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11-6-96 Agenda and Packet I - C I TY O F P.C. DATE: 11-6-96 C.C. DATE: 11-25-96 \\l CCASE: 90-4 Site Plan 1 . BY: Al-Jaff:v FILE AGENDA CHANHASSEN PLANNING COMMISSION WEDNESDAY,NOVEMBER 6, 1996 AT 7:00 P.M. CHANHASSEN CITY HALL, 690 COULTER DRIVE CALL TO ORDER PUBLIC HEARINGS 1. Site Plan Review and a setback and hard surface coverage variance request for a 2,031 square foot addition to add a McDonald's Playplace and freezer/cooler addition on property zoned BH, Highway Business District and located at 90 Lake Drive East, McDonald's Restaurant. 2. Site plan review for a 45,505 square foot Americinn Motel & Suites located on Lot 1, Block 1, Villages on the Ponds, John Seibert. OLD BUSINESS NEW BUSINESS 3. Post Office Carrier Annex Site - Update. APPROVAL OF MINUTES CITY COUNCIL UPDATE ONGOING ITEMS OPEN DISCUSSION 4. Bluff Creek Watershed Natural Resources Plan work session. 5. Housing Goals Update. ADJOURNMENT NOTE: Planning Commission meetings are scheduled to end by 10:30 p.m.as outlined in official by-laws. We will make every attempt to complete the hearing for each item on the agenda. If,however,this does not appear to be possible,the Chair person will notify those present and offer rescheduling options. Items thus pulled from consideration will be listed first on the agenda at the next Commission meeting. . . . x • 7300 ) EnA -. NM(.-.)1R(BEIN 4-,. i-. 11, Aal* op -- W - 4, c ...., 1! Angisid. _____ : irEl • ..0 irrofet.j",-, i ; .. . - . 2...... ": 154 ;--rn r pole ,C, , .i.,. 411* -441: IlliRlo 0 ESL fi_dt• all -, 7400 ,.. / . .. a,,,, . . #'1. • 1 .10060% r•- rsi lailet 1 ri , c311, ,' , ..in.._ eille gf. rj15410 ',,..) 0- 5 i aill" PrA III Q, '.7. \ill I I I I I __ immum, 0 0 1 CO g-I CO ri. en * \ "iiii• Vag* ' 4:47. \. , .. 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I 1 i • .- se, \/:es, "...,-c4.121-z- - •.:/., 7 ,..-1: 1 . • ...... - •_c_._. ... c.. cota . 2 — ! • '.7e''\z,lebils'gr—-2-7 AI{ "'''.- 4;Z: :1‘--:IL: •4-/- 8600 )42,414rr Mims/NO li ..- 4 3.1.4,--i i _.....--- ! 0 : 0 2 • t i lik ; _..........._23ks. s I I "..•• 7 i - . _ .... —— ..,-.L.."•-r 6 0 8700 >. ___ 4 4 4, ... r. -c. .p,... _ ..-- = , I I --.01/4z..,..) , ......--- • P?or ...-----1 ._ ; • f z,-—- • ,.____ •- -.—„..,, ,- • 8800 ..--.----1 i ----7----------1 -' 4cfi'....," • / ,------. , - i le gileV 8/ o'- ...../1 lee 1 ...... ..,, L- It--------\- Pa ' V -- _ - V-- --- • - - McDonald's Restaurant November 6, 1996 Page 2 PROPOSAL/SUMMARY The applicants are requesting site plan approval to expand the existing McDonald's Restaurant located at the intersection of Dakota Avenue, Lake Drive East, and Highway 5. Plans call for an expansion of approximately 2,031 square feet on the north and south side of the building to accommodate a "Playplace"along the south end of the building, and an added drive-through window and storage along the north. The addition will be constructed on existing hard surface areas, with additional landscape islands being added. Therefore, the percentage of imperious surface will be reduced. The restaurant was originally approved in 1982. At that time, the proposal generated significant neighborhood opposition resulting in a lawsuit wherein the City's interpretation of the zoning ordinance was questioned. The suit was ultimately won by the city and restaurant was built under the old C-2 zoning. This district no longer exists. The site is presently zoned Highway Business (BH) which lists fast food restaurants as a permitted use. Staff has worked with the applicants to develop and refine the expansion plans. The site has two grandfathered variances under current regulations. While these could not be eliminated due to site constraints, attempts were made to minimize them. In addition, the continuation of these variances are a trade-off in exchange for improved site design and green space. The site plan is well designed and represents only a minor increase in the size of the building. Internal circulation and site entrances remain largely unchanged. Materials on the proposed addition will match materials used on the existing building consisting of brick and a metal roof. The Playplace located along the south of the existing building is shown with a flat roof. This addition is 19 feet tall. Adding a pitched element to the roof would add to the height of the structure and may look out of proportion in relation to the existing roof line. Therefore, in this instance, staff is of the opinion that a flat roof is acceptable. The addition to the north includes storage, a cooler, refrigerator, and a drive-through booth. At the present time, a service door is located to the north facing Highway 5. With the proposed addition,the applicant will relocate the service door to the east which will result in an improved facade facing highway 5. When improvements on Highway 5 and Dakota Lane took place, additional right-of-way was acquired from McDonald's. This reduced the acreage of the site which ultimately created a variance to the hard surface coverage. The ordinance requires a maximum of 65%hard-surface coverage. Currently the site has a 70% impervious coverage. With the proposed expansion, the applicants will be adding a total of 326 square feet of additional green space. Although it is a negligible addition, it is still an improvement to the existing situation. McDonald's Restaurant November 6, 1996 Page 3 Staff regards the project as well conceived. Based upon the foregoing, staff is recommending approval of the site plan with conditions outlined in the staff report. BACKGROUND Plans for the restaurant were submitted to the City in 1982. Staff recommended approval of the site plan under the C-2 zoning that was then in force. Local residents raised objections to the request due to traffic, noise and related considerations. The Planning Commission recommended denial on April 8, 1982, and on April 19th, the City Council failed to approve it on a 2 to 2 vote. On April 30th, McDonald's initiated a suit against the City. On May 3rd, Councilman Geving, who was not present at the City Council meeting, moved reconsideration of the item and on May 10th, the McDonald's proposal was approved. Area residents brought suit against the City on a series of procedural grounds including inappropriate motions leading to project approval and interpretation of the ordinance by the City. They requested monetary damages. The case was taken up to the Minnesota Supreme Court who ultimately found the residents position to be without merit and dismissed the case. On April 23, 1990, the City Council approved a variance request to the 75 foot wetland setback requirement to allow the restaurant to add truck parking stalls located on the east part of the site. The paved parking area was constructed 65 feet from the edge of the wetland. GENERAL SITE PLAN/ARCHITECTURE The building is situated parallel to Lake Drive East and Hwy. 5. Access is gained from Lake Drive East. Existing parking is located to the east of the existing building. The nearest home is located 200 feet away from the south edge of the most actively used portion of the site. The building is located 87' from the north, 180' from the east, 44.59' from the south, and 29' from the west property line. Materials used on the expansion will be identical to those used on the existing building. The main material is brick which will be used on the storage area on the north side of the building. The south end of the building will consist of brick and glass with a flat metal roof. The building's architecture meets the standards of the site plan ordinance requirements. PARKING/INTERIOR CIRCULATION The city's parking ordinance for restaurants requires 1 parking stall per 60 square feet of gross area. The site will require 72 stalls. The applicant is providing 64 stalls, however, 8 of these stalls have been striped to accommodate semi-trucks and could double up as 16 regular parking McDonald's Restaurant November 6, 1996 Page 4 stalls, which will satisfy the ordinance requirements. The overall seating within the restaurant will not be increased. As was mentioned in the proposal summary, the site contains a hard-surface coverage variance of 5%. The ordinance allows a maximum of 65%. This variance was created by MnDOT and the City acquiring right-of-way to allow for the improvements on Highway 5 and Dakota Lane. The applicants are proposing additional landscaping along the north and south of the building. Even though it is a total of 326 square feet, we believe it is an improvement over the existing situation. SIGNAGE The applicant has submitted a sign plan. Signage is proposed along the north and west elevations of the building. The sign along the west elevation consists of a golden arch with an area of 9 square feet. The sign along the north elevation contains the wording (Playplace) and has an area of 36 square feet. All other existing signs on the building will be removed. The ordinance states that wall mounted signs may not exceed 90 square feet of display area, or 15% of the total area of the building wall upon which the sign is mounted. The applicant must obtain a sign permit prior to erecting the signs. COMPLIANCE TABLE - IOP DISTRICT Ordinance McDonald's Building Height 2 stories 1 story Building Setback N-25' E-25' N-87'E-180' S-25'W-25' S-44.59'W-29' Parking stalls 72 stalls 64 stalls*** Parking Setback N-25' E-10' N-10'*E-10' S-25'W-25' S-10' *W-60' Hard surface 65% 70%** Coverage Lot Area 20,000 s.f. 89,294 s.f. * The parking setback variances are existing variances and have been intensified with the improvements made on Dakota Lane and Highway 5. McDonald's Restaurant November 6, 1996 Page 5 ** The hard surface coverage is an existing variance that was created with the improvements made on Highway 5 and Dakota Lane. Property was acquired from the applicants which reduced the lot area/green space and created the variance. With this proposal, the applicant is adding 326 square feet of landscaped area. *** The parking ordinance requires 72 parking spaces. The applicants are providing 64 spaces, however, 8 of those stalls are designed to accommodate trucks and trailers and could double up as two car parking. This will allow for 72 stalls as required by ordinance. LANDSCAPING AND TREE REMOVAL With the proposed building addition, one overstory tree and a number of shrubs are scheduled to be removed. According to the applicants' landscaping plan, 4 understory trees and 3 evergreens will be planted along with a number of shrubs. While available green spaces are limited, the applicant has attempted to incorporate as much landscaping as is feasible in the green areas near the building. The selection of species appears suitable. The landscaping plan does not indicate the type of ground cover to be used on the site and should be revised accordingly. BUILDING OFFICIAL COMMENTS The currently adopted building code requires, in most cases, that an accessible route be provided to altered areas of a building. In this case, the addition of the play area may cause alterations in building entrances to be made. The designers should meet with a plan reviewer from the Inspections Division as early as possible to discuss accessibility requirements. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt the following motion: I. SITE PLAN REVIEW "The Planning Commission recommends approval of Site Plan Review#95-12 as shown on the site plan dated received August 8, 1995, subject to the following conditions: 1. The applicant provide the city with clarification on ground cover to be used in the landscaped area to the rear of the building. 2. The applicant must obtain a sign permit prior to erecting any signage on site. McDonald's Restaurant November 6, 1996 • Page 6 3. The applicant shall enter into a site plan agreement with the city and provide the necessary financial securities as required. 4. Consult with Inspections Division plan reviewer about accessibility requirements for existing building before permit application." ATTACHMENTS 1. Memo from Steve Kirchman dated October 28, 1996. 2. Plans dated October 7, 1996. CITY 4 F 041 ,_ to CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 MEMORANDUM TO: Sharmin Al-Jaff, Planner II FROM: Steve A. Kirchman, Building Official 4 CW DATE: October 28, 1996 SUBJECT: 90-4 SPR(McDonald's addition) I was asked to review the site plan proposal stamped "CITY OF CHANHASSEN, RECEIVED, OCT 07 1996 , CHANHASSEN PLANNING DEPT." for the above referenced project. Background: The original building was constructed in 1982. An addition was made to the south of the building in 1990. Analysis: The currently adopted building code requires, in most cases, that an accessible route be provided to altered areas of a building. In this case,the addition of the play area may cause alterations in building entrances to be made. The designers should meet with a plan reviewer from the Inspections Division as early as possible to discuss accessibility requirements. Recommendation: 1. Consult with Inspections Division plan reviewer about accessibility requirements for existing buildings before permit application. g:\safety\salAnemos\plan\mcdnlds I CITY O F PC DATE: November 6, 1996 . C U A 1 H A • CC DATE: November 25, 1996 • CASE #: 96-13 SPR By: Al-Jaff:v STAFF REPORT PROPOSAL: Site plan approval for a 45,505 sq. ft. motel and suites facility on 3.5 acres. LOCATION: East of Great Plains Blvd. and south of Hwy. 5 - Lot 1, Block 1, Villages on the Ponds 7 APPLICANT: John Seibert Northcutt Company 18202 Minnetonka Boulevard 18202 Minnetonka Boulevard J Deephaven, MN 55391 Deephaven, MN 55391 (612)476-2600 (612) 476-2600 PRESENT ZONING: PUD as part of Villages on the Ponds ACREAGE: 3.5 acres ADJACENT ZONING AND LAND USE: N - BH, Highway 5 S - PUD, Villages on the Ponds E - PUD, Villages on the Ponds W- IOP, Rosemount Q WATER AND SEWER: Available to the site d . 0 PHYSICAL CHARACTER: The site contains mature trees with meandering elevations. It is proposed to be mass graded as part of the subdivision as soon as 11.1.1 the City receives a signed Development Contract and appropriate financial security. I) 2000 LAND USE PLAN: Mixed Use-Commercial, High Density Residential, Institutional and Office as part of Villages on the Ponds Americinn Motel and Suites November 6, 1996 Page 2 PROPOSAL/SUMMARY The applicant is requesting site plan approval for a 45,505 sq. ft. motel and suites facility, Americinn, on 3.5 acres. An expansion of 6,870 square foot expansion is also envisioned as part of the ultimate plan for the site rendering a total of 52,375 sq. ft. The site is zoned PUD, Planned Unit Development. The property is included in the Villages on the Ponds project and is bordered by Highway 5 to the north and Market Boulevard to the west. The lot area of the site is 3.5 acres. The site is visible directly from Highway 5 and has full access from proposed Lake Drive and Main Street which are anticipated to be constructed in 1997. The plans also propose a direct access out to Market Boulevard (Trunk Highway 101). Comments have been received from MnDOT and Carver County Public Works regarding this access point. Due to safety concerns and roadway geometrics, both agencies recommended against direct access on to Market Boulevard(Trunk Highway 101) from the parking lot. They suggest altering the parking lot design as staff has recommended. This issue is discussed in detail under(Access/Parking Lot Circulation). The site plan is for the Americinn Motel and Suites. The building is "L" shaped and is proposed to utilize painted wood as the main building material. Brick is proposed to be integrated into the building, on the chimney and at the lower base of the building. There are numerous decorative elements in this structure such as columns, balconies, angular windows, arches, staggered roof elevations, and outdoor seating area. The applicant will provide materials at the meeting. Parking is proposed along Highway 5, and east and south of the proposed building. Staff struggled with this idea. On the one hand, the Villages on the Ponds standards require buildings to face proposed Main Street with parking placed behind them. This scenario places parking along Highway 5. On the other hand, the Highway 5 Corridor Study prohibits parking along the corridor. Staff also examined the future overall development, specifically when the adjacent parcel to the east is developed. The proposed parking lot could potentially double in size. We have arrived at a workable solution. The firm of BRW has been commissioned to develop a comprehensive landscape plan for the Villages on the Ponds project. This plan is subject to approval by the City. Staff will recommend that the parking along Highway 5 be screened by a berm and landscaping. The Americinn site plan will be required to comply with the comprehensive landscape plan. Staff is also recommending elimination of 11 parking spaces along Highway 5 to accommodate a berm and additional landscaping. The buildings will require 78 parking spaces. The applicant is providing 109 spaces. The 109 spaces will be required at the time the expansion takes place. Staff is of the opinion that these additional parking spaces will be accommodated on adjacent parking lots since the entire development will have a shared parking agreement. Therefore,the elimination of the 11 parking Americ inn Motel and Suites November 6, 1996 Page 3 spaces along Highway 5 could be accommodated elsewhere in the development. The site landscaping is discussed in further detail under the Landscaping section of the report. Staff is recommending approval of the site plan with conditions in the staff report and subject to the final PUD agreement for Villages on the Ponds. BACKGROUND The proposed development is included in the Villages on the Ponds project which received conceptual PUD approval on December 11, 1995. Villages on the Ponds received preliminary PUD approval on August 12, 1996 and final PUD approval on September 23, 1996. The plat is in the process of being recorded with Carver County. GENERAL SITE PLAN/ARCHITECTURE The building is"L" shaped and is stepped up from one to three stories with 76 rooms/suites. The exterior of the building is proposed to utilize painted wood as the main material. Brick is proposed to be integrated into the building, on the chimney and the lower portion of the building. There are numerous decorative elements in this structure such as columns, balconies, angular windows, arches, staggered roof elevations, and outdoor seating area. Staff met with the applicants on several occasions to try and refine the design of the building. We have also looked at some existing Americinn Motel buildings to get a better perspective of the proposed building in Chanhassen. A similar building is located in Shakopee, however, the Shakopee Americinn Motel lacks the window detailing, the entry canopy, the columns, arches, cupola, and shape of balconies (see Attachment#5). The proposed colors are gray paint for the wood, white paint for the window treatment and balcony railings, reddish brown brick, dark gray shingles, and a shade of red as an accent trim on the building. The applicant will provide materials at the meeting. While the applicants have incorporated features outlined in the PUD design standards, the overall impression remains average. As part of the PUD, the applicant is required to incorporate street furniture within the development. This could be accomplished through the use of raised planter boxes, benches, artwork, etc. As part of the Villages on the Ponds Development, design standards have been established for subsequent development of the individual properties. Americinn Motel and Suites November 6, 1996 Page 4 DEVELOPMENT DESIGN STANDARDS a. 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 Americinn Motel and Suites November 6, 1996 Page 5 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 drug store/pharmacy book/stationary jewelry store hobby/toy game gift novelty and souvenir sewing, needlework and piece good florist camera and photographic supply art and art supplies, gallery sporting goods video rental Americinn Motel and Suites November 6, 1996 Page 6 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: Building Parking Great Plains Blvd.: Buffer yard & Setback C, 0' 0' Market Blvd.: Buffer yard & Setback C, 50' 20' Hwy. 5: Buffer yard& Setback B, 50' 20' Interior Side Lot Line: Buffer yard & setback NA, 0' 0' East Perimeter Side Lot Line(adjacent to D, 50' 50' residential): Buffer yard & setback West Perimeter Side Lot Line (adjacent to B, 50 20 industrial): Buffer yard & setback Buffer yards are as specified in the City of Chanhassen Landscaping and Tree Removal Ordinance, Article XXV. Americ inn Motel and Suites November 6, 1996 • Page 7 No fences shall be permitted between the required landscape buffer and arterial and collector roads. d. Development Site Coverage and Building Height 1. 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.. 2. More than one (1)principal structure may be placed on one (1) platted lot. 3. 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 Americinn Motel and Suites November 6, 1996 Page 8 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 1. 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 modern 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. 2. 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 10 percent of a wall area. 3. Block shall have a weathered face or be polished, fluted,or broken face. Exposed cement ("cinder")blocks shall be prohibited. 4. 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. 5. All accessory structures shall be designed to be compatible with the primary structure. 6. 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. 7. 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 Americinn Motel and Suites November 6, 1996 Page 9 incorporate textured surfaces, exposed aggregate and/or other patterning. All walls shall be given added architectural interest through building design or appropriate landscaping. 8. Space for recycling shall be provided in the interior of all principal or accessory structures. 9. 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 1 - 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,cornices,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 Types Bay, single paned, multi-paned,angular, square, rectangular, half-round,round, italianate. Americinn Motel and Suites November 6, 1996 Page 10 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. f. Site Landscaping and Screening 1. 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 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. 2. All open spaces and non-parking lot surfaces, except for plaza area, shall be landscaped, rockscaped, or covered with plantings and/or lawn material. Tree wells shall be included in pedestrian areas and plazas. 3. Storage of material outdoors is prohibited. 4. 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. 5. Loading areas shall be screened from public right-of-ways. Wing walls may be required where deemed appropriate. 6. Native species shall be incorporated into site landscaping,whenever possible. g, Signage 1. 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. Americinn Motel and Suites November 6, 1996 Page 11 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. 2. All signs require a separate sign permit. 3. 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. 4. 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 1. 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. 2. 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. Americinn Motel and Suites November 6, 1996 Page 12 3. 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. 4. 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. 2. All wooden signs shall be sandblasted and letters shall be an integral part of the building's architecture. 3. 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. 4. 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. 5. 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. 6. Projecting signs shall be a minimum of eight feet above the sidewalk and shall not project more than six feet from the building facade. 7. Plastic, plexi-glass, clear plex, or similar material projecting signs are prohibited unless used in conjunction with other decorative materials. 8. 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. Americinn Motel and Suites November 6, 1996 • Page 13 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 temporary 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. 2. Plastic flags and banners are prohibited. 3. Flags and banners shall be constructed of fabric. 4. Banners shall not contain advertising for individual users, businesses, services, or products. 5. Flags and banners shall project from buildings a maximum of two feet. 6. Flags and banners shall have a maximum area of 10 square feet. 7. 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. Americinn Motel and Suites November 6, 1996 Page 14 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 1. 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. 2. 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. 4. 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 1. 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. Americinn Motel and Suites November 6, 1996 Page 15 2. A minimum of 75 percent of a building's parking shall be located to the"rear"of the structure and in underground garages. 3. 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. LANDSCAPING Staff has calculated the quantities needed to meet ordinance requirements for a commercial development on Highway 5 and the applicant has sufficiently met those quantity requirements with the landscaping plan submitted. A total of 51 trees, including overstory, understory and evergreen species, are designated. However, since only 5 evergreen trees are included, the plan comes up short in the areas of parking lot screening and wind protection. Landscaping for the Americinn development must accomplish three important goals in order to meet the needs of the city and its residents. Plant materials must screen and shade the parking areas and building, provide a comfortable and safe atmosphere for pedestrians, and enhance the Highway 5 corridor. The plan submitted, while sufficiently diverse in its species selection, fails to convince staff that these three goals have been met. From Highway 5, only three Black Hills Spruce and a two foot berm have been used to shield a 73 stall parking lot. Three Black Hills Spruce,compact cranberry bushes, and dogwood shrubs along with a two foot berm does not appear to be sufficient screening of a 73 stall parking lot. When viewing this site from Highway 5, it is essential to look at the overall development. Specifically of interest is the property located to the east of the subject site. The concept plan for the PUD proposes a restaurant along the southeast corner. The parking lot is proposed to be located along Highway 5. This parking lot will be contiguous to the hotel parking lot,potentially doubling the size of the proposed hotel parking lot. The Highway 5 corridor standards prohibit parking lots from being located along the highway. As a compromise, staff has developed an alternate plan showing the 11 stalls located along the northern boundary of the parking lot deleted so that the trail and berm may be accommodated within that area. An undulating berm that parallels the trail and shields it from the highway and screens the parking lot should be incorporated. Evergreen plantings within that area should also be increased. Planting conifers along the northern boundary will not only assist Americinn Motel and Suites November 6, 1996 Page 16 in screening but also serve as wind and noise breaks. The height of the evergreens will not further inhibit sight lines of businesses to the south since the businesses will eventually be screened by the overstory trees in the parking lot. More trees need to be added to the northwest corner of the property to increase the landscaped effect and create an inviting entrance. It must also be pointed out that the firm of BRW has been commissioned to develop a comprehensive landscape plan for the Villages on the Ponds project. This plan is subject to approval by the City. Approval of this site plan will be contingent upon incorporating this landscape plan into the site design. The applicant has provided two islands and two peninsulas that are ten feet wide, but also has two islands and one peninsula that measure only five feet wide. According to city ordinance, five feet is insufficient for good tree growth and the city requires aeration tubes to be installed in such instances. The applicants are aware of this and have stated they would like to avoid aeration tube installation by excavating existing soil in the islands and peninsulas and replacing it with an appropriate soil mix. This will eliminate the need for aeration because the new soil will not be compacted and consist of a beneficial soil type. ACCESS/PARKING LOT CIRCULATION Access to the site will be from proposed Lake Drive and Main Street which is anticipated to be constructed in 1997 by the developer of Villages on the Ponds. The plans also propose a direct access out to Market Boulevard (Trunk Highway 101). This access point has been discussed several times in the past with the preliminary and final plat of Villages on the Ponds. Staff has believed from the beginning that there should not be a direct access point given the close proximity to Trunk Highway 5. The interior parking lot and drive aisles within the Villages project have been redesigned,however,the applicant is still pursuing the direct access to Market Boulevard. Staff has reviewed traffic studies prepared by BRW and SRF. Both studies had concerns about a full access point in this location and recommended that a right-in/right-out only be considered. Staff has received comments back from MnDOT and Carver Public Works (see attached)regarding this access point. Due to safety concerns and roadway geometrics,both agencies recommended against direct access on to Market Boulevard (Trunk Highway 101) from the parking lot. They suggest altering the parking lot design as staff has recommended. The interior parking lot layout is very similar to the conceptual plan for Villages on the Ponds. Staff has concerns from a public safety standpoint with the tight turning radiuses. The parking lot configuration and drive aisle widths should be reconfigured to accommodate emergency vehicles. Staff has worked with the City's fire marshal on determining the necessary radiuses in order to facilitate the City's aerial fire truck. This will require widening drive aisles and significantly increasing radiuses on the intersections to accommodate turning movements. The applicant's engineering/architect should work with City staff in revising the parking lot layout/configuration to accommodate the City's emergency vehicles. Americinn Motel and Suites November 6, 1996 Page 17 Villages on the Ponds was envisioned as a pedestrian friendly environment. To this end, sidewalks and trails are provided within the parking lot to adjacent parcels for future extension as development progresses. UTILITIES Utilities to the site will be provided by the developer of Villages on the Ponds. This work is anticipated to commence yet this fall, however, realistically given weather conditions and short time line, next spring. The utility layout is fairly straight forward. The City's fire marshal has requested three additional fire hydrants. The plans shall be revised accordingly. DRAINAGE & GRADING Most of the site will be mass graded in conjunction with the Villages on the Ponds development. Only finish grading will be completed by the applicant. Wetland impacts/mitigation and erosion control measures will also be provided by the developer. Storm drainage will be conveyed via a storm sewer system into a pretreatment pond on site prior to discharging into the wetlands. An additional catch basin should be added across from catch basin/manhole no. 62 and a 15-inch storm sewer lead provided east of catch basin no. 64 for the future parking lot drainage. MISCELLANEOUS The developer of Villages on the Ponds has signed the development/PUD contract and provided the City with security to guarantee installation of public improvements for the site, however, the final plat has not yet been recorded. Staff anticipates the plan will be recorded within the next three to four weeks. Access during construction should be coordinated with the developer(Villages on the Ponds). Construction access directly from Market Boulevard(Trunk Highway 101) or Trunk Highway 5 shall be prohibited. LIGHTING/SIGNAGE The applicant has failed to show the lighting of the parking lot. All light fixtures shall meet the criteria established in the PUD standards. Signage is proposed on the east, west and north elevations of the cupola. Primarily, the proposed signage complies with the PUD ordinance. However, a separate sign permit must be submitted for all site signage, except for traffic control signage. Americinn Motel and Suites November 6, 1996 Page 18 SITE PLAN FINDINGS In evaluating a site plan and building plan, the city shall consider the development's compliance with the following: (1) Consistency with the elements and objectives of the city's development guides, including the comprehensive plan, official road mapping, and other plans that may be adopted; (2) Consistency with this division; (3) Preservation of the site in its natural state to the extent praciicable by minimizing tree and soil removal and designing grade changes to be in keeping with the general appearance of the neighboring developed or developing or developing areas; (4) Creation of a harmonious relationship of building and open space with natural site features and with existing and future buildings having a visual relationship to the development; (5) Creation of functional and harmonious design for structures and site features, with special attention to the following: a. An internal sense of order for the buildings and use on the site and provision of a desirable environment for occupants, visitors and general community; b. The amount and location of open space and landscaping; c. Materials, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with adjacent and neighboring structures and uses; and d. Vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement and amount of parking. (6) Protection of adjacent and neighboring properties through reasonable provision for surface water drainage, sound and sight buffers, preservation of views, light Americinn Motel and Suites November 6, 1996 • Page 19 and air and those aspects of design not adequately covered by other regulations which may have substantial effects on neighboring land uses. Finding: The proposed development is consistent with the comprehensive plan and is consistent with the Villages on the Ponds design requirements, the zoning ordinance, and the site plan review requirements. The site design must be revised as it relates to buffers and landscaping along Highway 5 to become compatible with the surrounding development and enhance the open space and landscaping being established as part of the development of Villages on the Ponds. The site design is functional and incorporated elements from the approved development for this area. RECOMMENDATION Staff recommends that the Planning Commission adopt the following motion: "The Planning Commission recommends approval of Site Plan 96-13 for a 45,505 square foot Americinn Motel and Suites facility as shown in plans dated October 7, 1996, subject to the following conditions: 1. The 11 parking stalls located along the northern boundary of the parking lot shall be deleted and converted into green space. The pedestrian trail and proposed berm shall be accommodated within that area. 2. The berm shall parallel the trail along the northern boundary in an undulating form and shall be a minimum of 4 %2 feet. 3. At least five more evergreens shall be planted along the northern boundary. 