,,. ~ ..... .. .;~'*-. %;w-. ~ ,. .'~
........ .... .:/
Page 6
The following may not be used in any visible exterior application except when specifically
permitted 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 rockfaced 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
Sec. 20-1066 COLOR
Colors shall be harmonious. Building colors shall consist of muted colors with low reflectance.
Recommended colors include browns, grays, tans, beiges and dark or muted green, blues and
reds. Bright or brilliant colors and sharply cont?asting colors may be used only for accent
purposes occupying a maximum o~ of 10 percent of building faCades.
Sec. 20-1067 HEIGHT AND ROOF DESIGN
Building heights shall be limited to three (3) stories or forty (40) feet in the Highway 5
Corridor District. Otherwise t-beg building heights shall be consistent with the standards of
saht the underlying zoning district. Measurement of the highest point shall exclude antennas
for television and radio reception, but shall include architectural details (e.g., parapet walls),
transmission antennas, satellite dishes and transmission equipment, microwave-transmission
equipment, and other nonstructural building elements.
Each building shall contain onc or morc pitched roof clcmcnts. Pitched roofs should have a
minimum roof pitch of I rise to 4 feet of run. Flat roofs should be defined with an omamentaI
Page 7
parapet or cornice. Average parapet height shall not exceed 15 percent of the height of the
supporting wall and maximum parapet height at any point shall not exceed one-third of the
support wall.
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.
Each building shall contain one or more pitched roof elements (pitched roof, awnings,
entries, etc.).
Sec. 20-1068 FACADE TRANSPARENCY
Fifty (50) percent of the arca of thc clcvation on thc first'floor elevation that are is viewed by the
public shall be designed to include transparent windows and/or doors displays to minimize
expanses of blank walls. (Reflective glass is not permitted).
The remaining fifty (50) percent of the clcvation on thc first floor elevation that are is viewed by
the public, shall be designed to include any or all of the following:
· Landscape materials (foundation plant material, vertical trellis with vines, planter boxes,
etc.)
· Architectural detailing and articulation that provides texture on the fa¢ade and/or parking
structure openings.
Page 8
DRAFT #2
Sec. 20-1069 SITE FURNISHING
Site furnishings located on private property shall be designed as 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.
Site furnishings, community features and landscaping located in any public way or on other
public property shall be harmonious with the design of adjacent buildings, with the appearance
of the highway in the vicinity, and with the generally character of the City.
Lighting in connection with site furnishings (e.g., to highlight a ground sign) shall meet the
criteria applicable to site, landscape, buildings, and signs.
Sec. 20-1070 FRANCHISE ARCHITECTURE
Franchise architecture (building design that is trademarked or identified with a particular chain
or corporation and is generic in nature) is prohibited shall be revised if it does not comply with
the Design Standards. Franchiscs or national chains must follow thcsc guidclincs to crcatc a
uniquc building scnsitivc to its contcxt.
Page 9
Sec. 20-1071 LOADING AREAS - REFUSE AREAS - ETC.
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.
- 80~£N F£1~£ ~ tVALL
- I~C~ £OlJPI~ZHT
6C~EEHF£1qCE
O~ WAI. L
. flOKEOt~AL
rOOD TI~LLIS
.SCREENING
Page I0
See. 20-1072 LANDSCAPING
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 will 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.
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 from 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, drainage
ways, 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.
5)
6)
Unity of design shall be achieved by repetition of certain plant varieties and other
materials, and by correlation with natural existing materials and adjacent developments
where appropriate.
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 maintenance shall
be used.
Page 11
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.
/'~. h~ .:~ ..
8)
Where building sites limzt pmmmg, the placement of trees in parkways, gardens, or
paved areas is encouraged. Trees should be clustered whenever possible, and
consideration shall be given to the special needs of plants surrounded by impervious
surfaces.
9)
TREE PI.~CEMEJ~T
In areas where general planting will not prosper, other solutions--such as fences, walls,
rock gardens, raised planters, or paving of wood, brick stone, gravel, or cobbles--shall be
used. Carefully selected plants shall be included.
.
.
tO~l~ U)N~. ' lu~ I)wG
_ ~' l"r'~,_ :.'"'=::,'::.-.' '
~.",-'"~ - .-~.~ ........ i
ALTERNATIVE LANDSCAPE TREATMENT
See. 20-1073 LOT FRONTAGE AND PARKING LOCATION
1. Highway 5 Corridor District
a) In any lot that abuts Highway 5, directly, othcr than a singlc family
rcsidential lot, the lot line abutting the highway shall be considered the front lot line.
b) In any lot that abuts either of the access boulevards parallel to Highway 5,
Page 12
lot lines. The lot lines abutting the boulevard shall take design precedence. Such a lot
shall be regarded as having no rear lot line or yard.
No ncw singlc family rcsidcntial lot may havc a front yard that faccs Highway 5, or a
front yard that faccs cithcr of thc acccss boulcvards. No ncw or cxisting singlc family
rcsidcntial lot shall providc a drivcway to cithcr of thc acccss boulcvards.
d) One row of parking areas shall ,not be located allowed within the required
minimum front (primary or secondary) yard setback of any lot. The majority of
parking shall be located to the side or rear of the building.
2. All other Commercial, Industrial or Office Institutional Districts
Parking areas should be distributed around large buildings in order to shorten the distance to
other buildings and reduce the overall scale of the paved surface. No more than 50 percent of the
parking area for the entrance of the site shall be located between the front fagade of'the principal
building and the primary abutting street.
Highway 5 Corridor District Map . ·
Page 13
ACC£1~TA~3LI~ '-'
In certain situations, limited streetfront parking lots may
be acceptable.
~..:.:.:.:.:.:.:::~ ~ ~ ........... .~
p~rking lots located behind shops and o~ces ~?
preferred. ~-
g:~lan~kaXdesign standards book.doc
Page 14