4. More trees should be added to the northwest corner of the property to increase the landscaped effect. 5. Aeration tubes must be installed in islands and peninsulas less than 10 feet wide. Applicant must provide plans and insurance of success if alternatives are requested. 6. The applicants shall incorporate the comprehensive landscape plan currently being prepared by the firm of BRW, into the Americinn site plan, after City approval. 7. The applicant is required to incorporate street furniture on the site. Americinn Motel and Suites November 6, 1996 Page 20 8. A separate sign permit must be submitted for all site signage, except for traffic control signage. The applicant shall submit detailed sign plans reflecting a recessed panel with individual backlit letters. 9. Site plan approval shall be conditioned upon the developer of The Villages on the Ponds recording the final plat and all pertinent documents for the PUD with Carver County. Financial guarantees must be submitted to the City to guarantee all public improvements. Also, the applicant for the Americinn shall enter into a Site Plan Agreement with the City and provide financial security pertaining to specific improvements on Lot 1, Block 1, Villages on the Ponds. 10. Direct access from Market Boulevard (Trunk Highway 101) shall be prohibited. 11. The parking lot configuration shall be revised to accommodate emergency fire apparatus. The applicant shall work with the City's fire marshal in revising the parking lot configuration accordingly. 12. Three additional fire hydrants shall be placed on the site in accordance with the City fire marshal's recommendation. Plans shall be revised accordingly. 13. Site utility improvements will require a separate building permits from the City's Building Department, i.e. sewer, storm, and watermains. 14. Storm drainage plan shall be revised to include an additional catch basin across from catch basin manhole no. 62 and provide a 15-inch storm sewer lead east out of catch basin no. 64. 15. No building permits will be issued until the final plat of Villages on the Ponds has been recorded and the site has been graded in accordance with the approved grading plan. 16. Construction access directly from Market Boulevard(Trunk Highway 101) or Trunk Highway 5 shall be prohibited. 17. Lot 1, Block 1, Villages on the Ponds, is subject to full park and trail fees per city ordinance. One third of these fees will be paid by the developer of the Villages plat. The remaining two thirds shall be paid at the time the building permit is granted. 18. Fire Marshal Conditions: a) A 10 foot clear space must be maintained around fire hydrants, i.e. street lamps, trees, shrubs, bushes, NSP, US West, Cable TV, transformer boxes. This is to ensure that Americinn Motel and Suites November 6, 1996 Page 21 fire hydrants can be quickly located and safely operated by firefighters. Pursuant to City Ordinance 9-1. b) Yellow painted curbing and no parking fire lane signs will be required. Contact Fire Marshal for exact location of signage and curbing to be painted. Pursuant to 1991 UFC Section 10.206 and Section 20.207(a) and Chanhassen Fire Department Fire Prevention Policy 06-1991. c) A post indicator valve will be required on the fire service line coming into the building. Contact Chanhassen Fire Marshal for exact location. d) Comply with Chanhassen Fire Department/Fire Prevention Division Policy No. 01- 1990 regarding fire alarm systems. (Copy enclosed) e) Comply with Chanhassen Fire Department/Fire Prevention Division Policy No. 04- 1991. Notes to be included on site plans. (Copy enclosed). f) Comply with Chanhassen Fire Department/Fire Prevention Division Policy No. 07- 1991 Pre fire plan policy(copy enclosed). g) Comply with Chanhassen Fire Department/Fire Prevention Division Policy No. 29- 1992 premise identification (copy enclosed). h) Comply with Chanhassen Fire Department/Fire Prevention Division Policy No. 36- 1994 water line sizing (copy enclosed). i) Comply with Chanhassen Fire Department/Fire Prevention Division Policy No. 40- 1995 fire sprinkler systems (copy enclosed). j) Comply with Chanhassen Inspection Division Policy No. 34-1993 water service installation. k) Three additional fire hydrants will be required, one existing fire hydrant is to be relocated. Contact Chanhassen Fire Marshal for new locations. I) Submit turning radiuses on Fire Department access routes to City Engineer and Chanhassen Fire Marshal for review and approval. Pursuant to 1991 UFC Section 10.204. m) Prior to construction fire apparatus access roads or access shall be provided for every facility, building or portion of a building hereafter constructed or moved into or Americinn Motel and Suites November 6, 1996 Page 22 within the jurisdiction when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by an approved route or on the exterior of the building or facility. Pursuant to 1991 UFC Section 10.203. n) Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be provided with a surface so as to provide all weather driving capabilities. Pursuant to 1991 UFC Section 10.204.(b). o) When fire protection, including fire apparatus access roads and water supplies for fire protection, is required to be installed, such protection shall be installed and made serviceable prior to and during time of construction. Pursuant to 1991 UFC Section 10.502. p) The Fire Department sprinkler connection shall be located adjacent to the main vestibule to the building. Contact Chanhassen Fire Marshal for exact location. 19. Concurrent with the building permit, a detailed lighting plan meeting city and PUD standards shall be submitted. 20. All roof top equipment must be screened in accordance with the PUD ordinance." ATTACHMENTS 1. Development Review Application 2 Memo from Todd Hoffman, dated October 14, 1996. 3. Memo from David Hempel, dated October 30, 1996. 4. Memo from Mark Littfin, dated October 22, 1996. 5. Pictures of the Americinn Motel and Suits located in Shakopee 6. Plans dated October 7, 1996. CITY OF CHANHASSEN 690 COULTER DRIVE CHANHASSEN, MN 55317 (612) 937-1900 DEVELOPMENT REVIEW APPLICATION APPLICANT: JJnY1v\ SG1ber"\-- OWNER: Al P-71.11 Co 774 Crnl ny ADDRESS: I oZO a M lin e+ovtkA Blvd, ADDRESS: J82 o.2 7)linn ei-onka Blvd. Qe.e p leaven ) MA) 5539/ flee p Jiavert I MA/ 5339/ TELEPHONE (Daytime)( r' 1 -f 76 - 0 TELEPHONE: ( 6/.2) L/76 - a6 ao Comprehensive Plan Amendment Temporary Sales Permit Conditional Use Permit _ Vacation of ROW/Easements Interim Use Permit Variance Non-conforming Use Permit _ Wetland Alteration Permit Planned Unit Development* _ Zoning Appeal Rezoning _ Zoning Ordinance Amendment Sign Permits Sign Plan Review Notification Sign XSite Plan Review* X Escrow for Filing Fees/Attorney Cost** ($50 CUP/SPR/VAC/VAR/WAP/Metes and Bounds, $400 Minor SUB) Subdivision* TOTAL FEE$ A list of all property owners within 500 feet of the boundaries of the property must be included with the application. Building material samples must be submitted with site plan reviews. *Twenty-six full size folded copies of the plans must be submitted, including an 81/2" X 11" reduced copy of transparency for each plan sheet. ** Escrow will be required for other applications through the development contract NOTE-When multiple applications are processed, the appropriate fee shall be charged for each application. PROJECT NAME /rtn ;CIO r7 7)1018-1 c d Sc ,les LOCATION Vi e-5 01,1 J-he Ponds N w Y S + /01 5. E, Coy- of LEGAL DESCRIPTION) To b� ofP_q e Y wt r n e,01 TOTAL ACREAGE �pprocjel�j 2 Cier WETLANDS PRESENT YES X NO PRESENT ZONING P k 0 REQUESTED ZONING No GY1Gi nc PRESENT LAND USE DESIGNATION REQUESTED LAND USE DESIGNATION REASON FOR THIS REQUEST I p0�-p✓Q 'tor ke r�e v e �o�p.n�+�'� oT/' c, er1 c.,Tn n P'la l aeLdP pies This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning Department to determine the specific ordinance and procedural requirements applicable to your application. A determination of completeness of the application shall be made within ten business days of application submittal. A written notice of application deficiencies shall be mailed to the applicant within ten business days of application. This is to certify that I am making application for the described action by the City and that I am responsible for complying with all City requirements with regard to this request. This application should be processed in my name and I am the party whom the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person to make this application and the fee owner has also signed this application. I will keep myself informed of the deadlines for submission of material and the progress of this application. I further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of my knowledge. The city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day extension for development review. Development review shall be completed within 120 days unless additional review extensi approved by th plicant. Sigi tur of Applicant Date Signature of Fee Owner Date Application Received on Fee Paid Receipt No. The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting. If not contacted, a copy of the report will be mailed to the applicant's address. CITY QF CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 • (612) 937-1900 • FAX (612) 937-5739 MEMORANDUM TO: Sharmin Al-Jaff, Planner II FROM: Todd Hoffman, Park and Recreation DATE: October 14, 1996 SUBJ: Americinn Motel and Suites In response to your referral on the development plan for Americinn Motel and Suites, I offer the following information: "Lot 1, Block 1, Villages on the Ponds," is subject to full park and trail fees per city ordinance. One-third of these fees will be paid by the developer of the "Villages"plat. The remaining two-thirds shall be paid at the time the building permit is granted. The sidewalk network depicted on the plan will service pedestrian traffic at this site. Please ensure that these sidewalks are installed. Guests of the Americinn who care to take a walk/jog during their stay will be delighted to find a comprehensive trail system near the motel. Lake Susan Community Park is also conveniently located within one-half mile. Thank you for the opportunity to comment on this proposed development plan. G:\park\th\Americirm.e CITYcliAjor OF __iEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 ta MEMORANDUM TO: Sharmin Al-Jaff,Planner II FROM: David Hempel,Assistant City Engineer ..ir i" DATE: October 30, 1996 SUBJ: Review of Site Plan for Americlnn Motel & Suites (Lot 1, Block 1, Villages on the Ponds)Land Use Review File No. 96-31 Upon review of the construction plans prepared by HKS Associates, Inc. dated October 4, 1996, I offer the follow comments and recommendations: ACCESS/PARKING LOT CIRCULATION Access to the site will be from proposed Main Street which is anticipated to be constructed in 1997 by the developer of Villages on the Ponds. The plans also propose a direct access out to Market Boulevard (Trunk Highway 101). This access point has been discussed several times in the past with the preliminary and final plat of Villages on the Ponds. Staff has believed from the beginning that there should not be a direct access point given the close proximity to Trunk Highway 5. The interior parking lot and drive aisles within the Villages project have been redesigned, however, the applicant is still pursuing the access. Staff has reviewed traffic studies prepared by BRW and SRF. Both studies had concerns about a full access point in this location and recommended that a right-in right-out only be considered. Staff has received comments back from MnDOT and Carver Public Works (see attached) regarding this access point. Due to safety concerns and roadway geometrics, both agencies recommended against direct access on to Market Boulevard (Trunk Highway 101) from the parking lot. They suggest altering the parking lot design as staff has recommended. The interior parking lot layout is very similar to the conceptual plan for Villages on the Ponds. Staff has concerns from a public safety standpoint with the tight turning radiuses. The parking lot configuration and drive aisle widths should be reconfigured to accommodate emergency vehicles. Staff has just recently worked with the City's fire marshal on determining the necessary radiuses in order facilitate the City's aerial fire truck. This will require widening drive aisles and significantly increasing radiuses on the intersections to accommodate turning movements. The applicant's engineering/architect should work with City staff in revising the parking lot layout/configuration to accommodate the City's emergency vehicles. Shamir'Al-Jaff October 30, 1996 Page 2 UTILITIES Utilities to the site will be provided by the developer of Villages on the Ponds. This work is anticipated to commence yet this fall,however,realistically given weather conditions and short time line, next spring. The utility layout is fairly straight forward. The City's fire marshal has requested three additional fire hydrants. The plans shall be revised accordingly. DRAINAGE & GRADING Most of the site will be mass graded in conjunction with the Villages on the Ponds development. Only finish grading will be completed by the applicant. Wetland impacts/mitigation and erosion control measures will also be provided by the developer. Storm drainage will be conveyed via a storm sewer system into a pretreatment pond on site prior to discharging into the wetlands. An additional catch basin should be added across form catch basin/manhole no. 62 and a 15-inch storm sewer lead provided east of catch basin no. 64 for the future parking lot drainage. MISCELLANEOUS The developer of Villages on the Ponds has signed the development/PUD contract and provided the City with security to guarantee installation of public improvements for the site, however,the final plat has not yet been recorded. Staff anticipates the plan will be recorded within the next three to four weeks. Access during construction should be coordinated with the developer(Villages on the Ponds). Construction access directly from Market Boulevard (Trunk Highway 101) or Trunk Highway 5 shall be prohibited. RECOMMENDED CONDITIONS OF APPROVAL 1. Direct access from Market Boulevard (Trunk Highway 101) shall be prohibited. 2. The parking lot configuration shall be revised to accommodate emergency fire apparatus. The applicant shall work with the City's fire marshal in revising the parking lot configuration accordingly. 3. Three additional fire hydrants shall be placed on the site in accordance with the City fire marshal's recommendation. Plans shall be revised accordingly. 4. Site utility improvements will require a separate building permits from the City's Building Department, i.e. sewer, storm, and watermains. Sharmin Al-Jaff October 30, 1996 Page 3 5. Storm drainage plan shall be revised to include an additional catch basin across from catch basin manhole no. 62 and provide a 15-inch storm sewer lead east out of catch basin no. 64. 6. No building permits will be issued until the final plat of Villages on the Ponds has been recorded and the site has been graded in accordance with the approved grading plan. 7. Construction access directly from Market Boulevard (Trunk Highway 101) or Trunk Highway 5 shall be prohibited. jms Attachments: 1. Letter dated September 17, 1996 from MnDOT. 2. Letter dated September 23, 1996 from Carver County Public Works Dept. c: Charles Folch, Director of Public Works \kfs 1\vol'leng'projects\villages\americinn.doc PUBLIC WORKS DEPARTMENT Carver County Government Center Administration Administration Building Parks CARVER 600 East Fourth Street Engineering v Chaska, Minnesota 55318-2192 Highway Maintenance COUNTY Surveying&Mapping Phone (612) 361-1010 Fax (612) 361-1025 September 23, 1996 Dave Hemple City of Chanhassen 600 Coulter Dr. P.O. Box 147 Chanhassen, MN 55317 • RE: Villages on the Ponds Mn/DOT Review Dear Dave: The County has received a copy of the written response from Mn/DOT dated September 17, 1996 regarding the Villages on the Ponds comprehensive plan amendment. As we had discussed by phone on September 19, Carver County concurs with Mn/DOT's recommendation that there should be no direct access to TH 101 from the parking lot south of TH 5. The developer should consider some other way to provide parking lot circulation within the boundaries of the property and utilize the access at Main Street. It has been the County's experience that right in/right out accesses have caused confusion to the average motorists and as a result do not operate as intended. This proposed right in/right out directly east of the Lake Drive access to TH 101 would seem to only increase the chance of confusion and increase the safety risk. The County would like the opportunity to review alternative proposals when they are available. Thank you for the opportunity to review this proposal. Sincerely, /_ , � A te e f' l6%/z'77 ie,-,_____-- William J. Weckman, P.E. Assistant County Engineer cc: Roger Gustafson C!;Y OF 4HA�fi�v�C11 Sherry Narusiewicz fi C11 ffigigTin SEP 25 1996 ENGINEERINC DEPT. Affirmative Action/Equal Opportunity Employer Printed on 10%Post-Consumer Recycled Paper 00 O', Minnesota Department of Transportation liPMetropolitan Division Waters Edge 1500 West County Road B2 L Roseville, MN 55113 September 17, 1996 Robert Generous City of Chanhassen . 690 Coulter Dr. P.O. Box 147 Chanhassen MN 55317 Dear Robert Generous: SUBJECT: Villages on the Ponds Comprehensive Plan Amendments cep,-9(,- 044 SE Quad. TH 101 & TH 5 Chanhassen, Carver County CS 1009 The Minnesota Department of Transportation (Mn/DOT) has reviewed the Villages on the Ponds comprehensive plan amendment in conjunction with the Metropolitan Council's review. We find the proposed amendment acceptable with consideration of the following comments. • After reviewing the traffic forecasting section we agree that the trip generation seems reasonable and the distribution seems appropriate for the development. • Mn/DOT is in the process of transferring TH 101 to Carver County. The expected completion date of this action is November 1, 1996. Pending finalization, any new access to TH 101 will be approved by Mn/DOT with concurrence by Carver County. As we stated in the environmental review response, it is recommended that there should be no direct access to TH 101 from the parking lot south of TH 5. The developer should consider some other way to provide parking lot circulation within the boundaries of the property and utilize the access at Main Street. • The issue of vacating Great Plains Boulevard has been addressed. Mn/DOT has transferred Commissioners Orders from this alignment to the alignment actually signed TH 101 (Market Blvd.). The city is now able to proceed with their vacation process to allow the developer to begin building on the property. REEFED SEP 2 3 1996 An equal opportunity employer CITY UF uhfro,FASSEN If you have any questions regarding this review, please contact me at 582-1400. Sincerely, 6117Th Sherry Naru iewic Principal Transportation Planner c: Terry Kayser, Metropolitan Council - Local Assistance Ann Braden, Metropolitan Council - Transportation Roger Gustafson, Carver County CITY OF CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 MEMORANDUM TO: Sharmin Al-Jaff, Planner II FROM: Mark Littfin, Fire Marshal DATE: October 22, 1996 SUBJECT: Request for site plan approval for a 152,471 square foot Americinn Motel and Suites located on Lot 1, Block 1, Village on the Ponds, Truman Howell Architects and Associates. Planning Case; 96-13 Site Plan Review I have reviewed the site plan for the above project. In order to comply with the Chanhassen Fire Department/Fire Prevention Division, I have the following fire code or city ordinance/policy requirements. The site plan is based on the available information submitted at this time. If additional plans or changes are submitted the appropriate code or policy items will be addressed. 1. A 10 foot clear space must be maintained around fire hydrants, i.e. street lamps, trees, shrubs, bushes, NSP, US West, Cable TV, transformer boxes. This is to ensure that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to City Ordinance 9-1. 2. Yellow painted curbing and no parking fire lane signs will be required. Contact Fire Marshal for exact location of signage and curbing to be painted. Pursuant to 1991 UFC Section 10.206 and Section 20.207(a) and Chanhassen Fire Department Fire Prevention Policy 06-1991. 3. A post indicator valve will be required on the fire service line coming into the building. Contact Chanhassen Fire Marshal for exact location. 4. Comply with Chanhassen Fire Department/Fire Prevention Division Policy No. 01-1990 regarding fire alarm systems. (Copy enclosed) 5. Comply with Chanhassen Fire Department/Fire Prevention Division Policy No. 04-1991. Notes to be included on site plans. (Copy enclosed). 6. Comply with Chanhassen Fire Department/Fire Prevention Division Policy No. 07-1991 Pre fire plan policy(copy enclosed). Sharmin Al-Jaff October 22, 1996 Page 2 7. Comply with Chanhassen Fire Department/Fire Prevention Division Policy No. 29-1992 premise identification(copy enclosed). 8. Comply with Chanhassen Fire Department/Fire Prevention Division Policy No. 36-1994 water line sizing(copy enclosed). 9. Comply with Chanhassen Fire Department/Fire Prevention Division Policy No. 40-1995 fire sprinkler systems(copy enclosed). 10. Comply with Chanhassen Inspection Division Policy No. 34-1993 water service installation. 11. Three additional fire hydrants will be required, one existing fire hydrant is to be relocated. Contact Chanhassen Fire Marshal for new locations. 12. Submit turning radiuses on Fire Department access routes to City Engineer and Chanhassen Fire Marshal for review and approval. Pursuant to 1991 UFC Section 10.204.© 13. Prior to construction fire apparatus access roads or access shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by an approved route or on the exterior of the building or facility. Pursuant to 1991 UFC Section 10.203. 14. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be provided with a surface so as to provide all weather driving capabilities. Pursuant to 1991 UFC Section 10.204.(b). 15. When fire protection, including fire apparatus access roads and water supplies for fire protection, is required to be installed, such protection shall be installed and made serviceable prior to and during time of construction. Pursuant to 1991 UFC Section 10.502. 16. The Fire Department sprinkler connection shall be located adjacent to the main vestibule to the building. Contact Chanhassen Fire Marshal for exact location. g:\safety\mhamericinn CITY OF ii - _ CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 CHANHASSEN FIRE DEPARTMENT POLICY FIRE ALARM SYSTEMS 1. Fire alarm systems shall meet the requirements of NFPA 72 1993 Edition. 2. Shop drawings shall be submitted to the Fire Department for approval. Shop drawings shall included the following. Approval and acceptance must comply with NFPA 72 1993 Edition 1-7.1. a. Connection diagrams. b. Specification data sheets. c. Schedules, for each device. including: location, function, zoning. d. Complete diagrams indicating: devices,components, interconnecting wiring, indicate labeling and descriptions on equipment. e. Floor plans indicating device and component locations,conduit, raceway and cable routes. f. Power connections. including source and branch circuit data. g. Plan layout and details of: tire alarm control panel, fire alarm subpanels/transponders. annunciator. 3. Wiring may be eithexra Class A or Class B Wiring System. (Exception: When a fire alarm system is used to actuate an extinguishing systerrtthat protects a special hazard with h i gl vaIu e,ClasEat circuitry wil)E be required)._ 4. All components of the system must be U.L. listed for their applicatrom cor tible and installed per NFPA 72E, National Electric Code and manufacturer's requirements. _5-- 5. Alarm verification is required for all systemsusing smoke detectors. 6. When Central Station notification is required or otherwise provided, it must be through a U.L. listed communicator. or NFPA Listed Control Panel. All Central Stations must be U.L. listed. Chanhassen Fire Department Fire Prevention Policy 001-1990 Date: 04/19/90 Revised: 05/09/96 Page I of 2 7. The alarm systems shall be audible above the ambient noise level in all areas of the building. Alarm horns in each unit and all public areas, i.e. party room, pool, laundry rooms. Horns shall be directly connected to the building alarm systems and supervised. 8. The system shall be zoned per Chanhassen Fire Department requirements. 9. A U.L. 71 Certificate is required on the system. The U.L. 71 Certificate shall be current and required for the life of the alarm system and the life of the building. 10. A fully-function annunciator must be provided if the control panel is remotely located. 11. Health care, day care, and assembly occupancy notification must be by chimes, unless otherwise approved by the Fire Marshal. 12. All systems using standard horns or speakers must be set for temporal time. 13. The Chanhassen Fire Marshal must be contacted for final inspection of the completed job. The inspection will include: a. Test for proper operation of each device. b. Random testing for system trouble. c. Random testing for ground fault trouble. d. Correct operation on battery or standby power. Chanhassen Fire Department Fire Prevention Policy 701-1990 Date: 04/19/90 Revised: 05/09/96 Approved- Public Safety Director Page 2 of CITY 4 F CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 CHANHASSEN FIRE DEPARTMENT POLICY CHANHASSEN FIRE DEPARTMENT NOTES TO BE INCLUDED ON ALL SITE PLANS 1. Fire Marshal must witness the flushing of underground sprinkler service line, per NFPA 13-8-2.1. 2. A final inspection by the Fire Marshal before a Certificate of Occupancy is issued. 3. Fire Department access roads shall be provided on site during all phases of construction. The construction of these temporary roads will conform with the Chanhassen Fire Department requirements for temporary access roads at construction sites. Details are available. 4. Onsite fire hydrants shall be provided and in operating condition during all phases of construction. 5. The use of liquefied petroleum gas shall be in conformance with NFPA Standard 58 and the Minnesota Uniform Fire Code. A list of these requirements is available. (See policy #33-1993) 6. All fire detection and fire suppression systems shall be monitored by an approved UL central station with a UL 71 Certificate issued on these systems before final occupancy is issued. 7. An 11" x 14" As Built shall be provided to the Fire Department. The As Built shall be reproducible and acceptable to the Fire Marshal. (See policy #07-1991). 8. An approved lock box shall be provided on the building for fire department use. The lock box should be located by the Fire Department connection or as located by the Fire Marshal. Chanhassen Fire Department Fire Prevention Policy #04-1991 Date: 11/22/91 Revised: 12/23/94 Page 1 of 2 9. High-piled combustible storage shall comply with the requirements of Article#81 of the Minnesota Uniform Fire Code. High-piled combustible storage is combustible materials on closely packed piles more than 15' in height or combustible materials on pallets or in racks more than 12' in height. For certain special-hazard commodities such as rubber tires, plastics, some flammable liquids, idle pallets, etc. the critical pile height may be as low as 6 feet. 10. Fire lane signage shall be provided as required by the Fire Marshal. (See policy #06-1991). 11. Smoke detectors installed in lieu of 1 hour rated corridors under UBC section 3305G,Exception#5 shall comply with Chanhassen Fire Department requirements for installation and system type. (See policy #05-1991). 12. Maximum allowed size of domestic water service on a combination domestic/fire sprinkler supply line policy must be followed. (See policy #36-1994). Chanhassen Fire Department Fire Prevention Policy #04-1991 Date: 11/22/91 Revised: 12/23/94 Approved - Public Safety Director Page 2 of 2 • CITY OF CHANHASSEN '. ' 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 CHANHASSEN FIRE DEPARTMENT POLICY REQUIREMENTS FOR FIRE LANE SIGNAGE 1. Signs to be a minimum of 12" x 18" . NO 2 . Red on white is preferred. PARKING FIRE 3 . 3M or equal engineer' s grade LANE reflective sheeting on aluminum is preferred. 4 . Wording shall be: NO PARKING FIRE LANE 5. Signs shall be posted at each end of the fire lane and at least at 7 ' 0" 75 foot intervals along the fire lane. 6. All signs shall be double sided facing the direction of travel . 7 . Post shall be set back a minimum of 12" but not more than 36" from the curb. -- 8 . A fire lane shall be required in (NOT TO GRADE front of fire dept. connections SCALE) extending 5 feet on each side and along all areas designated by the Fire Chief. ANY DEVIATION FROM THE ABOVE PROCEDURES SHALL BE SUBMITTED IN WRITING, WITH A SITE PLAN, FOR APPROVAL BY THE FIRE CHIEF. IT IS THE INTENTION OF THE FIRE DEPARTMENT TO ENSURE CONTINUITY THROUGHOUT THE CITY BY PROVIDING THESE PROCEDURES FOR MARKING OF FIRE LANES. Chanhassen Fire Department Fire Prevention Policy #06-1991 Date: 1/15/91 Gz?? ix Revised: Approved - Public Safety Director Page 1 of 1 OW mg PRINTED ON RECYCLED PAPER i 00_,.‘,, CITYOF CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 CHANHASSEN FIRE DEPARTMENT POLICY REGARDING PRE-PLAN Prior to issuing the C.O. , a pre-plan, site plan shall be submitted to the Fire Department for approval . The following items shall be shown on the plan. 1) Size 11" x 17 " (maximum) 2) Building footprint and building dimensions 3) Fire lanes and width of fire lanes 4) Water mains and their sizes, indicate looped or dead end 5) Fire hydrant locations 6) P. I .V. - Fire Department connection 7) Gas meter (shut-off) , NSP (shut off) 8) Lock box location 9) Fire walls, if applicable 10) Roof vents, if applicable 11) Interior walls 12) Exterior doors 13 ) Location of fire alarm panel 14) Sprinkler riser location 15) Exterior L. P. storage, if applicable 16) Haz . Mat . storage, if applicable 17) Underground storage tanks locations, if applicable 18) Type of construction walls/roof 19) Standpipes PLEASE NOTE: Plans with topographical information, contour lines, easement lines, property lines, setbacks, right-of-way lines, headings, and other related lines or markings, are not acceptable, and will be rejected. Chanhassen Fire Department Fire Prevention �� Policy #07-1991 Z�� .cDate: 01/16/91 Revised: 02/18/94 Approved - Pu•lic Safety Director Page 1 of 1 „, CITY OF '1i-(� 4, .\\ ..4-vit- ,....‹_-, . '(..„.:i.,, ice'„ ff �� 690 COULTER. ,-1-iiii.- C IIANNII, SSEN DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 CHANHASSEN FIRE DEPARTMENT POLICY PREMISES IDENTIFICATION General Numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. Size and location of numbers shall be approved by one of the following - Public Safety Director, Building Official, Building Inspector, Fire Marshal . Requirements are for new construction and existing buildings where no address numbers are posted. x« Other Requirements-General _ 1. Numbers shall be a contrasting color fromnthe background. 2. Numbers shall not be In script -.- .t 3. If a structure Is not visible from the street,additional numbers are required at the driveway entrance. Size and location must be approved. 4. Numbers on mall box at driveway entrance may be a minimum of 4". However, requirement#3 must still be met 5. Administrative authority may require additional numbers If deemed necessary. Residential Requirements(2 or less drve®ng unit) 1. Minimum height shall be 5 1/4". 2. Building permits will not be flnaled unless numbers are posted and approved by the Building Department Commercial Requirements .'�- 1. Minimum height shall be 12". 2. Strip Mails a. Multi tenant building will have minimum height requirements of 6". b. Address numbers shall be on the main entrance and on all back doors. 4 3. If address numbers are located on a directory entry sign, additional numbers will be required on the buildings main entrance. OP Chanhassen Fire Department Fire Prevention Policy #29-1992 / - Date: 06/15/92 Revised: Approved - Public Safsty Director Page 1 of 1 t4: PRINTED ON RECYCLED PAPER CITY OF CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 WATER SERVICE INSTALLATION POLICY FOR COMMERCIAL AND INDUSTRIAL BUILDINGS 1) The Inspections Division shall be responsible for issuance of permits. No permit shall be issued until approval of plans have been obtained from the following: a) Engineering Department b) Fire Marshal c) Minnesota Department of Health d) Plumbing Inspector 2) Plumbing inspectors will do all installation inspections and witness the hydrostatic and conductivity tests. Inspection and Test Requirements a) All pipe shall be inspected before being covered. Phone 937-1900, ext. 31. to schedule inspections. A 24 hour notice is required. b) Conductivity test is required. The pipe shall be subjected to a minimum 350 amp test for a period of not less than 5 minutes. c) Hydrostatic test required. All pipe shall be subjected to a hydrostatic pressure of 150 psi for 2 hours. Allowable pressure drop shall not exceed 1 PSI. d) Pipe shall not be run under buildings - NFPA 24S-3.1. 3) Upon approval of the hydro test, the plumbing inspector shall submit a copy of the inspection report to the utility superintendent_ The inspection report shall note whether the system is ready for main flush and drawing of water sample for the bug test. Inspections Division Water Service Installation Policy #34-1993 Date: 04/15/93 Revised: 4/17/96 Page 1 of 2 CITY OF • tki4 CHANHASSEN ` '�:... 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 CHANHASSEN FIRE DEPARTMENT POLICY MAXIMUM ALLOWED SIZE OF DOMESTIC WATER SERVICE ON A COMBINATION DOMESTIC/FIRE SPRINKLER SUPPLY LINE 1. Domestic water line shall not be greater than 1/4 pipe size of the combination service water supply line. 2. 1 1/2"domestic off 6"line. 3. 2"domestic off 8"line._. 4. 2 1/2 domestic off 10"line.. Option 1: Domestic sizes may be increased if it can be calculated hydraulically that the demand by all domestic fixtures will not drop the fire sprinkler water below its minimum gallonage required. Option 2: Combination domestic and five line service shall have an electric solenoid valve installed on the domestic side of the service. This valve shall be normally powered open and close on loss of electric power or signal from the system water flow indicator. Must be approved by the Chanhassen Fire Marshal and Chanhassen Mechanical Inspector. tCZ Chanhassen Fire Department Water Line Sizing Policy#36-1994 7 Date: 06/10/94 Revised: Approved - Public Safety Director Page 1 of 1 "e" CITY OF cHANBAssEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 .C' (612) 937-1900 • FAX (612) 937-5739 CHANHASSEN FIRE DEPARTMENT POLICY COOKING EQUIPMENT EXHAUST HOOD REQUIREMENTS 1. FIRE PROTECTION A. Where Required: 1) On commercial cooking equipment,when grease-laden vapors are produced. 2) If any cooking device under an exhaust hood produces grease-laden vapors, then the entire hood must be protected. B. Type of Protection: 1) When building is fully sprinklered, the hood system must be a sprinklered system. 2) In non-sprinklered buildings, any U.L. listed system is acceptable. C. When extinguishing agent is released, hood exhaust must: 1) be shut down; gas to cooking equipment must be shut down; and electricity to grease producing heating appliances must be shut down. Gas and electricity must be manually reset after:auxomatic,shutdown. Chanhassen Fire Department Fireevention Policy 35-1994 `� Date: 06/07/94 77Z Revised: Approved - Public Safety Director Page 1 of 1 .; CITY 4F ., .., , ,., - ClIANBASSEN r.0 L't.. 1I ,-v 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 CHANHASSEN FIRE DEPARTMENT POLICY FIRE SPRINKLER SYSTEMS 1. Permits are required for all sprinkler work. 2. A minimum of four sets of plans are required. Send, or drop off plans and specifications and calculations to: Mark Littfin, Fire Marshal "= City of Chanhassen • 690 Coulter Drive Chanhassen, MN 55317 3. Yard post indicators are required and must have tamper protection. 4. All control values must be provided with tamper protection. 5. All systems tests must be witnessed by the Chanhassen Fire Marshal. Appointments can be made by calling the Fire Marshal at 937-1900, ext. 132, between 8:00 AM and 4:00 PM, Monday through Friday. Please try to arrange tests at least 24 hours in advance. All revisions of 25 heads or more will require a test. 6. Main drains.& inspector test connections must be piped to the outside atmosphere. 7. Water may,hili be introduced into sprinkler piping from the City maiii until the Fire Marshal witnesses a flush test per NFPA 13-8-2.1. 8. The City of Chanhassen has adopted Appendix E (see 1305.6905 appendix chapter 38 of the MBC). Chanhassen Fire Department Fire Prevention Division Policy #40-1995 Date: 01/12/95 Revised: 04/26/95 Page 1 of 2 9. All systems must be designed to NFPA-13, 1991 edition and Chapter 6 Standards. All attic systems are to be spaced at a maximum 130 square foot coverage. 3/4" plastic piping will niu be allowed at any time in attic space. 10. All equipment installed in a fire protection system shall be UL listed or factory mutual approved for fire protection service. 11. Fire protection systems that are hydraulically calculated shall have a 5 psi safety factor at maximum system flow. 12. Acceptable water supplies for fire sprinkler systems are listed in NFPA-13, 1991 ed., Chapter 7. Swimming pools and ponds are not acceptable primary water supplies. 13. Pressure and gravity tanks shall be sized per the requirements contained in NFPA-13 and 22. Duration of the water supply shall match the hazard classification of the occupancy. 14. Include spec sheets for fire sprinkler heads - dry pipe/pre-action valving. 15. The definition of inspection is contained in MN Rule 7512.0100 Subpart 10, and states that inspection means: 1. Conducting a final acceptance test. 2. Trip test of dry pipe, deluge or preaction valves. 3. A test that an authority having jurisdiction requires to be conducted under the supervision of a contractor. Only licensed fire protection contractors are permitted to conduct these tests. 4. All other inspections including the inspectors test, main drain and other valves are permitted under MN Rule 7512.0400 Subpart-2G, as maintenance activities and do not require a license as a fire protection contractor. 16. Per Section 904.3.2. and the 1994 Uniform Building Code, an approved audible sprinkler flow alarm to alert the occupants shall be provided in the interior of the building in a normally occupied location. 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CASE: 95-15 Site Plan BY: Al-Jaff:v STAFF REPORT • PROPOSAL: Site plan review for a 22,800 square foot postal office carrier annex LOCATION: Lot 4, Block 1, Chanhassen Business Center 3rd Addition Z APPLICANT: U.S. Post Office RSP Architects 6800 W 64th Street Suite 100 First Avenue North Overland Park, KS 66202-4171 Minneapolis, MN 55401 (913) 832-4202 (612) 339-0313 • PRESENT ZONING: Planned Unit Development. ruu tnuustrtai ACREAGE: 5.4 acres ADJACENT ZONING AND LAND USE: N - PUD, Lake Drive West and Vacant Parcel S- RSF, Bluff Creek Estates Subdivision E - PUD,National Weather Service W- PUD, Vacant Parcels WATER AND SEWER: Available to site. , PHYSICAL CHARACTER: The site has been graded and is devoid of vegetation. There is a temporary stockpile on the site which was seeded to prevent erosion. A berm is located along the southwest corner of the site. .1.� A 100 foot wide preservation easement is located along the south property line and contains a meandering trail. 2000 LAND USE PLAN: Office/Industrial I / \ \ _...........i. ,-_, , \IFNI' pj04 • Park Bluff Creek Court 0001111ht Elern schooi 10111111LII •-e---- 76 Coulter BlvfLidillik .a117 oad. 1114 1111 Coulter Blvd 10 • 101 litlei " -1-1,Jo CY6' 111,11 Dr 411111 ° • _ ., :%-'21* • ‘ - .41111111, °' 14*4* —.I., ---irArl VS Pza I,* us Ea. II,u US 1111 / eglell 11111111 illbhilli 1.1 mill ri"; ci- AlralliAllillbalb\- • % Je 4 , , _„„Slaki 0... •A.e. tonrilk7-r_21L,-=. 1- 1- 1-1 m--:.,,;--wino*, 4 I., % Mr:at*4IP II tak, it;11 0 I 4.4 I/ leg IWO vt4,10 1 §'N? •At+ 1 c' • creek ene Pinmokylr# A . „, .,4,,, ,.., aro-1.-.--11i toilmulia svord—‘ , komp. tot oil& s. , ;it . Airrow: 'il di. ‘;4:kiVi AWN'. :I ilki i Mir et'rr r OW I I I r 1 6 116"' w". • 4 s .46 I-2"" D 1‘ _iiiffirrAW;e4ailr14111:i .....PilfigliPo 4. ,e _.-.,..1 --,— .. .weippla....,. Mit.A4Cellipair1 -Ali 1U N4.' ••41 Pali fw 0 1* ,.. . 1”111 MS V 'V '41e1A1`0=1 •.c.e" . Avt • Rau -01ffine*, • Minartlitgill i -. ealiv,irla NI iiii:it* .., vs ne, .... ?.\151IPPP *k14‘ • - OW)'T.4V"-- : -.- dilli .141 V 4ro I.. . • 01.4 r IAN sr tor 411*. - 41/4,- sAt Ix .01.4,____-'i -..- •4 vw w• park All AIL 111 _ . less IND-Ata To itopi% - Ity A1110 4,14rns7 II . -7 - tAlligfiNINita , , :Sipairilk.1#441 grill" / 12 liipt ijv k. ill ,. . SE ill 1 r . / . . . It a, ...._ . g_ 449 ' Iti- Afv- 8fman Blvd (C.R. 8) \ .....:. _:. J. --,--;• .. „.. _. •:„, ,.,.: ... j — ._ ,, 0 .. 1 .L. , ' 1 , ,.. 0 , . Post Office Carrier Annex November 4, 1996 Page 2 PROPOSAL/SUMMARY The U.S. Post Office is building a 22,800 square foot building. The building is located on Lot 4, Block 1, Chanhassen Business Center 3 Addition. The building will be used as a carrier annex. The Federal Law preempts local government control over the building and siting of federal facilities. This means that since the Postal Service is a branch of the federal government, they are not required to apply for a building permit, schedule inspections, or go through a site plan application process. Over the past year, staff met with the postal service on several occasions to discuss potential locations for this facility. As locations were narrowed down, we asked the architects for the project to keep staff informed of progress. City ordinances pertaining to industrial development as well as applications were requested and forwarded to the architect's offices. A set of finalized plans were submitted to the City on the day construction began. Staff has been provided limited information regarding the details of the use of the building. An informational meeting was held on Wednesday, October 30, 1996. At this meeting, representatives from the U.S. Post Office and representatives from RSP Architects were able to provide additional information regarding the use of the building and additional site design details. Following is the staff review of the site plan based on the information staff has been able to receive. The site is zoned PUD-IOP, Planned Unit Development-Industrial Office Park, and bordered by Bluff Creek Subdivision to the south, Lake Drive West to the north, vacant land to the east and the National Weather Service to the west. The lot area is 5.5 acres in size. The site has full access from Lake Drive West. The Post Office Annex intends to use cut face block on all four sides. There are three colors of block--burgundy, light burgundy and rose. There is a canopy along the north and south sides of the building where employee entrances are located. The PUD requires that all walls shall be given added architectural interest through building design or appropriate landscaping. Horizontal bands accentuate the building. The overall design provides variation and detail on the facade of the building. The use of the building is classified as a warehousing use which is a permitted use in the PUD. The carrier annex has 58 indoor parking spaces for the mail carrier vehicles. Three garage doors for the indoor parking area is located along the west elevation of the building. There are 8 parking spaces along the northeast portion of the site and approximately 100 spaces for employee vehicles located along the southern portion of the site. Four loading docks are located along the southeast corner of the building. The site landscaping exceeds the minimum requirements of the ordinance in certain areas such as the fact that the ordinance requires 22 trees on the site and the plans show 40 trees, however, Post Office Carrier Annex November 4, 1996 • Page 3 there are other areas where the plan in lacking but can easily be improved. The portion immediately south of the parking lot is devoid of vegetation with the exception of the southwest corner. The plans can be revised without drastic change to the grading plan by moving some of excess dirt on the site immediately south of the parking lot and north of the existing trail. Staff strongly recommends that landscaping be added along the berm. This berm will be located within a 100 foot preservation easement. The postal service is proposing a seven foot high privacy fence along the south side of the parking lot. At the neighborhood meeting, the neighbors requested the postal service locate the fence on top of a berm, south of the parking lot and north of the existing trail, to maximize screening. The neighbors also requested the fence and berm be high enough to allow complete screening of the loading docks. The architects for the project are currently working on plans that would provide a berm within that area as well as a variety of trees and bushes for additional screening. Staff finds that the site plan meets City ordinances and the PUD standards without variances, with recommendations outlined in the staff report. BACKGROUND On January 13, 1992, the City Council approved the preliminary plat for the Chanhassen Business Center as shown on the attached site plan. The PUD was amended on February 8, 1993 to allow for a church as a permitted use and the final plat for phase I of the project was approved. On April 24, 1995, the Chanhassen Business Center 2nd Addition, subdividing Outlot C into 7 lots, was approved by the City. The Chanhassen Business Center is an industrial/office park on 93.7 acres. The original plat consisted of 12 lots and 2 outlots. The ultimate development for this proposal was to have a total of 700,000 square feet of building area with a mix of 20%office, 25% industrial and 55% warehouse. The first phase of final plat approval included two lots. The National Weather Service (NWS) was built on Lot 1, Block 2 and the Jehovah Witness Church was built on Lot 1, Block 1 of the 1st Addition. Highland was built on Lot 2, Block 1, Power Systems on Lot 4, Block 1 and Paulstarr Enterprises was built on Lot 7, Block 1 of the 2nd Addition. One of the original conditions of the PUD was that the perimeter landscaping was to be installed as well as the trail. This condition has been met and the landscaping is consistent with the approved landscaping plan for the original PUD. On September 25, 1995, the City Council reviewed the replat of Outlot A into Lots 1, 2, 3, and 4, Block 1, Chanhassen Business Center 3rd Addition. Control Products is built on Lot 1, Block 1, Chanhassen Business Center 3rd Addition. Post Office Carrier Annex November 4, 1996 Page 4 GENERAL SITE PLAN/ARCHITECTURE OVERVIEW The building is oriented so that the front of the building is facing Lake Drive West. The employee parking is to the rear. There are four loading docks on the south side of the building and access to the indoor parking is gained from the west of the building through three garage doors. Direct views of the docks, which are located to the south of the building, will be visible from some of the homes to the south.. Additional landscaping will be required to screen the docks from views. This issue is discussed in detail in the Landscaping Section of the staff report. The building height is 20 feet and is located 30 feet from the north, 250 feet from the south, 90' from the west, and 55' from the east property line. The postal service intends to use smooth faced block on all four sides. The PUD requires that all walls shall be given added architectural interest through building design or appropriate landscaping. Horizontal bands of rough face block, accentuate the building. A pitched element, adorn the entry ways into the building. The overall design provides variation and detail on the facade of the building The trash enclosure is located inside the building. DEVELOPMENT STANDARDS The development standards will remain the same as previously approved with the PUD. a. Intent The purpose of this zone is to create a PUD light industrial/office park. 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 light industrial, warehousing, and office as defined below. The uses shall be limited to those as defined herein. If there is a question as to whether or not a use meets the definition, the City Council shall make that interpretation. 1. Light Industrial. The manufacturing, compounding, processing, assembling, packaging, or testing of goods or equipment or research activities entirely within an enclosed structure, Post Office Carrier Annex November 4, 1996 Page 5 with no outside storage. There shall be negligible impact upon the surrounding environment by noise, vibration, smoke, dust or pollutants. 2. Warehousing. Means the commercial storage of merchandise and personal property. 3. Office. Professional and business office, non-retail activity. FINDING: The proposed uses of light industrial and office are consistent with the parameters established as part of the PUD. c. Setbacks In the PUD standards, there is the requirement for landscape buffering in addition to building and parking setbacks. The landscape buffer on Audubon Road is 50 feet, south of Lake Drive and 100 feet along the southern property line. The PUD zone requires a building to be setback 50 feet from the required landscape buffer and public right-of-ways. There is no minimum requirement for setbacks on interior lot lines. The following setbacks shall apply: Building Parking Required(South Property Line& 100' + 50' 100' + 10' Setback) Front & Rear ROW on Lake Dr. 25' 15' Interior Side Lot Line 10' 10' FINDING: The proposed development meets or exceeds the minimum setbacks established as part of the PUD. d. Development Standards Tabulation Box Chanhassen Business Center Third Addition CBC PUD Lot Size - Bldg Ht. Bldg Sq. Ft. Building Coverage Impervious Acres (ft.) Surface PUD 3.56 40' 40,000 26% 67% Requirement Post Office 5.5 24' 22,800 10% 58% Annex Post Office Carrier Annex November 4, 1996 Page 6 COMPLIANCE TABLE PUD Postal Office Annex Building Height 2 stories 1 story Building Setback N-25' E-10' N-45 ' E-55' W-10' S-160' W-90' S-250' Parking stalls 56 58 stalls interior 83 stall exterior Parking Setback N-15' E-10' N-15' E-12' W-10' S-110' W-1T S-110' Hard surface 70% 58% Coverage Lot Area 1 acre 5.5 acres Variances Required - none The PUD standard for hard surface coverage is 70% for office and industrial uses. Parking Standards: Office -4.5 spaces per 1,000 square feet; Warehouse - 1 space per 1,000 for first 10,000 square feet, then 1 space per 2,000 square feet; Manufacturing - 1 parking space for each employee on the major shift and 1 space for each motor vehicle when customarily kept on the premises. Building Square Footage Breakdown for entire development Office 20% 120,700 sq. ft. Manufacturing 25% 150,875 sq. ft. Warehouse 54.09% 326,425 sq. ft. Church 0.91% 5,500 sq. ft. Total 100% 603,500 sq. ft. FINDING: The proposed development meets the development standards established as part of the PUD. The city has previously approved the following square footage within the Chanhassen Business Center: Post Office Carrier Annex November 4, 1996 Page 7 Development Office Manufacturing Warehouse Church PUD Requirements 120,700 150,875 326,425 5,500 Church 5,500 National Weather Service 17,500 Power Systems 7,433 20,317 Paulstarr 7,287 18,017 Enterprises Highland 1,802 7,359 Control 10,000 16,750 8,250 Products Technical 7,749 20,999 10,000 Industrial Sales II Percentage 8.5% 6.2% 10.1% 0.91% Total 51,771 37,749 60,943 5,500 e. Building Materials and Design 1. The PUD requires that the development demonstrate a higher quality of architectural standards and site design. All mechanical equipment shall be screened with material compatible to the building. 2. All materials shall be of high quality and durable. Masonry material shall be used. Color shall be introduced through colored block or panels and not painted block. 3. Brick may be used and must be approved to assure uniformity. 4. Block shall have a weathered face or be polished, fluted, or broken face. 5. Concrete may be poured in place, tilt-up or pre-cast, and shall be finished in stone, textured or coated. 6. Metal siding will not be approved except as support material to one of the above materials or curtain wall on office components or, as trim or as HVAC screen. 7. All accessory structures shall be designed to be compatible with the primary structure. Post Office Carrier Annex November 4, 1996 Page 8 8. 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. 9. The use of large unadorned, prestressed concrete panels and concrete block 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. 10. Space for recycling shall be provided in the interior of all principal structures for all developments in the Business Center. FINDING: The applicant is proposing the use of rock faced block. The PUD requires that all walls shall be given added architectural interest through building design or appropriate landscaping. The plans include horizontal accent bands, pitched elements and canopies at entry ways. The building design in general meets the intent of the PUD design requirements. f. Site Landscaping and Screening 1. All buffer landscaping, including boulevard landscaping, included in Phase I area to 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 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. 2. All open spaces and non-parking lot surfaces shall be landscaped, rockscaped, or covered with plantings and/or lawn material. 3. Storage of material outdoors is prohibited unless it has been approved under site plan review. All approved outdoor storage must be screened with masonry fences and/or landscaping. 4. The master landscape plan for the CBC PUD shall be the design guide for all of the specific site landscape developments. Each lot must present a landscape plan for approval with the site plan review process. 5. Undulating or angular berms 3'to 4' in height, south of Lake Drive along Audubon Road shall be sodded or seeded at the conclusion of Phase I grading and utility construction. The required buffer landscaping may be installed in phases,but it shall be required where Post Office Carrier Annex November 4, 1996 • Page 9 it is deemed necessary to screen any proposed development. All required boulevard landscaping shall be sodded. 6. Loading areas shall be screened from public right-of-ways. Wing walls may be required where deemed appropriate. FINDING: The landscaping requirements for the development require the postal service to provide a landscape plan including a buffer on the south side to obscure the view from the neighboring residential area to the south. In addition, landscaped islands or peninsula for every 6,000 square feet of parking. The landscaping plan should include at least 21 trees. The postal service proposes an additional 19 trees on the site. Still, additional trees are required to provide adequate screening. Staff recommends these trees be placed on the south of the proposed fence and on the berm to provide enhanced landscaping and further screening of the loading area on the south side. One of the main concerns voiced by the property owners to south was the location of the four loading docks to the south. Representatives of the neighborhood recommended the building be rotated 180 degrees. This would locate the docks along Lake Drive West and create a violation of the PUD Ordinance "Loading areas shall be screened from public right-of-ways. Wing walls may be required where deemed appropriate." As an alternative, staff is recommending the dock be located along the east wall of the building. This alternative will keep the development within ordinance requirements. A second option is to provide a berm along the southern portion of the parking lot and intensify the landscaping. According to city ordinance, "undesirable visual impacts must be screened . . . including truck loading areas." The proposed landscaping plan proposes a 7 foot high fence along the south of the parking lot. However, the homes to the south are located at a much higher elevation. The 7 foot high fence will not provide adequate screening of the loading docks. The architect for the project is investigating the option of locating a berm in that area with the seven foot high fence above the berm to maximize the affect of the buffer. At the time of writing this report, a decision had not been made yet. g. Signage 1. All freestanding signs be limited to monument signs. The sign shall not exceed eighty (80) square feet in sign display area nor be greater than eight(8) feet in height. The sign treatment is an element of the architecture and thus should reflect with the quality of the development. The signs should be consistent in color, size, and material throughout the development. The applicant should submit a sign package for staff review. 2. Each property shall be allowed one monument sign located near the driveway into the private site. All signs require a separate permit. 3. The signage will have consistency throughout the development. A common theme will be introduced at the development's entrance monument and will be used throughout. Post Office Carrier Annex November 4, 1996 Page 10 4. Consistency in signage shall relate to color, size, materials, and heights. FINDING: The applicant has not provided details regarding signage for the site. City ordinances require all signs to receive a permit prior to installation. h. Lighting 1. Lighting for the interior of the business center should be consistent throughout the development. 2. A decorative, shoe box fixture(high pressure sodium vapor lamps) with a square ornamental pole shall be used throughout the development area for area lighting. 3 Lighting equipment similar to what is mounted in the public street right-of-ways shall be used in the private areas. 4. All light fixtures shall be shielded. Light level for site lighting shall be no more than 1/2 foot candle at the property line. This does not apply to street lighting. FINDING: The Postal Office proposes the installation of eight light poles. Three of the lights will be left on 24 hours a day. The remaining lights will be turned on as needed. At the neighborhood meeting, the architects for the project showed a plan detailing the foot candles of the lights along the property lines. The City is not in possession of the plan, however, in reviewing at the meeting, it appeared to be well within ordinance In conjunction with Phase I grading of Chanhassen Business Center, the site was used for a temporary stockpile area of the common excavation (see attachment). Subsequent phases of Chanhassen Business Center removed most of the stockpile except for a small area located in the southwest corner of the site. The grading plans propose on removing the rest of the stockpile for construction of the parking lot. The applicant's grading plans generally conform with the approved overall subdivision grading and drainage plan. In conjunction with Phase III of Chanhassen Business Center,a storm sewer line was designed and constructed to service the property. The applicant proposes on extending the line throughout the site to convey stormwater runoff to the regional stormwater pond for pretreatment prior to discharging into Bluff Creek. No additional storm drainage ponds will be necessary in conjunction with this project. Staff has received storm sewer calculations and reviewed the calculations for compliance with the subdivision's overall drainage plan. Staff found the plans to be in compliance. The applicant has applied for a grading permit through the Riley-Purgatory-Bluff Creek Watershed District. Their application will be review on Wednesday,November 6, 1996. Based Post Office Carrier Annex November 4, 1996 Page 11 on telephone conversations with Mr. Bob Obermeyer,Watershed District Engineer, they will be recommending approval and issuing a permit accordingly. UTILITIES Municipal sanitary sewer and water service is provided to the site from Lake Drive West. EROSION CONTROL Silt fence has been installed around most of the site. Rock construction entrances were required but have not been installed to date but will be shortly. PARKING LOT CIRCULATION The overall parking lot and drive aisles conform with the City's parking regulations. Staff recommends the applicant use the City's industrial driveway apron detail for both entrances on the Lake Drive West. In addition, during construction, rock construction entrances shall be provided. SITE PLAN FINDINGS In evaluating a site plan and building plan, the city shall consider the development's compliance with the following: (1) Consistency with the elements and objectives of the city's development guides, including the comprehensive plan,official road mapping, and other plans that may be adopted; (2) Consistency with this division; (3) Preservation of the site in its natural state to the extent practicable by minimizing tree and soil removal and designing grade changes to be in keeping with the general appearance of the neighboring developed or developing or developing areas; (4) Creation of a harmonious relationship of building and open space with natural site features and with existing and future buildings having a visual relationship to the development; (5) Creation of functional and harmonious design for structures and site features, with special attention to the following: Post Office Carrier Annex November 4, 1996 Page 12 a. An internal sense of order for the buildings and use on the site and provision of a desirable environment for occupants, visitors and general community; b. The amount and location of open space and landscaping; c. Materials, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with adjacent and neighboring structures and uses; and d. Vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement and amount of parking. (6) Protection of adjacent and neighboring properties through reasonable provision for surface water drainage, sound and sight buffers, preservation of views, light and air and those aspects of design not adequately covered by other regulations which may have substantial effects on neighboring land uses. Finding: The proposed development is consistent with the comprehensive plan, the zoning ordinance, the design guidelines established as part of the Chanhassen Business Center PUD with the modifications outlined in the staff report, and the site plan review requirements. The site design is compatible and harmonious with the approved industrial developments throughout the city. RECOMMENDATION The staff recommends the Planning Commission adopt the following motion: "The Planning Commission recommends approval of Site Plan 95-15 for a 22,800 square foot Postal Service Annex building, located on Lot 4, Block 1, Chanhassen Business Center Third Addition as shown on the plans dated received October 3, 1996, and subject to the following conditions: 1. The applicant shall incorporate the City's industrial driveway apron detail into the construction plans and build both access points accordingly. 2. Rock construction entrances shall be employed and maintained at both access points until the parking lot has been paved with an all-weather surface. Post Office Carrier Annex November 4, 1996 Page 13 3. The grading plan needs to be modified to incorporate a berm along the south portion of the parking lot. The slope on the berm shall not exceed 3:1. The applicant must provide additional year round screening of the truck loading area. At a minimum, 4 landscape islands or peninsulas should be provided within the southerly parking lot. 4. 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. As an alternative, the applicant can use factory applied panels on the exterior to the equipment that would blend in with the building materials. 5. A sign plan has not been submitted. A freestanding sign shall be limited to one monument sign. The sign shall not exceed eighty(80) square feet in sign display area nor be greater than eight(8) feet in height. The sign treatment is an element of the architecture and thus should reflect with the quality of the development. A common theme will be introduced at the development's entrance monument and will be used throughout. Each property shall be allowed one monument sign located near the driveway into the private site. The monument sign must maintain a ten foot setback from the property line. The signs should be consistent in color, size, and material throughout the development. The applicant should submit a sign package for staff review. A separate permit is required for all signage on site. 6. Lighting for the interior of the business center should be consistent throughout the development. A decorative, shoe box fixture (high pressure sodium vapor lamps) with a square ornamental pole shall be used throughout the development area for area lighting. All light fixtures shall be shielded. Light level for site lighting shall be no more than 1/2 foot candle at the property line. This does not apply to street lighting. Lighting equipment similar to what is mounted in the public street right-of-ways shall be used in the private areas. Wall pack units may be used provided no direct glare is directed off- site and no more than 1/2 foot candle of light is at the property line. 7. The Post Office shall investigate the option of moving the loading dock to the east of the site." ATTACHMENTS 1. Chanhassen Business Center Preliminary Plans and plans of buildings approved at the Chanhassen Business Center. 2. Memo from Dave Hempel dated November 1, 1996. 3. Letter from William B Kemble dated October 29, 1996. 4. Site plan dated received October 3, 1996. ..rn nar-.•, tea.yR.m,.0 0..•.a y-..a:.. 1f ICS'M•7M..d M>07 �•.�� 7 .w.T.r �75S•Nr• 1W100 70,5.- I.LSI 0�illpitt -,... ...tC!•..•i%` J ''''-SYLS.^ yrr70.3-- a.4r7n1N'd tt WYnOrcr — },� J 3 �.,.. \`gib .�D g - : 7,, , —...._ .__ gV • '\♦? ' {.-N �iis j /R(!i \` • •��•safi;.'r•1 \ ra ` ,� r it 4.It I E D • i r \\/ N ;; : / — •L,�\ '' tl.. 7S rW •'a 0.'.••fF a w t — — i Z ♦•\ ' t • \\ 4.7; 1 3 w 1.1 s .� i m \\ 4 ♦ III 1 N S. 1 � —-- -,-----•--- --— , .1 1 jl .,l�} o \ 1% 1 C6 t • I. Zai !., .i b ! ! ii! !! � .\. --,..:. �3� � s1 1! - ! i F; \. 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J ti�C = i I I ^� 1, 7 1 , III1Mil ,fiitI ! :- ..., • ° s � l' _ ©eeeaooce©•IlII — ; psi C, . . • • Pislii i ill `� t N diM:\/111116 ii 1 e 4f1 ®Ili410 an i gi - ..•. - Tete IP 4 ' !t 11; . • i • 1 .. j 1 40i ' Iii It , l�� , �. }. 1 :, I 4 2i ii _ I S 1 -., - ti, i t pr 1I el i , . I , ji14Q e' 1 s oeo 3 0 • No 4I _ ► ri , i 41 Aft aro it l 1 • 1; CITY OF CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 MEMORANDUM TO: Sharmin Al-Jaff,Planner II FROM: David Hempel, Assistant City Engineer u" DATE: November 1, 1996 - SUBJ: Review of Site Plan for Chanhassen Postal Office Annex Land Use Review File No. 96-30 GRADING & DRAINAGE In conjunction with Phase I grading of Chanhassen Business Center,the site was used for a temporary stockpile area of the common excavation (see attachment). Subsequent phases of Chanhassen Business Center removed most of the stockpile except for a small area located in the southwest corner of the site. The grading plans propose on removing the rest of the stockpile for construction of the parking lot. The applicant's grading plans generally conform with the approved overall subdivision grading and drainage plan. In conjunction with Phase III of Chanhassen Business Center,a storm sewer line was designed and constructed to service the property. The applicant proposes on extending the line throughout the site to convey stormwater runoff to the regional stormwater pond for pretreatment prior to discharging into Bluff Creek. No additional storm drainage ponds will be necessary in conjunction with this project. Staff has received storm sewer calculations and reviewed the calculations for compliance with the subdivision's overall drainage plan. Staff found the plans to be in compliance. The applicant has applied for a grading permit through the Riley-Purgatory-Bluff Creek Watershed District. Their application will be review on Wednesday, November 6, 1996. Based on telephone conversations with Mr. Bob Obermeyer,Watershed District Engineer, they will be recommending approval and issuing a permit accordingly. UTILITIES Municipal sanitary sewer and water service is provided to the site from Lake Drive West. Sha min Al-Jaff November 1, 1996 Page 2 EROSION CONTROL Silt fence has been installed around most of the site. Rock construction entrances were required but have not been installed to date but will be shortly. PARKING LOT CIRCULATION The overall parking lot and drive aisles conform with the City's parking regulations. Staff recommends the applicant use the City's industrial driveway apron detail for both entrances on the Lake Drive West. In addition,during construction,rock construction entrances shall be provided. RECOMMENDED CONDITIONS OF APPROVAL 1. The applicant shall incorporate the City's industrial driveway apron detail into the construction plans and build both access points accordingly. 2. Rock construction entrances shall be employed and maintained at both access points until the parking lot has been paved with an all-weather surface. Jms Attachment c: Charles Folch, Director of Public Works &fs]\volZ\eng\dave\rnemos'post office annex.spr.doc rn_Atn BLANKETLr-- Y MI-1'F BLOCK i . 7( cL WEI 2 PHA 4. i 3 s j I B U S I N E S 'C' DRAINAGE S UTILITY EASEMENT C F NTE R ; ► ' I ae' -___ — MH3A '' 16 15 ..4 --4......— _1JTILUy-EASE�IF (7 ' ��IN-I'l - :: 4;< • H4A- - -- - — -4 ---- r ti r r:" _:: - cc/if .. ,/ ✓!fr ✓nn 4- ,fl ia. zTHIRp ' h ' � � i ii_ ••eY � f . :' ,,.'A:::...-'''.:...4s;':••••- F exD wfi : O, • '• . • � ki Q y ^ a � • f , / ;0,- e ° am, ^ xa • .. " f R 4 i S e : ? e, . . r o 2 ; '*. .: l'e .:77e:r.:,..:.: : ., • , . . \ • 4,.,„t.,,,. .�t ,,, '. y ,a .a.r,,.a. .xy 's*K s a 'fi` I T aC.A g a .� yAe„:.�5'+k+i.A..:.- � �:. /+'' s r� z � '."y,� °'off"� � - visa el 4$ rye r- • :a . .. s i+ .W dds. ,` i•�sS .u�.�A '� - -� y+Sa'• I, I Nis......................... ,i21 .. . re.:74: ',,,,; F.-...,- nk-: .s..4.-: ,:*.. .., , . . .: : - • ' '''.,:- , fir _ QR^ • -924 4.` �� '�• ,,,..„..,;,,,...,,,A....,,,,,,....• :.:,�`� ,.<`,• ':°'R r' 1 #.- 1 *IA unisesum ,{; c. ..-:-..;;;#4,- • TTeNs .�� a BF ``��a = -� �.• !�-_� 92:G .,111 1', °s+„C,._ `tsps • ` .. . -- Q O,jZ 9� 1 1 I 12 RCP CL V '0 1.00% ' 0 N c;',/ i . :P FLARED s BLUFF CR TRASH GUARD C, . EEK: WI FABRIC : N.Vrtea. t -‘....X.-'4.-*-.A.''''.' •- _ Y. -.. ... .� -1a:�it.rani..-�- .. William B. Kemble 1782 Valley Ridge Trail North Chanhassen, MN 55317 612-448-3023 home 612-448-6208 office 612-210-9482 portable October 29, 1996 Don Chmiel Mayor City of Chanhassen Dear Mr. Chmiel: I am one of the Bluff Creek Estates residents who attended last night's Chanhassen City Council meeting. The purpose of this letter is to ensure that all local officials understand my concerns,and to lay the framework for the approach I feel we should all take at tomorrow night's meeting in the Chanhassen Senior Center. It is unfortunate that you will not be in attendance. I hope you will send a representative from your office, and take the time to urge all those copied on this letter, and any others you feel should be involved to attend this meeting in the spirit of helping your citizens. Our entire neighborhood will be impacted by the new United States Postal Service (USPS)Carrier Annex currently under construction in the Chanhassen Business Center. Many of us can already see our property values plummeting. My home and family may be the most dramatically effected. As currently designed,the 100 vehicle rear parking lot of the facility will begin approximately 60 feet from my backyard, and the tractor-trailers will aim their headlights directly at my bedroom window as they pull into the annex and unload in the middle of the night. For your information,the current plans show only eight (8) other parking spaces throughout the rest of the facility. This means that 93%of the parking will be directly out my back yard, for no reason other than this is the way the building has been designed. At 4:00 a.m. yesterday morning, I visited the USPS Carrier Annex in Edina,and got a first-hand feel for the environment created by these buildings. The lighting used in Edina is similar to that in the loading-dock area at the Pillsbury location on Audubon Road here in Chanhassen. This type of lighting is appropriate at Pillsbury and the Edina USPS Annex because the buildings are positioned appropriately within the area- far removed from any residential property. If similar lighting is used for the Chanhassen USPS Annex it will be possible to stand in my back yard and read the newspaper in the middle of the night. I am describing my understanding of the facility in such detail for a very good reason. I do not believe you, your staff,or any area officials have made the effort to investigate and understand the impact of the design, layout, purpose or operational characteristics of this building. If this building is constructed as currently planned, it will be an incredibly irresponsible act on the part of the USPS. Equally irresponsible will be the City of Chanhassen and local officials who have known for at least a year that the USPS intended to construct this facility somewhere in the area. Flares should have been shot off when it was known that it was possible for this facility to be constructed next door to a residential neighborhood. We all have responsibilities to our community, and we all have responsibilities to this particular situation. The USPS has so far shown that they do not care about their responsibility to their new neighborhood. The USPS is constructing a facility entirely uncharacteristic of those surrounding it,on their own terms, to suit only their own needs, with complete disregard for the City of Chanhassen and the neighboring citizens. Despite this extreme arrogance,the residents of Bluff Creek Estates intend to live up to our responsibility to the USPS, and respect them as we do all our other neighbors. We fully expect the City of Chanhassen and all local officials to live up to their responsibilities in this situation. Your responsibilities are to stand strong for your citizens,and work with the residents and the USPS to ensure that the quality of life does not diminish for any resident of Bluff Creek Estates. Although we would all like to see the USPS alter their plans to accommodate our concerns, we cannot necessarily expect to the USPS to comply. With this in mind, we all need to approach tomorrow night's meeting in the spirit of mutual cooperation and immediate action to resolution. We cannot expect the USPS to postpone or even decelerate the construction schedule. The residents are working to get past our displeasure with the facility being built without our knowledge or input. These are no longer relevant issues. The City of Chanhassen and local officials, prior to tomorrow night's meeting,must get past the fact that the USPS is a unique organization,exempt from local planning and ordinances. You need to get past the fact that you were not given "the normal amount of time to go through the normal process"to review the situation. These are no longer relevant issues. You need to expect that the USPS will not be willing to contribute financially to any solutions. The residents of Bluff Creek Estates are prepared to discuss any number of possible detailed solutions to our concerns at tomorrow night's meeting. We urge all to attend this meeting and work with us in the same spirit of mutual cooperation. Please feel free to contact me at any of the above phone numbers at any time prior to the meeting. Thank you, ' • / William B. Kemble cc Todd Gehrhart Don Ashworth Steve Berquist Colleen Dockendorf Mark Senn Sharmin Al-Jaff Mike Mass Al Nelson- USPS Bryan Marschall -USPS Nancy Mancino Todd Hoffman Dave Humple Roger Knutson Congressman David Minge Senator Paul Wellstone Senator Rod Grahm Representative Tom Workman Current Resident Current Resident Current Resident Addr_no St_name Type 1718 VALLEY RIDGE TRL 1814 VALLEY RIDGE TRL City, State Zip Chanhassen, MN 55317 Chanhassen, MN 55317 Current Resident Current Resident Current Resident 8610 VALLEY VIEW CT 1702 VALLEY RIDGE TRL 1813 VALLEY RIDGE TRL Chanhassen, MN 55317 Chanhassen, MN 55317 Chanhassen, MN 55317 Current Resident Current Resident Current Resident 8615 VALLEY VIEW CT 8600 AUDUBON RD 8657 VALLEY RIDGE CT Chanhassen, MN 55317 Chanhassen, MN 55317 Chanhassen, MN 55317 Current Resident Current Resident Current Resident 8631 VALLEY VIEW CT 8760 VALLEY VIEW PL 8658 VALLEY RIDGE CT Chanhassen, MN 55317 Chanhassen, MN 55317 Chanhassen, MN 55317 Current Resident Current Resident Current Resident 1798 VALLEY RIDGE TRL 1806 VALLEY RIDGE TRL 1822 VALLEY RIDGE TRL Chanhassen, MN 55317 Chanhassen, MN 55317 Chanhassen, MN 55317 Current Resident Current Resident Current Resident 1792 VALLEY RIDGE TRL 8634 VALLEY VIEW CT 1813 VALLEY RIDGE TRL Chanhassen, MN 55317 Chanhassen, MN 55317 Chanhassen, MN 55317 Current Resident Current Resident Current Resident 1782 VALLEY RIDGE TRL 1797 VALLEY RIDGE TRL 8670 VALLEY RIDGE CT Chanhassen, MN 55317 Chanhassen, MN 55317 Chanhassen, MN 55317 Current Resident Current Resident Current Resident 1774 VALLEY RIDGE TRL 8643 VALLEY RIDGE CT 1834 VALLEY RIDGE TRL Chanhassen, MN 55317 Chanhassen, MN 55317 Chanhassen, MN 55317 Current Resident Current Resident " 1 Current Resident 1766 VALLEY RIDGE TRL B- !k•ciU VCL►lel (Zi{ �, I V — 1829 VALLEY RIDGE TRL Chanhassen, MN 55317 Chanhassen, MN ' Chanhassen, MN 55317 Current Resident Current Resident 1750 VALLEY RIDGE TRL 8640 AUDUBON RD Chanhassen, MN 55317 Chanhassen, MN 55317 CHANHASSEN PLANNING COMMISSION REGULAR MEETING OCTOBER 2, 1996 Chairwoman Mancino called the meeting to order at 7:00 p.m. - MEMBERS PRESENT: Craig Peterson, Ladd Conrad, Kevin Joyce, Bob Skubic,Nancy Mancino, Jeff Farmakes and Alison Blackowiak STAFF PRESENT: Kate Aanenson, Planning Director and John Rask, Planner II PUBLIC HEARING: GOODYEAR AUTO REQUESTS APPROVAL TO AMEND THE CONDITIONS OF APPROVAL FOR THE SITE PLAN AND CONDITIONAL USE PERMIT REGARDING HOURS OF OPERATION, SIGNAGE AND OTHER STIPULATIONS OF THE PERMIT, LOCATED AT 50 LAKE DRIVE EAST. Public Present: Name Address Steve Youngstedt Goodyear Auto Dan Smith Goodyear Auto Alex Krengle 8009 Cheyenne Avenue Tom Kotsonas 8001 Cheyenne Avenue John Rask presented the staff report on this item. Mancino: Okay, John a couple questions that I have. Complaints. I'm assuming that Goodyear, I'm not sure when it was open for operation. Was that in 1993? Rask: Yes. Well I think the building was finished. Mancino: In '93. Rask: Yes. Mancino: How long have these complaints been coming in? Rask: From about the time shortly after it's been open. Mancino: So there has been a record of a couple years when the conditions that were placed on them to begin with have not been followed, is that correct? Rask: Correct. Planning Commission Meeting - October 2, 1996 Mancino: And in what particular areas? I mean the ones that are in bold that we're changing tonight or are there other areas? Rask: Correct. The only real, well there were a couple other areas. The ones involved have certainly been ongoing problems. Obviously the doors are in the summertime only. A tire display was outside at various points. We had talked to Goodyear about that and I haven't noticed that out at all over the last several months. Mancino: There were tires out yesterday. Okay. Rask: Okay. And then the other one was parking in drive aisles. As you can see in some of those pictures that I'm passing around, it appears that there's a lack of parking on this site and they are parking in the drive aisles. We have talked to Goodyear about this and we have tried to make some arrangements to do some shared parking with Abra and with the Emission Testing station there to use some of their parking for that spillover. Mancino: Okay. And has that been done? Rask: Not to my knowledge. I have no evidence that it has or hasn't. Mancino: Okay, thank you. Any other questions for staff at this point? Conrad: Yeah, the complaints. How many? Rask: Primarily,just a handful of people. I'm not really at liberty to say who they are. Mancino: Is it mostly during the summer when? Rask: All times throughout the year. Mancino: During the year. Conrad: So help me to know who,but have there been five official complaints filed or how many? Aanenson: Can we say that there seems to be one person complaining more than others, if that's what you're getting at. Farmakes: Can I ask a question? Mancino: Sure. 2 Planning Commission Meeting- October 2, 1996 Farmakes: In the analysis it says that the current management of the Chanhassen Goodyear was not directly involved in the site development review process. Does that mean that the management's changed for the company? Rask: Yeah. The people that were involved in the original site plan, are not the operators of the Goodyear now. Farmakes: How does that work exactly? Rask: That I'm not sure. My conversations have always been with the manager of the building, who's here this evening. I'm not sure when that ownership actually changed. Farmakes: When the condition of approval is agreed to and the building is erected and business is conducted, is that a performance contract? Rask: Yes, it runs with the property. It's not depending upon owner or even the business that's there. If Goodyear was to vacate and some other auto repair came into that site, they would be required to operate it under the same conditions. Mancino: Unless they come in and ask those to be changed. Aanenson: Right, and that's what we did tonight. It wasn't...conditions are reasonable for the staff to try and enforce. Whether or not they're reasonable for the business to operate and I guess that's what... Farmakes: So their approval, if the management changes, is not relevant? Aanenson: Absolutely. Mancino: Okay. Joyce: I've got one last question. Has there been any complaints about the hours of operation? Rask: Well part of the noise and the squealing of the tires is related to the hours of operation because it seems to be of a concern of a neighbor who has to hear these things at 9:00 at night as it appears, I don't know if it's employees leaving or who,but they squeal their tires as they leave the site. Also if you're out to the site, as you leave that driveway, obviously your headlights are shining right on the properties to the south there, which is of a concern also. Joyce: The only reason I ask is that my understanding the conditional use was for them not to be open on Sundays or that kind of thing and now they're open on Sundays now. Rask: Correct. They are open on Sundays now. 3 Planning Commission Meeting - October 2, 1996 Blackowiak: I have one quick question. Could you please explain the difference between numbers 4 and 5 on the recommendation? You talk about no damaged vehicles stored overnight and number 5, no outdoor storage. How do you differentiate between those two? Rask: Yeah, the no outdoor storage could be, well would be the tire rack. It could be car parts. It could be. Blackowiak: But not specifically cars? Rask: Anything other than a car. Blackowiak: Other than a car, okay. Rask: And then of course,4 is where we're looking for an interpretation. What was meant by this condition? That they can't have any cars outside overnight or has it meant that they can't have any damaged or inoperable vehicles out overnight. Mancino: Bob, did you have a question for staff? Skubic: Yes John, there's a gas station just to the west of this property. Much smaller than this business and they do automotive repair. Do they have restrictions on their garage doors or hours of operation? Rask: No. That is a non-conforming use. They were before you for a site, recent site plan amendment to add a canopy, at which time we attached conditions of hours on when the canopy could be lighted and so forth. So no, when the building was built it was, I assume a permitted use and they were able to operate without restriction of the doors or outdoor, well outdoor display's covered in the general ordinance but no other operational standards. Mancino: Thank you. Is the applicant here and do you wish to address the Planning Commission at this time please? Steve Youngstedt: Sure. My name is Steve Youngstedt. I'm the owner and here tonight is Dan Smith, the manager. I guess what we're just asking is some of these restrictions on us we feel it's somewhat unfair and it's hard to do business under when it's 100 degrees outside and you've got to have your garage doors open only 12 inches, it's pretty hard on the people that work in that facility. That's one of the more major things that we'd like to get approved. It's unrealistic to try to get air conditioning in this building, or any kind of air. To get enough when you bring hot cars in and try to keep these doors open. The other thing is,you know we've had competition move into town recently. They have basically unrestricted hours and we feel somewhat, when we first originally were doing this plan, there was going to be the 5 year moratorium. That there would be other tire or auto service places in the city of Chanhassen and how that got, you know I don't know how that got in or how that worked but you know, now we have competition which is probably one of our top competition and they really don't have any hour restrictions so that kind of brought a lot of these issues up too. So that's really basically I think we've done a really good 4 Planning Commission Meeting- October 2, 1996 job compared to other retail stores that we have. We do have three other Goodyear stores in the western suburbs here and you know, we've kept window signage out. As far as painting the garage door, the glass garage doors,we could put advertisement. You know we've asked and it was recommended that we didn't so we don't. We don't do outside sales. We try to keep everything as confined as we can. I think the tires that you might have saw yesterday, we just got a shipment in. That was a tire shipment. We just had to get them moved into the building. So I am trying to, we're here in Chanhassen. We want to conform to what you know, you guys what and what the city wants and be a good neighbor to our neighbors behind us because there's also the possibility that they're going to be our customer. So we don't really want to get too out of line on it but there are some things that we think that are real hard for us to do business. So that's some of the issues here. Mancino: Okay. Steve, couple questions. What about on parking? You do not have enough parking. That's very obvious the few times that I have gone over. That there was not a place to park. Steve Youngstedt: We're trying to work and actually have a work with Abra. We give them free oil changes to let us use some of their parking. The traffic emission testing center so we try to have all our employees park over there and do some of those things. It's, in some ways it's a good problem to have because we're so busy and I guess we can't tell people that you can't, we can't take you in because there's no more parking. So we try to get the work done as fast as we can and keep those places open. Mancino: So do you have a formal agreement with Abra? With them so that you can park over there. Dan Smith: Can I speak to that? Mancino: You bet. If you could just please say your name and your address. Dan Smith: My name's Dan Smith, Manager of Chanhassen Goodyear and I might be...answer that. Jeff, the manager, I've talked to and, the manager of the Emissions Testing Station and we have a formal agreement. It's verbal. Mancino: And what is it? Dan Smith: Pardon me? Mancino: And what is that formal agreement. Dan Smith: We can park in the last,or the parking row facing Highway 5 for our employees cars on Highway 5. So that's 8 cars. Mancino: Is that at Abra? 5 Planning Commission Meeting - October 2, 1996 Dan Smith: At Abra. And then at the Emission Testing Station, the manager over there, the young lady said we can use the row facing east facing our lot. Mancino: Okay. And how many spaces is that? Dan Smith: There's about 6. Mancino: They have 6 spaces there. Okay, so you have an additional 14. Dan Smith: 14, yes. I don't like to park too many customers cars over there because they don't want traffic obstructing their customers either so we try to put our employees over there so we get there in the morning. We keep them over there and then they just move once or twice. Mancino: And what is the toy hauler that is parked outside of your shop? Dan Smith: That is a customer, a local customer who has an electric brake problem. Going out of town and he needs wiring on his trailer. The part didn't come in for him. It's tough to fit that thing inside so my only option was, we try to fit as many cars inside. There's eight spots and then we try to keep them on the farthest, or the south side of the parking lot so nobody can see them from the highway but that one is just temporary until our customer, we've got to get the right brake part for him and again now, we couldn't find the parts so it took an extra day or two. Mancino: Can I noticed that you didn't have parking space even for that so. Dan Smith: Yeah, for a double trailer it's real tough. Mancino: But you do have a little light trailer that's been sitting there for many days that has a flat tire on the south side facing TH 5 and it's been there, not 1 or 2 days but many, many, many days. Dan Smith: I can address that. Mancino: Thank you. Dan Smith: That trailer has never had a flat tire. It is there for re-wiring the trailer. There is a couple there and some brake parts needed for the trailer and that will be out tomorrow. It's been brought inside I would say realistically 95% of the time...inside the building by hand. So it's not out there after operations. Once or twice my night guys did forget to pull it in. Mancino: Okay. Another question that I have. You know you have new hours on your door. You haven't been here yet but you do have new hours on your door that I noticed and when I came in the other night I asked Jeff, who was very friendly. Very nice,polite young man, what your hours were so that I would know if I wanted to bring my car in and he said that they were, right now you were operating under Monday through Friday, 7:00 to 9:00. He wrote it down for 6 Planning Commission Meeting - October 2, 1996 me on your card. And on Saturday you're operating right now from 8:00 to 5:00 and on Sunday you're operating right now 10:00 to 4:00. How long have you been operating under those hours? Steve Youngstedt: Three weeks. Dan Smith: Three weeks probably. Mancino: Okay. Otherwise have you been following the conditions of approval from the city? Up until three weeks ago. Dan Smith: We've been working with Sharmin and John. They have contacted us when the problem did arise. We have been trying to stay within the regulations. Somebody made a comment, one of the complaints was squealing wheels at night and we did have an employee that had a nice fast car. A local Chanhassen resident. We have dealt with that gentleman so you will not be hearing any more noise. If I can add on one thing. When this became all public...and we've had three or four phone calls from the people right behind us. One gentleman was...no noise at all. Fine with what we're doing... squealing wheels. We have taken care of that problem. He will not hear those squealing wheels again. And I didn't get their name and phone number but I just wanted to add that. Mancino: Okay, very good. That's nice to know. Thank you very much. Anyone else have any questions for the applicant at this time? Joyce: I'm just curious. Why would you change your hours three weeks before a hearing like this? Steve Youngstedt: Well basically because competition. We've got numerous customers that are saying how they would leave...and go over to your competition and you know we've been in business down here for three years and we've worked really hard to get a customer base built and you know, that's kind of scary when people start talking about going... Joyce: Did you notify someone from the city that you were changing the hours? Steve Youngstedt: I don't believe we did. Joyce: Okay, thank you. Mancino: Thank you. Very much. May I please have a motion and a second to open this for a public hearing. Farmakes moved,Joyce seconded to open the public hearing. The public hearing was opened. 7 Planning Commission Meeting- October 2, 1996 Mancino: Thank you. This is open for a public hearing. Anyone wishing to address the Planning Commission at this time, please come up and do so. State your name and address. Love to hear your comments or any questions that you may have. Alex Krengel: My name is Axel Krengel, 8009 Cheyenne Avenue, Chanhassen. I am the resident that lives immediately to the south of Goodyear. The driveway from the pollution control testing and Goodyear. The lights flash into my house so I know what's going on over there... I'm not against Goodyear. I'm a customer. It's very handy for me. I'm alone. I can take my car over there. Walk home. Walk back and pick it up so don't get me wrong. I'm not against Goodyear. But I am against the late hours and I'll tell you some of the reasons why. This sign, their hours may have been written that it was 7:00 to 9:00 for only three weeks but they've been open much longer than that through the summer because this squealing wheels has been going on most of the summer. I didn't call through the summer because I did see a patrol car over there so I knew other people were complaining about it. I did call over though just recently. I was informed that they had taken care of some of the problem. However that same night about 8:30 the squealing was there again. Why they burn rubber down that little trail I'm not sure but it must be for testing cars or something. Another reason I'm against these hours is the agreement years ago was that they would restrict their hours because it was a residential area. And my feeling is that they should abide by those rules and regulations and also I know they've been open for later hours for quite some time and to me that's either illegal or dishonest, and I guess I don't appreciate that. I think some of you also do not appreciate that. Again I'm not against Goodyear but I am hoping that we will keep the hours restricted so I can have a little more peace in my backyard in the evening and on Sundays. Thank you. Mancino: Now Mr. Krengel, you understand that when the car wash comes in, those hours can be later. And may be later. And so that you will get traffic from the new car wash that's going in. Alex Krengel: No doubt about it but this summer has been the worse squealing since I've lived there. I've got to believe it's due mostly, maybe not all, to the later hours of Goodyear. So, and I understand. I don't understand why the car wash can have 24 hours a day open but. Mancino: It is a permitted use in that area. Are there any restrictions John to the hours for permitted use in that area? Rask: No. Mancino: None whatsoever? So the car wash could be open 24 hours, if they choose to? Rask: Correct. Alex Krengel: I'm just hoping that it won't get any worse. Thank you. Mancino: Thank you. Anyone else wishing to address the Planning Commission? 8 Planning Commission Meeting - October 2, 1996 Tom Kotsonas: My name is Tom Kotsonas and I live at 8001 Cheyenne in Chanhassen Estates. I live several houses to the west of Krengel and I mainly...the same things that he's saying. I haven't specifically called a number of times because I live closer to the emissions and down and it's difficult to know which and where the noise is coming from but my main concern is summer time hours, late hours when the residents behind this business and Sunday. The one day that we thought that when this was being built, that we would have where there would be a limited amount of traffic going down the street. And it's been definitely increasing, and obviously now with the car wash coming in and there was nothing we could do as a neighborhood to stop that evidently. It's going to bring a fair amount,but this adds to it. It's like saying...little bit of something and it's not good and all of a sudden it's a greater amount and this will add even more to it. It makes life difficult in our neighborhood. Or at least a little more difficult in our neighborhood and the quality of life that we have. We agree with...I mean we had many arguments about Goodyear going in in the first place 3 or 4 years ago. Mancino: Yes, we read those. Tom Kotsonas: If you go back to the Minutes, Goodyear was agreeable to all kinds of things. Let us build here. Sure, we'll stay closed on Sundays. We'll close early in the evenings. We'll keep the lot clean. I still question the interpretation of what can be in the lot overnight and what's can't. Our interpretation I think is that those lots would be clean of anything. But three years ago, or four years ago there was all kinds of yes. We'll abide by these things. Just let us come in and of course we have different owners...management and we have competing business so gee, we have to be able to do these things. Their competitors are not backed up to residents, where we are in their situation and so, I...so much that they had extended...but if they're extending hours against the law or whatever, nobody's enforced that, that's a little scary. And if they knew three weeks ago that these people were operating... Mancino: I think that's why they're here tonight. Tom Kotsonas: But who do we go to as residents? It doesn't sounds like we're being considered that much. They talked to the Goodyear people. They never talked to us...and speak and this is our opportunity. So there are a number of concerns here that seem to be forgotten about... And granted, there may be 6 or 7 or 8 houses that are affected but we still live there. I'm a 20 plus resident. This man has been there for maybe more than 25 or 30 years. We need to be considered also in the total picture...development. Thank you. Mancino: Thank you for coming and speaking. Anyone else wishing to address the Planning Commission tonight? On this issue. Seeing none, may I please have a motion and a second to close the public hearing? Skubic moved, Farmakes seconded to close the public hearing. The public hearing was closed. 9 Planning Commission Meeting - October 2, 1996 Mancino: I'd like to have commissioners please make some comments, or if you still have any questions to ask that at this point. Not so much as Goodyear but as that land use and looking at it that way and not for one particular business. Craig. Peterson: I agree with a majority of the points that staff brought up with the exception of a couple. I think that the, in order to address some of the needs of the business and the needs of the residents,perhaps excluding Sunday operation may be a reasonable in-between that we can offer as far as a resolution as far as the traffic, so they can have one day where they can depend upon it being quiet and "peaceful". I am to a certain degree worried though that with the car wash coming in, will that really help. Where the traffic would be...commissioners comments on that. With regard to adding landscaping I would, my only concern about adding it just on the northwest portion to cover the garage doors is that, in doing so you're worried about creating one area on the Highway 5 that would be heavily green and more towards the east all of a sudden it would be all dramatically changed as far as the density. So I think that I would be concerned about the balance in that as they add the evergreens particularly... All of the other conditions I guess I see as reasonable. That we could go ahead and approve. Mancino: You feel comfortable with the doors being open, etc.? Peterson: Yes. I think that was overly onerous originally personally. Mancino: Okay. And I'm sorry Craig, on the landscaping. That the landscaping should be all along the south side or? Peterson: Yeah...I think from the Highway 5 corridor aspect of it still being there, to just have them all clumped together as you walk out the doors, as you drive by there, would seem to be unbalanced. I can just see going in and pushing in 25 evergreens...then all of a sudden you've got one... Mancino: So you'd like to see it balanced? Okay. Ladd. Conrad: Yeah, I pretty much agree with Craig's comments. The tough one that I have problems with is number 10. The hours of operation and I'm not sure I can find a right solution, but I'll go through the, my interpretation of cars and the lot was as staff has worded it. I think we were talking about cars that were inoperable that couldn't move, and we didn't want them there but I think point number 4 is okay. Point number 6, in terms of doors, for sure the doors to the east don't count anymore. They're totally blocked so that's not even an issue. The doors to the west, I'm pretty convinced that we should let them stay open. I'm not too convinced that there's a visual problem for point number 11. I just, doors being open. Visual problem. Putting in some evergreens. I'm not sure that's a solution that I need. Maybe somebody else who's committed to that can talk me into that. For sure Goodyear should come under the new sign ordinance. There's no doubt about that. That's real clear. So the only one that I have a hang-up on is point number 10. I think the neighbors,we restricted the hours of operation in the beginning. It was a condition. I'm sensitive to competition but in this case I think we have told the neighbors we 10 Planning Commission Meeting - October 2, 1996 were going to restrict those hours. Like Craig I think Sunday is probably off limits, based in my mind. I think I probably can stretch the hours during the rest of the week. Mancino: Okay. So you would keep it 7:00 to 9:00, Monday through Saturday? Conrad: I think so, and you know Madam Chair the thing that, noise was an issue with me and the neighbors. We should protect them. Yet we do have noise makers up and down the road there, including with McDonald's so I don't want to penalize one business when there is several there that don't have to come under these fairly tight regs. I guess if I had my druthers, I'd probably throw out number 10 right now. Take a look at what happens when the car wash goes in and then I'd review it. Or else I'd like to see some method of managing or reviewing the sound. Again, I've got squealing in my neighborhood too, and you know, but what I probably don't have is it consistently every night at certain hours so I'm saying maybe we can defer the review of 10 for a while. Again I throw that out as we see what the effect of the car wash has on noise levels. Maybe that's a possibility. Mancino: Some direction from staff on that. As far as you know, doing a preliminary period when we allow new hours and seeing how that works. The noise and everything after the car wash goes in. Is that something that? Rask: Yeah. Basically in a conditional use permit you can't do temporary conditions. Once a condition is attached, it runs with the life of the property. What you could do possibly, if I'm hearing you correctly, is leave them more restrictive at this point. See what impacts the car wash has. See how that all kind of plays out and see if in a year it warrants longer hours but in order to, you can't limit it, or you can't extend it now and give it a trial period. It has to be. Mancino: Okay, thank you. So that answers that question, okay. Conrad: Well my point would be not to allow it. Let them come back in a certain number of months and amend this condition. Yeah. Aanenson: You can put whatever time frame you want for review, sure. Mancino: And stay with the original? Conrad: And stay with the original or modify it to the degree we want to but you can't, like John just said, you can't give it away because you'd never get it back. Mancino: Okay,thank you. Farmakes: When's the car wash opening up? Joyce: It's pretty far along now I guess. Mancino: Okay,Kevin. 11 Planning Commission Meeting- October 2, 1996 Joyce: Really just kind of echoing what Ladd and Craig have said. I wish that Goodyear had not taken it upon themselves to extend their hours without discussing it first with the City or through some sort of process. It'd make me feel more comfortable and going up to bat for them. I agree with Ladd to a point. If I was to, I wouldn't strike item 10. I think I might extend the hours to hours Monday through Saturday to 9:00 and from Saturday from 7:30 to 5:00, then Sunday not have any. Not have it open. That would be my opinion. What complicates this is the car wash. If the car wash wasn't there, I'd strike the whole item 10. With the car wash coming in, I think that there's going to be a lot of activity down there to begin with and I think it'd be onerous on them to keep these,or keep the hours that we have right now, or supposed to have right now. So I think it'd be a good compromise here to, for me at least, to know that they're not open on Sundays but to let them open later during the week. One of the things they mentioned in their letter was that people were working and things like that. I think that's probably important to them. I can imagine that they need that to be competitive. I think they can get around not working on Sundays,or being open on Sundays. So of all these conditions, number 10 I would leave Sunday off and leave the hours extended to 9:00,but I'll listen to the other commissioners on that so. Basically the rest of it I'm fine with. ...the doors. If they abide by the sign ordinance, that's fine. And as far as the screening, yeah I do agree with Craig. It'd be nice to have another tree or two there but I don't want to go over more than that either so I'll kind of leave it at that. I'll listen to what the other commissioners have to say about either extending the hours during the week or not having the hours on Sunday or some combination thereof. Mancino: Okay. Bob. Skubic: Well I largely agree with the previously commissioners statements. Related in terms of the Planning Commission and City Council when this went through several years ago,and they were certainly concerned about putting auto type uses in the corridor...and that's why they put out some of these conditions on here. Unfortunately some of these conditions are kind of piecemeal and with the addition of the Abra and the car wash,which won't have the same restrictions. I'm not sure what good it does to single one business in this area. They were concerned about the adjacent neighbors, and certainly we're concerned about the...for the city. My feeling on the, regarding the doors being open or closed,and I saw the photographs. I didn't think it was appearance wise, I don't think it was offensive to having the doors open. And it doesn't appear that noise is emanating from the source...so I have no issue... And like I don't feel that we should impose hours on one particular business when others are operating at another. Mancino: Jeff. Farmakes: I was here at the time that the developer came in to develop that property. As I recall Goodyear and Abra were the two developmental forces behind that development. There were people from the neighborhood, Chan Estates here at that time. And the issue was,do we expand car use into that particular area. It was a good location. It was on Highway 5. The car people wanted to be on Highway 5, and as I recall,that was an instrumental issue of their building. They wanted to be off Highway 5. This took place prior to us doing the Highway 5 corridor study. The central issue came back to business use in that particular part of Chanhassen. When 12 Planning Commission Meeting - October 2, 1996 that area was developed, the city made an error. There was no buffering there. It was a very small little strip up here of commercial and single family residences right up to it. Mancino: Actually wasn't that whole area single family to begin with? Where it's now. Farmakes: It changed it's use a couple of different times, as I recall. There was originally supposed to be a buffer there. It did not turn out to be a buffer of different houses. It became single family. That's happened in a few areas up here, but in essence what happens is that we wind up today living with that problem. So what we have is, we have some car businesses that want to be in that location. Then we have virtually no buffer for a single family residence. Typically if that was coming, when we were considering that zoning now, we would not permit them. So there are different areas of Chanhassen, because it developed at different times, that are going to have that kind of problem because at that time, let's just say the city wasn't quite along on the growth process to predict some of those problems. ...our commitment to single family zone. They had special considerations in that development of business in that particular area. We're sort of saying well we want this to conform to the rest of the businesses so they can be compatible. And that's basically the comments that were made here tonight. Tires Plus, saying ...compete with Tires Plus and all that's well and good but the situation is such is when does the city and the issue of controlling in it's ordinances say, even though we may have made an error, in putting, expanding that zone there, do we years later say well all bets are off. Now we're going to make everything the same so it's consistent. The reason that these restrictions were on there was part of the negotiating process between the neighborhood and these developers, as I recall. And the driving force behind that, because essentially you go up to single family residences 200 feet away from you. The issue of the doors and so on, they seem silly now but when those doors are open and you're hearing noise levels that come out of the car shop versus say a car wash, and I missed the meeting on the car wash issue but the issue of hours of operation. All these things were an issue when all three of these uses came. The two car uses and then the air standard. The car emissions testing. The car wash came in later. That was a much later issue and actually when these buildings, when the actual developers came in and they started these businesses, the idea was that that was going to be a car area. There was going to be an auto parts store there and things kind of changed over the interim. I think Goodyear and Abra were the first. Abra came in a little later but they were part of the initial process. If you compare Tires Plus, two blocks away from single family residence, to a business use that is 200 feet away from single family residence, I think there's a difference there. And I think that the neighborhood has an expectation that the city should give it some consideration there. Part of the conditions of the use and in building there were in place and Goodyear and Abra and many of these other businesses, they decided to build in that location accepting those restrictions. If competition is an imposition or they believe that they were going to be the only business like that in Chanhassen, that wasn't part of the discussions as I recall. That there was a commitment that there's only going to be one tire store and it's going to be Goodyear because at that time I believe Gary Brown had a tire store here and he was concerned about the competition coming in. That really isn't our consideration here on this commission. Issues of competition are part of the marketplace, not us. My concern here is, with any of the expansions, of changing and setting precedent, although I think some of it may be the issue of sign ordinance and so on, I think is not really a problem because the end result is the same. I am concerned however about the issue of 13 Planning Commission Meeting - October 2, 1996 protecting that neighborhood and acknowledging that it is a different situation. And I think the city should be more concerned about that, rather than just trying to make everything consistent. Because there are areas of the city that were developed prior to some of the things that we consider now and those areas are vulnerable to putting in issues such as...parks, business districts and so on that are things that are in need of special consideration. Mancino: Do you want to talk on any particular conditions that you would or wouldn't favor? Farmakes: I believe Sunday should be out, and I don't see a compelling reason at this point, unless staff wants to come up with an issue. To me it's the noise issue and the neighborhood has an expectation I think that when they come home after work or whatever, they don't have to listen to that. In the proximity to a commercial district. And the actual issue of commerce I don't think is, I don't think anybody cares about that. The issue is noise. And I don't even need to comment on the issue of compliance because that's been pretty much discussed here. It's an issue again of management. Just basically saying doing what they want. Even though they're in what I think is a sensitive area of town. Not only are they 200 feet away from the single family residences but they're in a corridor that the city spent a tremendous amount of time trying to do something different and if the comments here tonight is that they're busy, even though they have a moderate operation as far as if they go signage and with flags and typically things that you see with car dealerships and the sales car parts, they appear to be doing business. And they appear to be doing fine so it seems whatever restrictions we put on there isn't putting them out of business. And coupled with the neighborhood, it seems that a few issues, if they can corral this guy with the squealing tires, pretty much this thing is working pretty well. So long as he stays complied with. Mancino: Thank you, Alison. Blackowiak: Well, I agree with most of what was said. I like what Jeff was just talking about. That it's really not our place to decide what kind of business they do and when they do, what affect competition has on them because that's really not our job. Our job is to look at where they are and how they're complying with the conditions and what changes they'd like. I don't think Sunday hours are really a necessity at this point. I agree that the neighbors have the right and the expectations and were led to believe that there wouldn't be the late hours and wouldn't be the Sunday hours. I'm somewhat curious as to what happens when conditions aren't met, because it seems like we have conditions that are being ignored to a certain extent, or changed and I'm new so if you could help me out somebody, what happens when things aren't followed? Rask: Conditional uses are a little different from a typical zoning violation where you have a violation of a specific code requirement. In a conditional use what you have is a contractual agreement between the developer or the property owner and the city. So it's not real easy for us to just go out and say here's a ticket. You're violating this condition because there's really no clear law that they're violating. It's a contractual agreement. So in this case our options are one, we can revoke the permit that was part of whenever we enter into a conditional use permit. We say failure to comply is grounds for revocation of the permit. Or two, we can file a summons and 14 Planning Commission Meeting - October 2, 1996 complaint in Circuit Court and go through legal action to get compliance so basically it's two options. One, take them to court. Two, revoke their permit. Blackowiak: There's no middle ground or nothing a little less? Aanenson: Well I guess that's why we're here tonight. We want to make sure, some of the conditions that were placed on it as it went through the process, for those of you who were here before...as we went through the process, so some of the conditions that got added were outside of the staff. You have to recognize, some of them are a little bit more difficult to...to enforce and that's why we want to make sure that we readdress those and make sure that you're comfortable with the conditions that were placed on there and the ones that you think were...are reasonable with the property. Mancino: Those are your comments? Blackowiak: Yeah. Mancino: I will close with a few of my comments on it. On the conditions. On condition number 4. I feel comfortable with the way that staff is, the damaged or inoperable vehicles. The way that you are understanding that. Meaning that it is often times when I need to have some work done on my car that I will take it the night before the work is going to be done and leave it off so I can get to work the next morning and I will park it there so they can start, and leave my key there, so they can start the next morning working on it. So I do feel comfortable with changing number 4 and staff's interpretation. Number 6. Noise levels. I sat three different times on three different days and listened to the noise level on the frontage road and I did not hear noise. I was on one side of the car wash. And other times I didn't have that as an obstacle and did not really hear. I heard Highway 5 a lot and the noise level from Highway 5 was great but I didn't hear any air impact wrenches, etc., taking off lug nuts, etc. and that's really what I was sitting there listening for. So I do feel comfortable with the doors being open and only during those few times in May and through I would say September. And I expect from November 1' through the end of April that it will be shut all the time. Sign ordinance. I'm very comfortable with the Goodyear or that land use complying with our new sign ordinance. I think it's a good one and I think it will be fine in this area. Hours of operation. That's a big one for me. And I think that's what affects the residents the most and I can understand that. Number one, I don't feel that there should be hours of operation on Sunday. On Saturday I don't think it should go until 9:00 at night because I think the people should have their Saturday nights. Their family nights with not extended hours so I would not extend those to 9:00 on Saturday nights. I would leave those at 7:00. And in fact right now what you're operating is 7:30 to 5:00, which I think is very good and says to me that you are, people aren't coming after 5:00. They want to quit and they want to go home and be with them family too on Saturday nights. Monday through Friday. 7:00 to 9:00 or 7:00 to 7:00. That's the one I have the hardest with making a clear cut decision right now. I would sat at this point I would go with the, what they are now. 7:00 to 7:00 and at some point, if you are abiding by those hours and show that and the car wash does come in, I would certainly look at it again. And feel comfortable with looking at it at a later date. The last 15 Planning Commission Meeting - October 2, 1996 recommendation as far as evergreens and shrubs along the northwest portion. John, is this up to the Highway 5 standards right now? Rask: What's in there is. Mancino: Okay. Then I would feel comfortable with what's there now. May I have a motion? Joyce: I'll make a motion that the Planning Commission recommends approval of an amendment to Conditional Use Permit #92-2 with the following conditions 1 through 11, with number 10 being, hours of operation shall be between 7:00 a.m. to 7:00 p.m. Monday through Friday. 7:30 to 5:00 on Saturdays and not open on Sundays. Mancino: Is there a second? Conrad: Yeah, I'd second that. Mancino: It has been moved and seconded. Any discussion? Farmakes: Can I ask for a repeat on that hours again? Joyce: 7:00 a.m. to 7:00 p.m. Monday through Friday. 7:30 to 5:00 Saturday. Closed on Sunday. (There was a tape change at this point in the discussion.) Peterson: ...three different nights and noise wasn't an issue. And what motivated them to change it... Mancino: From 7:00 to 9:00? Peterson: Yes. The staff recommendation of 9:00 to 7:00. Mancino: From 7:00 to 9:00. Being open at night 2 hours. Because one you have the squealing later, because your employees are leaving. Also you get light coming directly into the houses because of the...and there's just a lot more activity. Conrad: Madam Chair,just my point for keeping it at 7:00. I would entertain looking at a different time later on. These are the conditions. I think if you had followed the conditions I would have looked at it differently. When you break the conditions, you broke the conditions so I think I want to be absolute on that. I think things will change when the car wash goes in. And I would look at the hours differently in 3 to 6 months from now. Or I would look at them at an upcoming time period just to see, and some of that depends on the neighbors. How good a neighbor you are and some of those things are out of your control. Steve Youngstedt: ...make another comment on... 16 Planning Commission Meeting - October 2, 1996 Mancino: Can you wait until we vote because I'd like to make one too. Any other discussion? Bob. Skubic: The Abra facility to the east of this, do you know what the hours...? Rask: Their conditions are very similar to these with similar hours of operation. Similar conditions regarding doors being open. Skubic: That's a conditional use permit also? Rask: Yeah. We are involved in code enforcement activities with them also. I don't know if you'll be seeing that one. We've encouraged them to either comply or come before you and we haven't had any response so. Mancino: Well let's have a vote. Joyce moved, Conrad seconded that the Planning Commission recommend approval of an amendment to Conditional Use Permit#92-2 with the following conditions: 1. No public address systems are permitted. 2. No outdoor repairs to be performed or gas sold at the site. 3. No parking or stacking is allowed in fire lanes, drive aisles, access drives or public right-of- way. 4. No damaged or inoperable vehicles shall be stored overnight on the Goodyear site. Cars awaiting repair such as new brakes or new tires are not considered damaged or inoperable. 5. No outdoor storage shall be permitted at the Goodyear site. 6. Noise levels shall not exceed OSHA requirement or Minnesota Pollution Control Agency guidelines at the property line. 7. Pollution levels shall meet standards set by the Minnesota Pollution Control Agency. 8. Compliance with conditions of approval for Site Plan Review#92-3 and Subdivision#90- 17. 9. There shall be no exterior tire displays. Temporary signage shall comply with the sign ordinance. 10. Hours of operation shall be between 7:00 a.m. to 7:00 p.m., Monday through Saturday and not open on Sunday. 17 Planning Commission Meeting - October 2, 1996 11. The applicant shall add evergreens and shrubs along the northwest portion of the site to screen the garage doors from views from Highway 5. All voted in favor and the motion carried. Mancino: The motion carries and it goes to City Council on? Rask: The 28`h. Mancino: On the 28th of October. Steve, you had a couple comments. Steve Youngstedt: Yeah,just one last comment. I don't know if the Planning Commission knows but we are also the operator of the car wash. And I guess there's been, there's no restriction on car wash hours and I would have to say in front of the Council that we're willing to work with you on the hours on the car wash. Also I know it's going to be a concern of residents too. Again we want to be a good neighbor so I guess, I don't know if we want to take it on to City Council from here or not, or if we want to wait until after that opens up and see what...we plan on being open in about two weeks at the car wash so I guess I'd like to make that point. Mancino: Well Ladd has already made the point about sticking with the conditions of the conditional use permit which tell us a lot and say a lot about you as a company. Secondly, squealing tires. Whatever you can do, as you heard tonight, would be most helpful and to really, whether it's training of employees. Whether it's, I mean whatever you can come up with would be very helpful. Steve Youngstedt: In the 3 years or 4 years that we've been there, that was one employee and one instance that we know of. I don't, we resolved that and hopefully that doesn't happen anymore. If it does, the neighbors are certainly welcome to either call me personally or call Dan and we'll put an end to it. Mancino: Thank you. Thank you for coming tonight. ZONING ORDINANCE AMENDMENT TO CHAPTER 20 OF THE CITY CODE REGARDING ANTENNAS AND TOWERS. Public Present: Name Address Peter Beck Representing AT&T Wireless Services Jay John Rask presented the staff report on this item. 18 Planning Commission Meeting- October 2, 1996 Mancino: Now when I think of a tower, I always associated a utility building with a tower. So you're not just saying tower, you're saying tower, utility building? They always go hand and hand? Okay. When I say antenna, I don't think of a utility building. I just think of an antenna attached to a building or an existing lighting that's at a soccer field or whatever. But I don't think that there will be an associated utility building with that. Rask: There would be some accessory buildings even with the antenna to house the equipment. Mancino: Okay. So when you say that would then be a permitted use, then the utility building would be bundled with that antenna as a permitted use? Rask: Correct. Aanenson: But through the lease agreement we would make sure we... Mancino: Okay. Just needed that clarity, thank you. Rask: And with that I have no further comments. I would be happy to answer any questions. Mancino: Okay. Any questions from the staff at this time? I have several but I think I'm going to wait until after. Joyce: I have one or two. Why, on the setbacks. Number 2. Why are we, when it was 2 to 1, why are we going back to 1 to 1? Rask: With the building code requirements, I don't know if it's so much a safety issue. Obviously they're designed to meet I believe an 80 mph wind load and they have to hold a certain ice load on it also. You want to have enough of a setback so if you get ice accumulation on the tower, if it blows off, the ice from the tower isn't going to blow onto any structure and so forth. So it's more or less for aesthetics at this point. As you recall, staff had recommended the 1 for 2 and I believe this was, I don't know if there was concurrence among the commission but I know several commission members had indicated a willingness to consider something else there. So that change was made. Joyce: Was there a problem going 2 for 1?... Rask: I think the issue was, was 2 to 1 going to be aesthetically more pleasing than 1 to 1? Joyce: I'm thinking more too close to this proximity to obviously... The other question, are there any pending site plans for these things right now? Rask: We have been approached on several sites within the city. Obviously are ordinance is restrictive to the point where it's almost prohibitive at this point and we do allow them in certain districts. So yeah, we have been approached for several sites. 19 Planning Commission Meeting - October 2, 1996 Joyce: So there's more or less a need to get this ordinance straighten away? Rask: Yeah I think there's people trying to... Joyce: There's some communities that have put moratoriums on these things just to see how...? Aanenson: Well I think we did the research...we researched it. Joyce: Yeah, I do too. I just you know, the way it looks in the paper...some are just throwing it out because I really honestly thing that there are a lot of people that are talking about things they really don't know what they're talking about because they haven't happened yet. They're just shooting in the dark here. But yeah, it looks like you put a lot of work into it and I appreciate that. Aanenson: I guess we compare it to when we had the hearings on the National Weather Service, if you followed those hearings. The information that we had to provide the residents and that was kind of controversial technology. Mancino: Any other questions at this point? Peterson: I've got one on setbacks John. On page 4 where you talked about the setbacks on the residential areas. On point number 7, page 4. Is that, is the setback from residential, is that from the property line or is it from the structure? Rask: It was my intent to make it from the property line so maybe that just needs some clarification. ...discussed last time. We believe it needs to be from the property line because if it's a vacant lot, you don't know where that house will be in the future. Mancino: We'll have another chance or some more chance to talk about some other issues here. May I have a motion to open this for a public hearing and a second please? Farmakes moved, Conrad seconded to open the public hearing. The public hearing was opened. Mancino: Thank you. This is open for a public hearing. May I just ask that if you're coming up and speaking about something and you are a provider, if someone before you has already made the same point, you don't need to. Thank you. Peter Beck: Chairman Mancino, members of the Planning Commission. My name is Peter Beck and I am here tonight with AT& T Wireless Services. And I apologize to the commission for the fact that I was not able to be with you two weeks ago when you looked at this the first time. I was dealing with the Woodbury Planning Commission on the identical issue in that city. More importantly, I particularly apologize to staff because I have not had a chance to get back to them to talk a little bit more about the provisions and would have preferred to have let them know 20 Planning Commission Meeting - October 2, 1996 what our concerns were about so that they were put on the spot tonight but I just wasn't able to do that so what I'd like to do is talk briefly about 5 or 6 concerns we have with the current ordinance. The current proposal in front of you. Most of the, I also have some very minor things that I will pick up with staff. I don't think I need to trouble you with that. First of all...more broader perspective on this...two weeks ago. AT&T is one of two existing cellular providers. They've been in this market for 10 or 12 years. We do have some experience with these facilities, with the cities, how cities address them. Where they go and that sort of thing. So there is some, there is a reservoir if you will, of experience. It is true that the newer, the new license is being issued, so called PCF's. Licenses being issued that there are more providers and there will be more antennas but I think that the principal of experience within the last 10 years will carry through. And the most important thing that we can take from those 10 years of experience is that these facilities tend to go where the cities make it easiest for them to go. In other words, where they become a permitted use. This business is growing very fast. The companies, when they have a need for a new site, they come immediately and they tend to go where they can get that site in as fast as possible. In other words where it's a permitted use. Where they don't have to invest in infrastructure and so on existing structures, that kind of thing. So I think one of the greatest tools at your disposal is that distinction between permitted and conditional uses. If you have someplace where you want these facilities, make it a permitted use. That's where it will go. In the City of Minneapolis for instance you have 12 antenna sites. Eight of them are industrial zones where they've been a permitted use. Can't do everyone because it needs the technology. We don't have a lot of flexibility but they tend to go,by one way or another, where they can be the quickest. And what we're looking for is we work with cities all over the metro area in these ordinances, is enough flexibility so that we can make this service available to the citizens of the community and the larger community. Those that happen to be passing through this community from time to time, while still protecting each community from the perceived and real adverse impacts of the facilities. So when we, in no city have we gone in and shoved a particular facility ordinance...in the 10 years that I've been representing AT&T, which was previously known as Cellular One. We haven't received any, when we worked with...so when I raise these issues I hope that you will take them in the spirit in which they're intended, which is to build in enough flexibility so that we can find places to put these poles where they will have the least impact on the community...and when I talk about things like setbacks... The 1 to 1 setback gives us the opportunity to come in and request a location that may be...residential district but it's still...to deny a conditional use permit if it doesn't meet the requirements...for some reason that's inappropriate for that facility to be... So by going to a 1 to 1...difference between 1 tol and 1 to 2 but we... If it is too close...then that would be denied. What I'd like to do is just go through the ordinance... At the top of that page number 1...with the exception of industrial use...flexibility to push these facilities back along the property lines and back...keeping in mind that it would only apply on institutional use where the property line you're up against...another institutional, industrial or business zone district. Again the thinking is typically an institutional use is on a large piece of land. In the back, on the edges... Number 3...set back...a distance equal to one half the height of the pole. Again, typically these kinds of facilities you would want it be either in or as close to the right-of-way as you can get because that's where people are used to seeing it... I think the tall power wires along Highway 5 that we all see, I think most... That's one again I wish the commission would consider. That the commission consider some additional flexibility in the ordinance... 21 Planning Commission Meeting - October 2, 1996 Mancino: Peter, that's where we have our trails. A lot of our trails are on the right-of-way on TH 5 so we have to be a little careful. Peter Beck: I understand that but I don't think this use is going to be incompatible with that type of a use. The trail use. For those of you that are familiar with the new Cedar Lake trail that Minneapolis opened...last summer. Very nice facility. It happens to be...from my home and I've been up and down it a few dozen times or so probably in the year that it's been opened. We have a pole right on that trail and in that case...designed the equipment building to replicate an old train station which was what...along that trailway. Along the right-of-way. And I have had universally positive comments on that site. There's been no objection to poles...so I'm not saying it'd be right in every situation, and again you'd have to review it as a conditional use. But I do think it could work in some situations and be their best solution and you shouldn't prohibit it by the language that you've got in the ordinance. That's a suggestion anyway. Point number 6. A similar comment with respect wetland setback. We think, we've asked and we propose that if we go in a wetland that the wetland setback as I understand it in those instances is 75 feet. Is this true? Rask: 40 feet on what we term as an agricultural wetland...20 foot buffer so the most you'd be looking at would be 60 feet. Peter Beck: Okay, I apologize then. Nevertheless, the wetlands will typically,will often times be on a property line or in a corner and there is...and would sometimes be a duplication...but I think it's important that you have that condition...site plan of a large piece of institutional, industrial property, say why don't you put it over here... Again, I'm just putting it on the table for the commission to consider. At the very bottom of the page... I noticed that number 2, a, b, and c, church sites, when camouflaged as an architectural feature such as steeples or bell towers. I guess I think that many church sites have real similar... If you have a large church site, where if you put the facility out where it is not going to cause a problem, that should be okay even if... On page 5, the very bottom of page 5. This is one...new language about requiring written statements of compliance from the FAA and FCC just simply won't work because they don't issue those kinds of documents. What we can do is state or certify our compliance with our FCC license which constitutes in effect FCC approval but we can't, the FCC isn't in the business of issuing site specific approvals for the thousands upon thousands of cellular sites that are installed each year. Aanenson: Can I just make a point of clarification? In 8 our intent is that we put the applicant on notice that they're responsible for that. I guess,I don't think we're asking...but just putting them on notice... Peter Beck: That's certainly no problem. We would submit to you in our engineer's... certification that we're complying with our license but we just can't get FCC approval. Aanenson: Right. That's what... 22 Planning Commission Meeting - October 2, 1996 Peter Beck: Then we would need to address that issue also at the time... One thing, also at the top of page 9...for the Planning Commission and City Council and all cities have gone to this approach. Administrative approvals for these facilities and what most of them have done, or what we've suggested...staffs position and then you typically appeal to the Board of Adjustments... That's more of a suggestion than anything. Aanenson: We have...as far as we believe that the Planning Commission is probably more educated on this issue and believe that...so those are the two things that we do have come to you and staffs more comfortable...rather than the Board of Adjustments... Peter Beck: ...in the middle the time limit on tower completion. Once a tower is approved...I believe the normal limit permitted in a normal, permitted for a normal conditional use permit is one year, I believe in Chanhassen. I didn't have a chance to check that but in almost all instances it's one year and I don't know what is so unique about this use that they would do that a different standard... Aanenson: Yeah, a conditional use would be. I'm not sure for a time limit to the building permit. Rask: Generally a conditional uses have one year to, same with a variance. Once a variance is granted,you have one year to build the structure. Otherwise the variance is considered void. Peter Beck: Are we talking...with administrative approvals? Mancino: You're saying 90 days just for the building permit and one year for it to be completed. Rask: I'd be comfortable with just leaving completed within one year. That's consistent with every other... Peter Beck: Then at the very bottom of the page, number 2. About taking off unused portions of the pole. That is, as you might imagine, would cause...some problems that, although it sounds simple enough... But worse than that, I think we are getting back to kind of a basic...do you want to get two or more users on these poles or don't you? And staff is finding the trade off is, with two or more users you have perhaps fewer poles. If we only have one user pole, you might have more poles. Taking off is going to take away...opportunities. What was there, to mount someone on that won't be there anymore. And the way these systems develop, they're constantly, our system since it's began...covered a wide area. And as the systems develop you add antenna sites. As you have more users, you need more antenna sites so you're adding antenna sites. So even though there might not be a user for that facility at the time that the user that's on it moves down. That doesn't mean that there won't be someone...another 5 or 6 providers as their system develops. They would someday have a need for that location and it would be a shame if it weren't available because...the top portion of the pole was not so I think that one, I think it has problems from both sides of the equation. If it is a problem with the company to the point where quite frankly I think what would happen is they would just leave the 23 Planning Commission Meeting- October 2, 1996 antennas on top, whether they needed it or not because the cost or the problems with removing it... Be that as it may, if they did come down to take it off, they've lost the... Mancino: Peter, I'm assuming that co-location means that there's two antennas on the mono- pole? Peter Beck: Two providers on a mono-pole. Each provider will have, for instance in our situation we typically have six antennas in groups of two so if you've seen some of our facilities, there'd be a pole and then there'd be antennas coming off like leaves... So the second provider would be roughly six additional antennas. And they need to have. Mancino: They need to be 25 feet in-between them. Peter Beck: Yes... Mancino: In-between the set of three? Peter Beck: Well, it gets more complicated than that because a single provider could be in more than one height on the same pole. The systems, as you might imagine, the whole technology is incredibly complex and designing these systems is very complex...engineers. Each antenna covers 120 degrees, of the 360...and they won't always have the same techniques all three segments they call it. So you might have one provider that's at two heights on a pole and if you get room for a second provider, it needs to be 25 feet from both. Now that's again, I haven't learned everything in this industry but that's a general rule... If for instance you have one height going one direction and the other provider could be closer than 25 feet facing the other direction, that might be doable. Generally the companies are going to cooperate with each other on that, partly because of the desire of the municipalities to get the business in if they do so and...reduce their total capital cost. Mancino: Sure. And I'm assuming that the mono-poles come in sections and they are put together so that you can uncouple the sections and take them apart. Peter Beck: In theory you can. I mean the...to where the natural, where the sections come together but it is not as simple as a Lego set or something. Mancino: An Erector set, yes. Thanks. Peter Beck: It can be done. It's not something that we commonly would do. On page 10, underneath number 3. Interference with Public Safety Telecommunications. The first sentence there, no new or existing service shall interfere with public safety telecommunications is just fine because that is a condition of our FCC license, and we will of course comply with it. The rest of that section it is talked about you can't get specific FCC approval so the second sentence is...but then at the bottom, that last sentence. Before the introduction of new service, shall notify the city. This language comes from a lease. A water tower lease for instance. When we're on a public facility where they are generating public safety communications, the lease would typically 24 Planning Commission Meeting- October 2, 1996 require everybody new coming on to do a study to show that there won't be any interference. If they require, as a regulatory condition for a free standing cell site is unnecessary because there wouldn't be, unless there can be a situation where we were right up against the public services in addition to...but there's only interference problems when there's very close horizontal proximity so I don't think it's going to be necessary but I also do think it's beyond the regulatory, the zoning regulatory authority that the city has. This is an FCC issue. These types of interference questions. So I don't think it's, I guess more important... We wouldn't have to have horizontal proximity...and maybe add something that can be of... This is the only comments I had. Again, we're here to work with you all. With the staff, with the commission, the Council. I offer these comments in the nature of, as I said our goal, and I hope yours, is to provide a balance between the flexibility needed to provide this service to your citizens throughout the city... Mancino: ...marketing from AT&T on new products. Peter Beck: Yeah...kind of a traveling road show to represent the various companies because we're going to city to city and there's always a little bit of give and take about new and improved... For the purpose of regulations... Mancino: Thank you. Peter Beck: Thank you. Mancino: Anyone else wishing to address the Planning Commission on other issues? Jay: My name is Jay... I'll keep my comments short for two reasons. Probably most important is that you asked me to. The second most important reason, and I hope my wife isn't watching. Tonight's my anniversary so I want to get... What we've got proposed in my letter, I confirmed that the information...although I've got no understandable explanation from the structural engineer... Mancino: Thank you for checking. Jay: So we checked and there's no... The second and final request that we have deals with, and this is in a letter that Mr. Rask passed out, with respect to setbacks when you have a district that follows the right-of-way... As it is right now the setback would be 1 to 1 from the property line. Anything that is zoned, guided for... The problem with that is, there are many instances in which you have industrial, well not many instances. There are some instances in the State which have industrial... Right now your ordinance provides for a 10 foot setback for industrial uses. Recognizing the fact that railroad right-of-way provides an additional buffer for the residences and what we would ask is that a similar setback, that 10 foot setback be imposed upon the cell towers so that cell towers, like the rest of the uses, can take advantage of that railroad right-of- way buffer rather than having it be the distance of the railroad right-of-way, you can't be 50 to 150 feet on top of an extra 100 or so feet... What you have is a basic industrial building would have a very large footprint on the site and you require a 1 to 1 from the back property line...What that means is that they agree with the...Thank you. 25 Planning Commission Meeting - October 2, 1996 Mancino: Thank you. Anyone else wishing to address the Planning Commission? Thank you. May I have a motion to close the public hearing, and a second please? Joyce moved, Farmakes seconded to close the public hearing. The public hearing was closed. Mancino: Thank you. John, I don't know if you...but how do you feel about the industrial, the right-of-way? When you have the railroad right-of-way abutting the industrial? Do you have any comments? Rask: Yeah, if we could incorporate the right-of-way. So if the right-of-way's 50 feet, it would need to be 50 feet back from the right-of-way. I think that is consistent with what we've done elsewhere. For example where we have industrial that abuts up to residential, we count the right- of-way, if there's a road between the residential and industrial, we count the road as part of the buffer. So if the right-of-way's 60 feet, their only buffer they need to maintain is an additional 40. So that they provide the 100 foot buffer partly within the right-of-way. Aanenson: For example, the Chan Business Center. It has 100 foot on the south, where it's abutting the residential. Where it's abutting Audubon it only has a 50 foot so the right-of-way was inclusive so I guess we would acquiesce and say that it could be in closer but we still think it needs to be consistent with what we've done to our buffer setback, and again... Mancino: Okay. So for instance, let's just take one on Trotter's Ridge and south of there is industrial office and we have a buffer of 100 feet. It's guided in our comprehensive plan so if we were to put a tower up there, we would have the 100 foot and that's it? Aanenson: Correct. Rask: Unless the tower was 160 feet in which. Mancino: We'd have 60 more? Rask: 60 foot setback. Mancino: A 60 foot setback. Okay. That makes sense. Thank you. Craig. Peterson: I think that staff has gone through most of these issues. With regard to a couple of the items that the person there from AT&T brought up. I wasn't sure what item number 2 on page 4 where it talks about... as it relates to the comment on point 6 where we talk about, he's requesting the wetland to be less than that. I agree with that. ...wetland area and part of the goal of that was to leave the area, the wetland areas... point number 7 on page 4 where you put in there that the setback away from the property line is the distance from the... As it relates to page 5 where we've added the applicant is responsible for receiving written statements. I'd like to 26 Planning Commission Meeting- October 2, 1996 offer that we change that to the applicant is responsible for receiving any required statements of compliance, as a possible verbiage option... Rask: Frankly,just to comment quickly. I think the concern was obtaining what the FCC terms or written statement of compliance, a specific form or whatever that they get. I think what Mr. Beck was stating was maybe so the applicant was responsible...receiving approval from the Federal. Taking out that verbiage written statements of compliance because I think that refers to a specific piece of correspondence or specific form from the FCC. That's what they have trouble getting. Peterson: I think the point is, they won't get it. So I don't think we should. Aanenson: Right, we'll make sure it gets... Peterson: As it relates to, moving to page 9. I agree with the point on the time limits. Where we talked about changing that. Deleting the 90 days. I'm struggling with the fact that the unused portions of the of the towers being taken down. I guess in real terms I don't think it's going to happen. I think it's in many ways, I'm trying to picture the tower, the concrete towers. They angle out and kind of dissipate obviously at the top. If you end up cutting it off, it's going to look perhaps awkward. I don't know...but I'd be comfortable leaving the tower as it is and I personally because I think what's going to realistically happen is that they're just going to leave the antenna up there anyway. It is too costly to take it down. As it relates to point number 3 on page 10. It states all applications for new service shall receive FCC approval. I'm just changing the language there...FCC guidelines. I think all the other points brought up last week have been addressed... Mancino: If you could give comments on one other thing and that is, if you feel comfortable about the permitted use of the antenna in the residential area on, in parks, on park structures and city owned property. It just goes through administrative. It's a permitted use and the only thing that comes through as a conditional use is the towers. Peterson: I'm comfortable with that. Mancino: Okay. Ladd. Did that make sense? My last question. Conrad: Well I won't change it. A lot of working changes. I'm not sure what we're hopefully going to pass out. I think I agree with most of what Craig said. There on page 9, I think we had to change the top also on point 4. We had to reword that. Mancino: The FCC? Conrad: The FCC. You have to reword it. You have to reword the thing on the limit of the tower completion. On page 10, interference with public safety. I really didn't follow Mr. Beck in terms of the last paragraph other than he seemed to have some interesting points but I couldn't follow that but it seemed like we should be doing something. 27 Planning Commission Meeting - October 2, 1996 Aanenson: ...we can check. I think it may be another public safety issue because there are other jurisdictions that are...we'll check with the Public Safety Director and make sure that... Conrad: I have a question. In terms of taking down the unused portion of the tower. I don't know. I just don't have a clue on that. Something that seemed interesting to me that Mr. Beck brought up was relating to minimums, and let's go back to page 4. It's number 2. Basically we don't have, let's see. If we can set a minimum, this is an absolute that says is, and I guess I wouldn't mind saying, shall be at least but not to preclude it from being greater than. Up to 2 to 1 or whatever we like. Again, the best thing that makes some sense to me. We have a minimum but maybe based on this specific site, we want to increase it. The same with number 3. Tower setback. There could be a minimum to that and then an exception based on staff review that requires more. I don't know, I had some notes here but I can't remember what they meant. On number 7. Well, maybe Craig you already talked about that. Anyway, there's just a lot of little changes here. I don't have a real problem with this going. It's too bad Mr. Beck wasn't here last week. Was there a reason we opened the public hearing a second time Madam Chair. Mancino: Because we made some new changes after last week. Conrad: Did we table it? But we had a public hearing. Mancino: Yes we did. Conrad: We had a public hearing, okay. I don't know. I'll let somebody make a decision whether we want to see it again or if we're clear enough. Maybe we'll ask staff if we've been clear enough and they can carry this forward. I don't really think I need to see it again. My concern, and I'm still trying to interpret some of this information. My concern is, really making sure that the antennas don't impact the residential neighborhood and somebody comes in and says, this tower's going in across the street from me and I'm trying to think of those scenarios and I guess I haven't really been able to determine if we've protected the citizens. Maybe somebody can tell me if they feel that we have. Mancino: Okay. Kevin. Joyce: I've got to ask for help. Isn't there a minimum on this number 2. When we said there'd be a minimum of 1 to 1? Conrad: Minimum, yeah. The words were, it said it has to be, or at least that's what. Shall be equal to the height of the tower. That's 1 to 1, right? Joyce: That's the minimum? Conrad: Yeah. I'd like to put the minimum. I'd like to say at a minimum 1 to 1, and maybe we put a maximum in there but at least the words at a minimum. Because the ordinance will be 28 Planning Commission Meeting- October 2, 1996 interpreted exactly the way it reads. If it says 1 to 1, if it says the height of the tower, I'll guarantee you that is exactly what it will be set at. Unless there's a wetland in the way. Joyce: Can we do that then? Mancino: Sure. Joyce: I'd feel more comfortable that way of thinking. Mancino: Make sure you make the motion that says it. Joyce: I'm not making the motion on this. Conrad: Madam Chair, this is a tough one. Joyce: I was concerned about that because we were at 2 to 1 and suddenly we're 1 to 1 and that was my major concern was residential so thank you for that. One paragraph up, I don't know if we addressed that but Mr. Beck was wanting to include institutional usage in that. Aanenson: Yeah. We really don't have that many institutional type. We have some office, which are very limited, adjacent to residential. I understand his issue but I think it follows through on 2(a) where it talks about the church sites. The concern we have with that, along church sites. We did put it as an architectural feature because we have no control on that one. That would be a permitted use so we had no control. We felt it would work if it was compatible and blended in but it does create a large loophole for us where the other two sites, we certainly have control over... There is a lot of church property that has substantial acreage with it but again we have no control so we'd be concerned about how it would be... Joyce: So we're not going to put IO in there... Mancino: Institutional. Joyce: Yeah. Institutional. Rask: I don't know if we have any OI next to industrial or business owned districts. Not that I can think of sitting here and... Aanenson: Some of the churches are...residential. Downtown City Hall area. Joyce: Okay. Once again I like Ladd's use of that minimum on number 3 with the right-of-way so I could live with that. Forget about wetlands. I'm not interested in that at all. And as far as the railroad right-of-way, as long as staff is comfortable what we just discussed, I'm okay with that too. So that's...all my comments. Mancino: Kevin, do you want to see this back again after it goes through another round? 29 Planning Commission Meeting - October 2, 1996 Joyce: Not really. No, I'm happy. There are a lot of little things but my major things have been put in. I'm happy with it, okay so if someone would put that in...conditional uses. Conrad: But can I interject something? The problem is going to be making a motion. Seriously. We'd love not to have it come back but I hope somebody's smarter than I. Takes really good notes. Joyce: Alison? Blackowiak: Not on my first night, no thanks. Mancino: Bob. Skubic: Just leave it up to staff. I think they did a good job incorporating the feedback from the last time. Virtually I don't know how we would tell you what it is. We don't allow any structures in wetlands or wetland setbacks currently do we? Aanenson: No, you can average the setback though but you'd have to have to put it all the way around. Skubic: Yeah, how would you do that with one structure? Aanenson: Well there is...there's some opportunities... I guess our objective is that we try to protect these natural resources...that's our first choice. Especially, we're not just talking about the tower. We're talking about a building. Skubic: Right, so I think that's appropriate. I agree with what's been said previously. The abandoned towers however, I think we do provide an extension with a condition here. The unused portion could remain intact. I think it's essentially the right thing to do. I mean you're looking after...to minimize the impact of the towers. I'm not sure if that's the best way or the only way of doing it but lacking any other alternative... Mancino: Any other comments? Skubic: No. Mancino: Jeff. Farmakes: I have nothing to add. Mancino: Alison. Blackowiak: Just a couple things. I do agree that the wetland areas should be left alone. On page 9, on the bottom. Unused portions. From what I understand, the purpose of this is to 30 Planning Commission Meeting - October 2, 1996 encourage co-location. I don't know if there's any way we could, maybe 6 months is too short a time span. Maybe we could look at a year or two years. Something a little bit longer. Maybe that would be more realistic. Taking it down, I don't know if that's the answer. I think it might look pretty stubby. Lopped off. Not,you know,not pleasing for the residents and I guess that's who we have to think about too so. Mancino: That's your comments? Blackowiak: Yes. Mancino: Okay, thank you. My comments, a couple of them don't have anything to do with what's been said tonight. One of them is on page 4, under towers and residentially zoned districts. 2(b). Park sites, when compatible with the nature of the park. I have a concern in our neighborhood parks, especially when they're small neighborhood parks. 2 acres, 3 acres, etc. Allowing a tower to go in. I'm fine with the smaller neighborhood parks if there's an existing structure that they can go on. An antenna. But I do have a problem, and I think residents who live around these neighborhood parks will have a problem with a mono-pole and antennas and the utility building going in their small neighborhood park. So I would like to make sure that if it's on a park site, that it is on an existing structure. If it's an antenna. And I would also like, I would hope that the Park and Rec Commission review this before it goes to City Council and to get their input also. Aanenson: The entire ordinance or each...? Mancino: Well I would certainly like them to review the part that has to do with park sites. Aanenson: We have conferred with the Todd, the Park Director so he's aware of this... Mancino: Good. Then I would like him and John and any member of the Planning Commission who would like to attend that Park and Rec session, to just have them look at it from a Park and Rec viewpoint. And how it will impact our neighborhood and our park system and also our trail system. Secondly, so that I would like to see changed. With compatible with the nature of the park or just say on existing structures. The other item that was missing was from the first iteration of this that we saw about landscaping and removal of vegetation. Page 8. It says under landscaping,removal of existing shrubs and trees shall be prohibited and then we changed it to minimized through careful site selection and design. Which I, you know 80%, 90%of the time I feel very comfortable with. However, I would hate to see us taking down special trees or significant trees to put up a tower. And especially if we have a site that has come in and already been planned and staff has worked and the Planning Commission has worked with the site and we had helped the developer or the homeowner develop the site in such a way as to save some of the existing special vegetation. If they've already gone through that through a site review plan, etc., I would hate to then see this come in and go into some of those areas and take down special trees. Aanenson: Can we address that issue? 31 Planning Commission Meeting- October 2, 1996 Mancino: Sure. Aanenson: Certainly why we put it in in the first place, and in revisiting the item, we do put conservation easements on a significant portion of the plans that come before you. Specifically residential. As far as no removal. We really felt like we needed to treat this like any other development. Certainly it's always our, we try to work with vegetation significant where we relocate. We would hope that the applicants are operating in good faith in trying to do the same thing but realistically in saying that they absolutely can't, we don't allow that of anybody else to say you absolutely can't. The way we address it is to say, you have to replace it so in fairness we felt like we had to treat this the same way we do the other developments. And again we believe that in good faith that they're going to try to blend in and not do that. But we share their concern. I think the way we have it written as a conditional use we can address that. Mancino: What benefit does the city get from this? Do we get. Aanenson: Residents get to use the technology. Mancino: Do we get any increase in property taxes? I mean you know, part of the reason we get no increase in property tax value. Aanenson: Same benefit when you have utility poles go up in the city. We get the benefit of using, or the gas lines or the telephone. It's a service... Unless it's on public property doing a lease, but if it's somewhere else, on the back of a residential lot, where there's... Peter Beck: I'm sorry but they do add value to the land in areas. All of our leases with private property require us to pay any increase in tax as a result of the facility. I wouldn't represent to you that it's significant but there is some. And of course,the police and fire and safety agencies are... Mancino: Okay, thank you. Good for bringing that up because I want to make it fair to everyone. So we need to take that into concern when we're looking at conservation easements. Okay. The other thing is, I would just like to, again I don't think this will come up much but on page 7 we have limited the square footage of the utility buildings and I would just like to make sure that they're not over one story tall. There's nothing about height there so I would just like to make sure that nobody goes up 3 or 4 stories with one,not that they would want to. Yeah, I understand... Those are my additional comments. And I,boy. I have really nothing more to add than what's been said about some of the issues. The other issues that were brought up tonight. I don't think we need to add the institutional use. Wetland setback. I would not like that to be more flexible. Working with the FCC approvals. You understand that. Going through the normal city process,which we have set up is fine. One year completion date. I just have nothing new. My only, and I feel much like Ladd, not being really smart enough to know about the unused portion of the towers. I like what staff has written. I'd like to keep it this way. John, as you do more research and present it to City Council, if you have more thoughts that you can add on it, I think that that would be helpful because I think it is a concern for providers and I 32 Planning Commission Meeting- October 2, 1996 understand it. I am, from staff's comment on making the antennas a permitted use. I think that's a good suggestion and that the towers in residential zoning be a conditional use. May I have a motion please. And we will try our best, and if there are some friendly amendments to this motion, we will certainly entertain those. Peterson: Madam Chair, I would make a motion that the Planning Commission recommend that the City Council adopt the draft ordinance as it relates to Chapter 20 of the Chanhassen City Code pertaining to towers and antennas. And in turn I would recommend that staff further fine tune the language as it relates to point number 2 on top of page 4. As it relates to setbacks by adding, at a minimum, after shall be. So it shall be at a minimum equal to the height of the tower. And staff would develop better language as it relates to lessening the public right-of-way from distance. Number 7. That the property line be integrated into that clause. And 2(b), that existing structures be inserted in park sites. On page 8. Item under A that the language be reworded to address the issues raised this evening. As would be the case on page 7 where we would, under accessory utility buildings would be limited to one story. On page 9. That we remove the 90 days and work with the one year time frame. Time limit on tower completion. On point 2, under abandoned or unused towers. We would leave it as written. With staff review prior to Council. As it relates to page 10. Staff work to rewrite the language that will get something that addresses that it's within FCC approval. I believe those are the issues that I have down. I'm open to any friendly amendments that would be necessary. Mancino: Would you accept one friendly amendment on page 4, number 1, and I think it was actually John who brought it up at the beginning of the staff report and that is that we add a minimum of 10 feet shall be maintained from any property line. Peterson: Yes I would. Mancino: Thank you. Is there a second to the motion? Joyce: I'll second it. Mancino: The motion has been made and seconded. Any discussion? Conrad: Just a little bit. On 4. Page 4. 2. Craig, did you, (b). What was your direction? Peterson: On the first number 2? As far as the setbacks? Conrad: No, second. Under towers in residential districts. In response to large or small parks. Did you make any? Peterson: Yeah, I stated that the park sites that within the park sites they be limited to existing structures only. Conrad: And Madam Chair, your concern was with small parks. 33 Planning Commission Meeting - October 2, 1996 Mancino: So that if there is a small park in areas on lighting. Conrad: You don't have a concern with large parks? Peterson: Where do you draw the line? Mancino: Where do you draw the line? Farmakes: Community park, neighborhood park designation. Mancino: What, we have 21 neighborhood parks. Well obviously my first choice in any park, whether it's community or neighborhood park would be to put it on an existing. Something that's existing. For instance light poles, etc. On a community park, boy I'd love to have, well I'd like to have Park and Rec look at this anyway. It could be a tower but on a neighborhood park on an existing structure. Peterson: Is there a friendly amendment here Ladd? Conrad: I think what your motion was, it was intended, was referring to community parks. So it's just a point of clarification unless Craig you wanted it to imply to both. Peterson: No. We can limit it to neighborhood parks I think. Mancino: That is the intent, neighborhood. Peterson: Let's rephrase the original motion in looking at the existing structures to neighborhood parks. Rask: Okay,just one amendment and that would be just about the replication of a structure. If it was a light pole or a ball diamond light. I don't know if we have ball diamond lights in, well yeah I'd say we do. What I'm thinking is they take down the light standard. Put up one that would have a tower. Mancino: If it was compatible with it, yes. Any other friendly amendments? Any other discussion? Is there a second to the motion? Joyce: Second. Peterson moved, Joyce seconded that the Planning Commission recommends that the City Council adopt the draft ordinance amendment to Chapter 20 of the City Code regarding antennas and towers as amended by the Planning Commission and staff. All voted in favor and the motion carried. Mancino: The motion carries and it will go to Park and Rec and to the City Council. 34 Planning Commission Meeting- October 2, 1996 Rask: The 28`h provided we can get to Park and Rec. Mancino: Thank you very much. Thank you for coming. The next item on the agenda is new business. Aanenson: Didn't have any. Mancino: No new business. APPROVAL OF MINUTES: Farmakes moved, Joyce seconded to note the Minutes of the Planning Commission meeting dated September 18, 1996 as presented. CITY COUNCIL UPDATE. Aanenson: Yes, thank you. At the City Council September 23`d they did approve the plat for Villages on the Pond. Minus the soccer field... Mancino: So there won't be a soccer field at all? Aanenson: Correct, not at this stage. Mancino: So it won't be south. It won't be north. It won't be anywhere, okay. At this point. Aanenson: They did finally approve Paws and Claws and what they had decided on that is they let the metal go on the stable only. I think they felt like that would be...in the future so that would be all metal... The would building would be consistent with the city ordinance as far as materials, and that would be the kennel. Mancino: And do you think they will go ahead and build? Aanenson: ...she seemed real, the applicant's going to look into that alternative. On Creekside, 2nd Addition did get approved. The medium density that we did...although the developer did look at four units, on the end units where there's a possibility of making it single story to reduce the price. That's what we were looking for, a bigger price spread in there so those may come in closer to like $130,000.00 so there's a little bit more variety. Again we're looking at that as an option but there are people that are looking for single stories so hopefully that will provide a little bit more variety to the price points in that project. And the Council did approve that one so there's... Mancino: Was the variation in price at Creekside, was that a condition of approval? Aanenson: No. Just a good faith effort on the part of the developer. 35 Planning Commission Meeting - October 2, 1996 Mancino: Okay, thank you. Ongoing items. ONGOING ITEMS. Aanenson: Yes, in your administrative packet we did put in, Todd Hoffman,this item went to the Council and the hockey association for Chanhassen, Chaska Hockey Association is looking for sites. They can do the financing if they can get some cheaper land so they were looking to the city to step to the plate and help them out. They're looking at the, in Chanhassen Business Park, Lots 5 and 6 which has a significant wetland,poor soils and is also heavily wooded. A site plan was prepared showing how we could possibly get a hockey facility on the site. Some of the concerns that the staff had, most notably myself and the City Engineer, that there are opportunities for the city to maintain the site for uses that we could use. ...for a large recycling, composting opportunity if we can...so we want to make sure that the Council is aware that there are other opportunities for this site... I think as far as parking, to get the density on those two lots, you have to first of all...so that's still a compromise. Mancino: Thank you. Ongoing items, I just had a question. Is something from the staff going with this sustainable development projects? Aanenson: Yes... • Mancino: Is it possible to get a 15 minute summary or letting us know a little bit about it? At one of the meetings, that would be great, unless someone else is going. Anyone else from the commission going? Open discussion. Comprehensive plan amendment... adjourn the meeting. Any discussion from anyone on the Commission? May I have a motion to adjourn the meeting and a second please? Peterson moved, Joyce seconded to adjourn the meeting. All voted in favor and the motion carried. The meeting was adjourned at 9:35 p.m. Submitted by Kate Aanenson Planning Director Prepared by Nann Opheim 36 4 } ° ' CITY CF z N4 01401,„ 0 i 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 MEMORANDUM TO: Planning Commission FROM: Kate Aanenson, AICP, Planning Director DATE: October 30, 1996 SUBJ: Bluff Creek Watershed Natural Resources Management Plan Background The Bluff Creek Plan is heading towards the public hearing stage. I would like to review what has taken place to date, what will be discussed at the Planning Commission meeting, and the process of the public hearing. The Plan After receiving funding from the DNR, Watershed and the City's SWMP funds, the city selected Bonestroo to be the consultant for the Watershed Management Plan. The City Council appointed a steering committee to draft a plan. The steering committee worked to prepare a vision statement and goals for the plan. The steering committee worked, with the support of a technical committee, to determine the implications of the vision and goals. The outcome of the vision and goals was a primary and secondary corridor along Bluff Creek. Development in these corridors will affect the quality of Bluff Creek. Staff is currently working on providing zoning tools that will enable the development along the corridor while meeting the vision and goal of the plan. Another component of the plan is a list of proposed projects. These projects include Natural Resources, Land Use and Zoning, Park and Education. It the objective of the city to provide a petition the Riley-Purgatroy-Bluff Creek Watershed District. The watershed district will participate 100% in of the water quality project and 50% in land acquisition costs (see Attachment#1). The final component of the plan is the land use recommendation. A large portion of the area south of Lyman Boulevard was left as a future study area in the 1991 Comprehensive Plan. Because the study provided the appropriate opportunity to review and propose land uses in the southern half of the city, there was careful consideration given for future land uses. Bluff Creek Plan October 31, 1996 • Page 2 Comprehensive Plan Amendment Meetings The area of the city south of Lyman Boulevard outside of the current MUSA was divided in half and every property owner was invited to attend either a meeting on Monday, October 21 or Wednesday, October 23, 1996. The Wednesday meeting wasn't as well attended as the first meeting was; however, staff received calls and visits from people who were unable to attend the meeting but had questions. Many of the questions regarded timing of the:MUSA and State Highway 212. For the most part, the proposed land uses were well received. Staff requested comments in writing and they have included with this report. It was also stated in these meetings that development in this area will be different than in the northern part of the city. This area has unique vegetation and topography and the development patterns should reflect that. Again, the tools to get these development patterns are currently being proposed and will be reviewed at a later date (see Attachment#2). Comprehensive Plan Amendment As a part of the land use recommendations, staff has provided a comparison of the land uses for the 1991 Comprehensive Plan, and for the 1995 Comp Plan revision, including the Highway 5 Corridor revisions and the 2000 Land Use Plan, which includes the area south of Lyman Boulevard. Staff will be prepared to discuss the mix on land uses and the fiscal impacts at the Planning Commission meeting. Another issue for the land use recommendations is the new State law requiring the Zoning Map and Comprehensive Plan to be in compliance by the year 1998. As you can imagine, this would mean a significant number of rezoning during the next year. Adoption Process A public hearing is scheduled before the Planning Commission on November 20, 1996 and a hearing before the City Council on December 9, 1996. The Watershed Plan must be adopted before the end of the year in order to receive money from the Watershed District. The petition for projects must be received by the Watershed by March, 1997. Action Staff is requesting the Commission review the Plan,proposed projects and comments on land uses. We are prepared to provide you any additional information that you deem necessary for the public hearing. g:\plan\ka\bluff creek.pin.doc BLI4FF CREEK NATIARAL RESOLARCES PLAN - PROPOSED PROJECTS Priority Level: H=High M=Medium L=Low DD=Development dependent OG= On-going Natural Resources Land Priority Level Description Cost Funding Sources Cost IM Site I a: Shallow Marsh Restoration(Uplands) $100,000 Watershed Petition N/A M Site I b: Restoration of Big Woods Vegetation $95,000 Park Dedication; SWMP $150,000 (Uplands) Budget; Park Budget DD Site I c: Hwy 5 Wildlife Underpass(Uplands) $60,000 Hwy 5 Improvements,:ISTEA; N/A Mn/DOT;Assessments DD Site I d:Alternate Hwy 5 Wildlife Underpass and $50,000 Hwy 5 Improvements; ISTEA; N/A Corridor Line(Uplands) Mn/DOT;Assessments DD Site le and f Wildlife Underpass(Uplands) $50,000 Hwy 5 Improvements; ISTEA; N/A Mn/DOT;Assessments H Site 2a: Wet Meadow Restoration $25,000 Watershed Petition $256,000 (Meadowlands) H Site 2b: Floodplain Forest Restoration $48,000 Watershed Petition; U.S. Fish N/A (Meadowlands) and Wildlife N Site 2d: Creek/Wetland Restoration $83,000 Watershed Petition; U.S. Fish N/A (Meadowlands) and Wildlife H Site 3a: Big Woods Region Enhancement $87,000 Watershed Petition, Park $140,000 (Lowlands) budget L Site 3b: Wetland Restoration(Lowlands) $35,000 Wetland Banking, Watershed $18,000 Petition L Site 3c:Wetland Restoration $52,000 Watershed Petition N/A H Inventory and assessment of gullies and hillside $8,000+ Watershed Petition Needed 1 slumps(Gorge) I H Identification of surface water runoff impacts to $7,000■ Watershed Petition N/A Lower Valley(Gorge) H Creation of buffer strips along Lower Valley Bluff $16,000 Conservation Easement N/A Line M Bluff Prairie Restoration(Gorge) $9,000 Dept. of Natural Resources N/A i Natural Resources Total $769,000 ♦ This project cost does not include the implementation of the best solution, to be determined by the study. BlNff Cree..e Watershed Natvral Res0Urces Management Plan - , Page 70 11 Land Use and Zoning Ili Land Priority Level Description Cost Funding Sources Cost H , H Bluff Creek Overlay District using Watershed- $20,000 City Fund N/A based zoning and cluster development, including 4 the amendment to the City's Comprehensive Plan to zone the areas recommended in this Plan H Phase I Environmental Assessment and fee title $25,000 Park budget; DNR; U.S. Fish $250,000 Ij over the Seminary Fen site and Wildlife; LMR; Private Sector,City of Chaska Land Use and Zoning Total $270,000 Ill II Parkland eLand Priority Level Description Cost Funding Sources Cost IIDD Provide on-going acquisition and easements over $1,000,000 The need to acquire parkland 5 to 15 million designated parkland and trails in the primary and secondary le corridors will be determined as development occurs DD Provide education to staff on maintenance and $1,000 yr Park budget; SWMP budget N/A 110 Best Management Practices Parkland Total $I million plus annual costs ($1 ,000) P1 NI ' Community Government le Land Priority Level Description Cost Funding Sources Cost 111 OG Provide for a manager to administer the plan and $20,000 yr SWMP budget N/A seek grants and funds le H Public relations, media attention,welcome $10,000+ SWMP budget N/A packets(for new City residents) $1,000 yr Community Government Total $10,000 plus annual ($21,000) I 110 Ili , , Bluff Creek Watershed Natural Resources Management Plavi - ,p7=ire m, IPage 72 I The following projects are recommended to be petitioned for funding to the Riley- Purgatory-Bluff Creek Watershed District. IPriority Level Description Cost Land Cost H Site 2a:Wet Meadow Restoration(Meadowlands) $25,000 $256,000 1 H Site 2b: Floodplain Forest Restoration(Meadowlands) $34,000 N/A H Inventory and assessment of gullies and hillside $8,000♦ To be slumps(Gorge) determined H Identification of surface water runoff impacts to $7,000■ N/A Lower Valley(Gorge) M Site I a: Shallow marsh restoration(Uplands) $110,000 N/A M Site 2d: Creek/Wetland Restoration(Meadowlands) $ 83,000 N/A M Site 3c: Wetland Restoration(Lowlands) $ 52,000 N/A I Total Costs $3 19,000 $256,000 Grand Total $575,000 This project cost does not include the implementation of the best solution to be determined in the study. I II This cost does not consider any additional cost necessary to complete improvements. The Capital Improvement Plan as presented in the table on the following page is a five-year plan that will need updating as funding opportunities arise, projects are implemented and the City's priorities change. Bluff Creek Watershed Natural Rescmrce5 Management Plan _ --_ Page 74 RI Capital Improvement Program 1997-200 IIIIPriority Level Description Cost Fund ng Sources Land Cost 1111 H Site 2a:Wet Meadow Restoration $25,000 Watershed Petition $256,000 (Meadowlands) H Site 2b: Floodplain Forest Restoration $34,000 Watershed Petition N/A III (Meadowlands) H Inventory and assessment of gullies and hillside $8,000♦ Watershed Petition To be slumps(Gorge) determined 1101 H Identification of surface water runoff impacts to $7,000■ Watershed Petition N/A Lower Valley(Gorge) 11101 H Creating buffer strips along Lower Valley Bluff $16,000 Conservation Easement N/A Line H Interpretive Center in the Meadowlands $400,000 McKnight Foundation; Park N/A Budget; Private Sector; School District; LCMR; Historic Society H Curriculum Development for all ages $10,000+ Same as above N/A $2,000 yr le H Bluff Creek Overlay District using Watershed- $20,000 City Fund N/A based zoning and cluster development, including the amendment to the City's comprehensive Plan to zone the areas recommended in this Plan 1(1 H Phase I Environmental Assessment and fee title $15,000 Park Budget; DNR; U.S. Fish $235,000 over the Seminary Fen site and Wildlife; LCMR; Private mSector M Site I a: Shallow Marsh Restoration(Uplands) $110,000 Watershed Petition N/A III M Site I b: Restoration of Big Woods Vegetation $95,000 Park Dedication;SWMP $150,000 (Uplands) Budget; Park Budget M Site 2d:Creek/'Wetland Restoration $83,000 Watershed Petition; U.S. Fish N/A 111 (Meadowlands) and Wildlife M Bluff Prairie Restoration(Gorge) $9,000 DNR N/A giM Site 3c:Wetland Restoration $52,000 Watershed Petition N/A M Demonstration sites $ 15,000 SWMP Fund N/A 110/ OG Public relations, media attention,welcome $10,000+ SWMP budget N/A packets(for new City residents) $I,000 yr 11 OG Provide for a manager to administer the Plan and $20,000 yr SWMP budget N/A seek grants and funds Totals $929,000 Plus annual cost $641,000 a a . , Bluff Creel Watershed Natural Resources Management Plan _ `. , NI Page 75 II • This project cost does not include the implementation of the best solution to be determined in the study ■ This cost does not consider any additional cost necessary to complete improvements. Total cost for five-year program (929,000 + 641,000 + (5) (2,000 + 1,000) + (4) (20,000) $1 ,665,000 Amount to be funded by Riley-Purgatory-Bluff Creek Watershed District $575,000 Five-Year Program $1,090,000 Annual Cost $2 18,000 ■ Financing Sources Sources of funding are listed for each of the improvements needed. The City will need, in some cases, some source of internal funding to be used as matching funds. The following financing sources could provide the City with some of those funds. ■ Storm Water Utility The current storm water utility can provide some moneys for matching grants. Stormwater Management Plan (SWMP) Fund The administration of the City's Stormwater Management Plan provides opportunities for the construction of improvements within the Bluff Creek Watershed. Some of the SWMP funds could be used to obtain matching grants to finance improvements. ■ Park Acquisition and Development Fund Funds derived from park dedication fees are deposited into this account. The Park and Recreation Commission recommends an annual capital improvement budget to the City Council. Annual investments total $200,000 to $400,000. • General Fund As the City Council determines the benefit of the proposed improvements to the entire community, the General Fund can become a source of funding. This capital improvement p plan should be followed as closely as possible under direction of a task force dedicated to the environment, specifically to the Bluff Creek Watershed. Cost estimates for the various projects include technical design and construction; however, many will require request for proposals. The following projects are development dependent and low-priority projects that will be implemented as development occurs and as the City allocates SWMP monies for implementation. 1 Bluff CreekWatershed Nahnral Resources Maoagemevit Planvergro • ,'' Page 76 1 11 Priority Description Cost Fundin•g Sources. Land Cost 11111 Level DD Site I c: Hwy 5 Wildlife Underpass(Uplands) $60,000 Hwy 5 Improvements; ISTEA; N/A IIIIMn/DOT/Assessments DD Site I d:Alternate Hwy 5 Wildlife Underpass and $50,000 Same as above N/A Corridor Line(Uplands 111 DD Site I e&f:Wildlife Underpass(Uplands) $50,000 Same as above N/A DD Provide on-going Acquisition and easements over $1,000,000 The need to acquire parkland in N/A U designated parkland and trails the primary and secondary corridors will be.determined as development occurs IIDD Provide education to staff on maintenance and $1,000 yr Park budget; SWMP budget N/A Best Management Practices II L Site 2c: Mixed Emergent Marsh Restoration $48,000 Watershed Petiion; U.S. Fish N/A (Meadowlands) and Wildlife L Site 3a: Big Woods Region Enhancement $87,000 Watershed Petition; Park $140,000 El (Lowlands) budget L Site 3b:Wetland Restoration(Lowlands) $35,000 Wetland banking;Watershed $18,000 Ij Petition L Observation Tower in the Lower Valley $750,000 McKnight Foundation; Park N/A Budget; Private Sector; School NIDistrict; LCMR; Historic Society L displays $2,000 yr School District; Private Sector; N/A SWMP fund 10 L Interpretative Signs $20,000 McKnight Foundation; Park N/A budget; Private Sector II III 111 111 I I 14 6k.iff Creek Watershed Natlnral Resources Managevweot Plan IPage // 1-di'_-,.1\01-, i, .r A CITY OF 0 tir ilii . CHANEASSEN f-� 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 October 11, 1996 Dear Property Owner: During the last several months Planning Staff has been working on the Bluff Creek Watershed Natural Resources Management Plan. Bluff Creek has been identified as a critical natural resource within the City of Chanhassen. A steering committee appointed by the City Council has worked with staff to provide a vision and a planning document that will guide development along the Bluff Creek Corridor. As a part of this process, future land use designations in the area have been proposed. When the 1991 Comprehensive plan was completed,the majority of the area south of Lyman Boulevard was designated as a"1995 Study Area." This study area, as well as the remainder of the land uses south of Lyman Boulevard, have been revisited. In some cases,alternative land use recommendations have been proposed. This plan does not propose to change the MUSA line(Metropolitan Urban Service Area) at this time, but rather provide for future land uses in this area. The Planning Commission will be holding a public hearing on the Bluff Creek Natural Resources Plan in November. The Planning Staff is holding neighborhood meetings to provide information and answer questions on the Management Plan and proposed land use recommendations. Prior to the public hearing, you are invited to attend the following meeting: Meeting: Monday, October 21, 1996 Time: 7:00 p.m. Place: Senior Center Chanhassen City Hall (Lower Level) 690 Coulter Drive If you are unable to attend this meeting or have questions,please feel fee to contact the Planning Department at 937-1900. Copies of the study and land use recommendations are available for your review during business hours at City Hall from 8:00-4:30 p.m. i De} fqqb 1 at Sin an I-e S Nance- - d ��ess s 402-- 641>( ( 1') " 4 7Z((-0-VC c 44-(-<c, r4- /J/ f/$/ / t/, , l� n I I 11 I 11 1) i€Ca Sir\. Tr\ _Li\k2M-t•d-•0 A Ak. I rekS-S Alb .._, 77 3 c ct)EST 90' "j: C4-1---iak • 1 ) ,7...). trki....-- /3t V C'72---jc.'Se AI . .-- 9 ? S .---17- - . / • ! ,)-'-li---. .</ •-/- LI :iC ( 7(7 /Ai / cf . .ii.:7110...., Bcz,Vit. IL..- -. . 2)7%e't' .1) — " ,e. Z /6 1)--).-' 'I • 52-ic, /7 ,,,d-4 P1 k)c i. - ‘ . , ..- s., tr.- ci 73c: 'CNN'LLO, c--;-!Lt(.2)4 L- i ........c,-.4 ...x....F3' eti',..i '7:',1/4"" . .),—CIV/J Z Dirf--2 7 / (.; S„': / 4072;f''' f-l7J -A-- ' ( (-• 4 / C 4? • r-l'. 0 C:57 f 4-;•••4.,SC i*c,6( `---' ;--C-";-e'7 .A.,' . 1. _IL,,:itlovok Lek ------- .- I/ ( -,A • • • . . - • • October 28, 1996 Frank J. Fox 27990 Smithtown Rd. Excelsior MN 55331 Dear Kate: On October 21st I attended the Chanhassen Planning Commission meeting to study the results of several months efforts to come up with the 2000 LANDUSE Plan for the city of Chanhassen. I kept an open mind until I had ample time to study the proposal . In my travel of 1, 800 miles on interstate highways and maybe one hundred or more interchanges, I question the 2000 LANDUSE Plan that was presented to us at the October 21st meeting. The cloverleafs present a natural convenient location for commercial, industrial or multiple housing. The 2000 LANDUSE Plan shows no evidence of commercial or industrial planning. The proposed use of the area adjoining the cloverleaf certainly would afford a higher tax base. The city of Chaska is taking advantage of the interchanges with planning for commercial and industrial use. I urge you to consider zoning of the interchanges to incorporate commercial and industrial and take advantage of the natural convenience the interchanges afford. Sincerely, arre-MA;(7-- Frank J. Fox =Ci :39Hd t2 :gi uoW 96-_.Z-4DO :XU3 11:1N'I1„N 1.I : ,_dd • • r1i ••v�a-.tl d '''C>.'` '/' o de' 'N'r� "•7" '47 '•• t vn' ,fiJG/rr�:' ji., 'ry ',/,'„,'-,° i• � ': '.l', i i ..i . .. its .•.......:4.04w.. .-....- �3K�'E_' r <u;�� c''*ti`.ry�ya:• �.L,a. _ v --,--7-,--.0,0f�!j{lf�,- ./ � "��l�y 3: _ }"� �.. ,...14, = ," .:r i fir' t' - r_ ,.: •��' •4:4,...FJ , r `yrt • .iif: A r•r•• ?' -....214. �il::''''''''''''� .C:" , ;/ t1 i s > ia_,r .�i i��/X "F i fl��r��'/_�J • • '�t �f t .�J r �y✓�-, /•f! V. -_ _ �.`� a ..i'-.- % - �+„„:` 4 'L' i y� f, • l` i/' r A f• f r ''•✓•/�• f e. .10-....t. - - ' -_ ,•,:::=• �. • ' . , tr f, ✓''A i x;..42 �,j ,•�+rj. -: -_«re' rw4�•7 saii: ii::::. //I e �,- C .l' •f + ��/j/�}yfJ_ „ #_,-.:. ' 'i 1. �t' :t.!i. .:::iiz:i:� Nisi. - _ - _ ii- rpter. 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'r' j ff3�I«.:."':3:.°S E't31_}•_ ii3' 'i:!Ps.'1} 0. �o.o�.sssss�i _!:f•_ -} jI1IIIIIIIII IiiillIli1uit �� rt,fui � :.b . .. 11.; ::: 1t-: _ "Ill I.: sH_ i=r.'ii?FiLrfu?i:iij(e �I :;si.;: Ua�ti?tii?� lF"3Sa ,ii: _G�y!Ft •• iji��i�irii. : -� .�.- ii ,. = • I '. . ,.: / �.: -. � f.. Ta . _- t • .t is • � d - .F-`') .l� t r . sV: -' 1:Y:. � t .ti _ - _' - -_ . j :. oa• - •i. I '• � � _ i �. : . t „iv iii .:...,...„...,... ,..........-....,.... •. :..., ..,: ,:.:. ... • \ . .. . •• : ,... ...1C•1:-:•:--::::-'•:'. '::•ter ��..• e• 10E- CITY OF tioilCHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 MEMORANDUM TO: Planning Commission FROM: Kate Aanenson, AICP, Planning Director 114V- DATE: October 30, 1996 SUBJ: Housing Goals The purpose of this memo is to bring you up to date on what action has been taken by the city to meet the goals of the City in its agreement to participate in the Livable Communities Act. Affordability of housing is one of the goals, along with density and diversity of types of homes as well as owner and rental. Following is an outline of the goals that were agreed to, recent projects that meet these goals, and future strategies to help meet the goals. HOUSING GOALS HOUSING GOALS AGREEMENT METROPOLITAN LIVABLE COMMUNITIES ACT PRINCIPLES The City of Chanhassen supports: 1. A balanced housing supply, with housing available for people of all income levels. 2. The accommodation of all racial and ethnic groups in the purchase, sale, rental and location of housing within the community. 3. A variety of housing types for people in all stages of the life-cycle. Housing Goals Update October 30, 1996 Page 2 4. A community of well maintained housing and neighborhoods, including ownership and rental housing. 5. Housing development that respects the natural environment of the community while striving to accommodate the need for a variety of housing types and costs. 6. The availability of a full range of services and facilities for its residents, and the improvement of access to an linkage between housing and employment. GOALS To carry out the above housing principles, the City of Chanhassen agrees to use the benchmark indicators for communities of similar location and stage of development as affordable and life- cycle housing goals for the period of 1996 to 2010, and to make its best efforts, given market conditions and source availability, to remain within or make progress toward these benchmarks. * The City of Chanhassen reserves the right to renegotiate the goals after 2 years. ** Chanhassen agrees that the Metropolitan Council will use other market indicators to evaluate goals. These indicators may include land prices, interest rates, cost of construction, and environmental factors including trees and wetlands. City Index Benchmark Goal Affordability Ownership 37% 60-69% 50% Rental 44% 35-37% 35% Life-Cycle Type(Non-single family detached) 19% 35-37% 34% 1991 Comp Plan Owner/Renter Mix 85/15% 67-75/25-33% 80/20 Density Single-Family Detached 1.5/acre 1.8-1.9/acre 1.8 Multifamily 11/acre 10-14/acre 9-10 To achieve the above goals, the City of Chanhassen elects to participate in the Metropolitan Livable Communities Act Local Housing Incentives Program, and will prepare and submit a plan to the Metropolitan Council by June 30, 1996, indicating the actions it will take to carry out the above goals. Housing Goals Update October 30, 1996 Page 3 PROJECTS THAT MEET THE HOUSING GOALS Following is a list of some of the projects that have been recently approved in the city that will assist in meeting the housing goals. Projects built in 1995-1996 Centennial Hills Senior housing project with 65 rental units. Of the 65 units, 39 are affordable rent meeting the housing goals. The City purchased the property and Carver County HRA developed the project. Approximately $300,000 is being held in escrow should a project shortfall occur and the city has guaranteed its general obligation should bond payments become at risk. Mission Hills Private townhouse development of 208 units. Approximately 200 of the units are under S115,000. The units range in price from $73,000 -115,000. Oak Pond Private townhouse development of 172 units. Approximately 100 of the units are under $115,000. The units range in price from$90,000-115,000. Projects currently under construction - 1996 North Bay Single family detached zero lot line subdivision(3000 square foot lot size). The city is providing a subsidy of approximately$700,000 through the HRA and the creation of a housing district. Of the 76 units, 18 will be for first time home buyers and 17 will be under$115,000. Prices of the 35 subsidized units range from $88,000 to $115,000. Projects which have received approval and will be under construction in 1997 Autumn Ridge Mixed unit development with 140 units including duplex, triplex, and fourplex units, and 6 and 8 unit buildings. Of the 140 units, the developer has stated that 80%will be under$115,000. Housing Goals Update October 30, 1996 Page 4 Villages on the Pond The Villages on the Ponds is a neo-traditional project. This is a mixed use project that has 322 units. One hundred fifty-four units are rental of which 35% will be affordable. There will be up to 168 owner occupied units, of which 50%will be affordable. HOUSING STRATEGY The City has agreed to the following strategy to meet the housing goals: CITY OF CHANHASSEN HOUSING ACTION PLAN LIVABLE COMMUNITIES ACT Background As part of the city of Chanhassen's agreement to participate in the Livable Communities Act, the City must submit to the Metropolitan Council the action plan the city will initiate to meet the established housing goals. In November of 1995, the City Council agreed to participate in the Livable Communities Act, and in December of 1995, adopted housing goals. Housing Element of the Comprehensive Plan In 1991, the Metropolitan Council approved an amendment to the City's Comprehensive Plan. A component of the Comprehensive Plan is the Housing Element. The Goals and Policies that were adopted in 1991 are still relevant to today's housing strategies. Goal To provide housing opportunities for all residents, consistent with the identified community development goal. Policies Existing housing within the city should be maintained and improved and revitalization of older developed areas should be encouraged. The City of Chanhassen will attempt to provide adequate land for projected housing growth and to provide opportunities for persons of a range of incomes. As appropriate state and federal funding permits, efforts should be made to provide low and moderate housing where needed, to provide balance to the generally higher cost of housing. New construction programs may provide a source of such housing. Housing Goals Update October 30, 1996 Page 5 Plans and ordinances for the City of Chanhassen should ensure that adequate amounts of land are designated to accommodated projected desired residential growth. The city should promote the use of state and federal programs designed to reduce land costs for developers of low and moderate income housing. The City of Chanhassen will cooperate with other governmental units and public agencies to streamline, simplify and coordinate the reviews required for residential development to avoid inflating the cost of housing due to unnecessary delays in the review process. Subsidized housing should be given equal site and planning considerations to non- subsidized housing units and should not be placed in interior locations or in areas that are not provided with necessary urban services. If demand becomes apparent, the city will promote the construction of senior citizen housing in locations convenient to shopping and medical services. The development of alternative types of housing such as patio homes, townhouses, and quadplexes should be permitted to supplement conventional single-family homes and apartments providing that they are compatible with appropriate land use practices and are representative of high quality development. New residential development should be discouraged from encroaching upon vital natural resources or physical features that perform essential protection functions in their natural state. Housing developments such as PUDs, cluster development and innovative site plans and building types should be encouraged to help conserve energy and resources used for housing. Property and code enforcement policies which encourage maintenance and rehabilitation of both owner occupied and rental housing should be encouraged. The city should continue to ensure non-discrimination in sale and rental of housing units. Citizen participation in developing plans and implementing housing programs is encouraged in redevelopment, rehabilitation, and in planning for future housing. On December 11, 1995, the City Council adopted the following Housing Goals: City Index Benchmark Goal Affordability Ownership 37% 60-69% 50% Housing Goals Update October 30, 1996 Page 6 Rental 44% 35-37% 35% Life-Cycle Type (not S.F.) 19% 35-37% 34% 1991 comp plan Owner/Renter Mix 85/15% 67-75/25-33% 80/20 Density S.F. Detached 1.5/acre 1.8-1.9% 1.8 Multifamily 11/acre 10-14 acre 9-10 Current Trends In 1995, more non-single family residential permits were issued than detached single family permits. Of the residential land area in the MUSA, a large portion is guided for medium or high density development. The city has worked with Carver County to provide a 65 unit Senior Housing project with 39 units in the rental affordable range. The City Council has approved the creation of a tax increment district to provide assistance to 35 of 76 single family detached units. Price ranges for 35 units will be from $88,00 to $115,000. Through growth and natural maturation, the city is experiencing housing diversity. Action Plan Proposal The city will continue to uphold the housing goals and policies of the comprehensive plan. In addition, the city will pursue other resources of providing life-cycle and affordable housing. Following is the proposed action plan. Currently, the city is also pursuing a clustering project with Southwest Metro, Eden Prairie and Chaska. This project would be a mixed use development with a transit component(park and ride facility). The city is also working on a 60 acre mixed use project that also has a transit component with commercial, office, and institutional with residential integrated into the development. Both projects have a strong mass transit component. City Ordinances The following actions are possible actions the city should undertake to pursue life-cycle affordable housing: • Promote Life cycle compatible with existing housing. • Review city ordinance regulations especially the PUD ordinance and lot size/zero lot and design standard including street widths. • Pursue the upper limits of zoning on new proposals where there is a density range. • Require a percentage of medium and high density to have a number of affordable units. • Provide for mixed use projects with a transit component. Housing Goals Update October 30, 1996 Page 7 City HRA The city, through the Housing and Redevelopment Authority, will explore all avenues for financing affordable housing, including tax-exempt and tax-increment financing. Carver County HRA I. Development, Affordable Financing, Down Payment Assistance, Home Buyer Education and Foreclosure Prevention The HRA has the experience to develop affordable single family housing and is prepared to offer all cities in Carver County its expertise and assistance. The HRA offers first time home buyer funding through participating lenders in Carver County. The program is funded by mortgage revenue bonds from the HRA's bonding allocation. The HRA offers home buyer education and certification to all Carver County residents. The HRA offers foreclosure prevention counseling and financial assistance to all Carver County residents. Homeowner Rehabilitation The HRA currently administers the following programs in Carver County: MHFA Fix-Up Fund Maximum gross income $41,000, Maximum loan amount $15,000, 15 yr. Term, Interest rate 2-8%, Credit and repayment ability analyzed. MHFA Accessibility Improvement Loans Maximum income: no limit, Maximum loan amount $25,000, 20 yr. Term, Interest rate 8%, Accessibility improvements only. MHFA Home Energy Loans Maximum income: no limit, Maximum loan amount$5,000, 5 yr. Term,Interest rate 8%, Energy improvements only. MHFA Mobile Home Loans Maximum income: no limit, Maximum loan amount$5,000, 5 yr. Term,Interest rate 8%, Energy improvements only. Housing Goals Update October 30, 1996 Page 8 MHFA 3% Revolving Rehabilitation Loans Maximum income: $18,000 adj., Maximum loan amount $10,000, 15 yr. Term, Interest rate 3%,repayment ability (not credit) analyzed. MHFA Deferred Loans Maximum income: $10,000 adj., Maximum loan amount $10,000, Interest rate 0%, Deferred 10 year loan. MHFA Deferred Accessibility Loans Maximum income: $18,000 adj., Maximum loan amount $10,000, Interest rate 0%, Deferred 10 year loan, Accessibility improvements only. Carver County HRA Home Improvement Loans Maximum income: no limit, Maximum loan amount $5,000, Interest rate 3-9%, Term to commensurate with repayment ability. RENTAL HOUSING I. New Construction The Carver County HRA assisted in the formation of the Carver County Housing Development Corporation, a non-profit entity with the ability to partner with private developers to create affordable housing projects and developments. Anticipated Action: The HRA, in conjunction with the City of Chanhassen, will explore the feasibility and funding opportunities available for housing development upon the city's request. II. Tenant Based Subsidy Section 8 Rent Assistance Program Metropolitan Council HRA MHFA Rental Assistance for Family Stabilization (RAFS) Carver County Transitional Housing Carver County HRA Rental Inventory Rental Rehabilitation Grants and Loans Housing Goals Update October 30, 1996 Page 9 CDBG Carver County is completing Housing Condition Study. The city will pursue using CDBG funds from Hennepin County to make housing rehabilitation loans. The city will pursue CDBG funding for acquisition and related infrastructure for multi-family projects. Minnesota Housing Finance Agency The city will pursue programs, including grants, loans and federal tax credits, for housing assistance development and rehabilitation including the following programs: • Minnesota Mortgage Program • Homeownership Assistance Fund • Purchase Plus Program • Partnership for Affordable Housing • Entry Cost Homeownership Program (ECHO) • Low Income Housing Tax Credit Program • New Construction Tax Credit Mortgage/Builders Loans • Low and Moderate Income Rental Program • Deferred Loan Program • Revolving Loan Program • Great Minnesota Fix-up Fund • Mortgage Revenue Bonds • Mortgage Credit Certificates (MCC's) Action Responsibility Funding Review City ordinances City staff, Planning None Commission and City Council Explore all options for a City staff, Planning CDBG, City HRA, Carver variety of affordable housing Commission and City Council County HRA, Metropolitan opportunities Council, MN Housing Finance Educate developers and City staff, Planning None residents about life-cycle Commission, City Council and housing HRA Housing Goals Update October 30, 1996 Page 10 Cooperate with other Southwest Metro, Carver Carver County HRA, governmental units in County HRA Metropolitan Council, MN providing housing Housing Finance opportunities Property and code City staff City HRA, Carver County enforcement or maintenance HRA, CDBG and rehabilitation of housing Look for opportunities for City staff, Planning City HRA, Carver County mixed use developments with Commission and City Council HRA, Metropolitan Council, mass transit component MN Housing Finance NEXT STRATEGY Staff is working on the affordable housing strategy on several fronts. First we are working to encourage development of the properties that are currently zoned for medium or high density to provide a variety of housing opportunities. Carver County is looking to develop another project in the city. Their other project, the Senior Housing, has all but one unit leased. There will be other opportunities to provide sewer and water with additional phases of the Bluff Creek Interceptor, which should provide opportunities for a variety of housing types. There are a few development projects that are taking shape which may require rezoning or comprehensive plan amendments. Carver County is completing a housing condition study. This study will provide the city with data on housing that may be deteriorating. The purpose of this information is that the City has the ability to seek CDBG money for rehabilitation homes for the year 1997-1998. Maintaining the existing housing stock is another housing goal. Staff is also working on reviewing the Comprehensive Plan. There are two areas that we want to change. Right now an applicant has the ability to develop under the maximum density allowed. This issue was brought to light on the Townhomes at Creekside development. Staff was of the opinion that this area would be better utilized with the higher density. Unfortunately, the way the comprehensive plan currently reads, the city cannot deny a project based on it being built under the maximum density. Another ordinance amendment underway is to the PUD zone. Staff is working to provide opportunities for smaller lot development under certain criteria. Staff is also working on providing the numbers (density and units) to demonstrate where the city stands on meeting the housing goals. We are planning on completing that at the first of the year. g:\plan\ka\housing.pc.doc ADMINISTRATIVE SECTION 4 • October 21, 1996 Nation's Cities Weekly Putting some 'City' Back In The suburbs Sounds Interesting Calling America Home Too Bad It Doesn't Work From Nowhere by Alex Marshal by Ned R Pena They are proliferating in former a Wal-Mart for a toaster or a For civic reformers with an aesthetic racial camps farm fields and distant suburbs all McDonald's for a hamburger. And eye, people depressed by the dreary To the argument that Americans around Washington, these clusters of because people don't actually work sameness of strip malls and massive are addicted to their yards,automobiles, brick row houses that look as though within these new towns,they tend not sodium vapor-lighted parking lots and and shopping malls,Kunstler replies that they were airlifted out of Georgetown. to shop there. As a result, the car commercial garishness engulfing natural the addiction doesn't justify the habit"any Some are imposing,New England style remains the same dominant force that America,James Howard Kunstler's;.993 more than saying our addiction to rigs- Victorians with wrap-around front it is in traditional suburbs. book—The Geography of Nowhere—was rettes,alcohol and firearms justifies this porches.Others are affixed with steeply To truly change the standard subur- an elixir. nation's outrageous medical expendi- angled stoops that suggest kids playing ban style of living,with its dependence Alternating, as one reviewer put it, tures" stick ball and neighbors swapping on the car,you have to make more fun- 'between unmitigated outrage and black Kunstler's chosen solution revolves tales. damental changes,and more politically humor,'Kunstler gave words to man around the 'back to the future" New Also known as neo-traditionalism, difficult ones,than altering a few front plc's horror about post-World War II nib- Urbanist RPh of architects Andres New Urbanism is the architectural and porches or setback rules.You have to urban development turned into a"tragic Duany, Elizabeth Plater-Zyberk, Peter town-planning movement that propos- mention distasteful words like growth sprawlscape of cartoon architecture, Calthorpe and their growing band of disci- es to cure the ills of contemporary sub- controls,parking restrictions and more junked cities,and ravaged countryside." plea and imitators Civic arts will be urban life—from sterile communities to investment in mass transit. We speed by mimhrrl,wrote Kunstler, revived,town planning a design process cookie-cutter architecture to disaffected Growth controls are the most impor- "with little sense of having arrived any- again,Kunstler argues,as some of the,tra- politics—by refashioning subdivisions tant.If development on new land is lim- where,because every place looks like no ditional town ideas these architects ave to resemble traditional small towns or ited,existing communities would begin place in particular" built into such places as Seaside, Fla, big-city neighborhoods to revive.As the density increased,so Now Kunstler is back-still wielding,to become accepted again.Kunstler also has In these communities,or so the would transit ridership. Freeways borrow Mark Twain's phrase, a pen high praise for imaginative town rebuild- spiel goes,life will once again resemble would make less sense. Commercial warmed up in hell.Fxrrpt that his newest ing efforts in Providence, Memphis, the close-knit neighborhoods where development would start to aim more book,"Home From Nowhere" (Simon & Columbus,Ohio,and Corning N.Y. some of our grandparents were raised. at the center than at the fringes.The Schuster),excerpted as a cover story in the The bogeyman Kunstler fingers—the Families will live close together in many scraps of vacant land left over in September Atlantic Monthly, provides a object of attack he posits for assault by homes and apartments that front on the last 30 years of development would strong does of ideas of the New Urbanism: civic forces everywhere—is zoning. streets;they will walk down sidewalks begin to fill in. the effort to"design a human habitat of Kunstler holds zoning-with its rigid sepa- to corner grocery stores and cafes. But all this would come at a cost.If much better character and quality than ration of uses,separating homes from fac- Young people will once again live next you limit new neighborhood construc- the mess we're actually stuck with" torics forbidding apartments that used to to old,rich next to poor. tion in undeveloped ,open spaces,you The secree.,writes Kunstler,is that we flourish over shops-responsible for the It's an idyllic picture. will have to raise home prices because must tap the lessons of the past-the w rrld great voids of tmdesigned space that cre- There's only one problem: New the developers are right:It is cheaper to before World War II-to recreate a public ate so much hostile space in American Urbanism doesn't work.Its proponents build on undeveloped land in more dis- realm and towns worth living in. communities today are selling something they can't deliver tant locales. If growth controls were His favorite metaphor is the site in ReProducmg a sketch of a charming without charging a far higher price,and strict enough,you would start changing Saratoga Springs,N.Y.,his adopted home- Main Street,straight out of your grand- _ without making changes far more fun- the economy of cheap goods and cheap town, where the truly Grand Union parents' time, Kunstler shows almost damental than redesigning a few prices that is the American hallmark. Hotel—the world's largest hotel of the last every feature about it—from close Proxim- homes.To understand why, it's neces- As it is, our habit of building huge 19th century—once stood. The Grand ity of homes,small parks,limited and par- sary to look more carefully at what we freeways with relatively unbridled Union was circled by a veranda 20 feet allel parking,narrow streets to high cupo- today call the suburbs and how they development has allowed for a greater deep.There was a great gardened court- las and steeples—is against current zon- took form- and greater concentration of selling yard inside,to which the public was wel- mg laws. Cities are products of something. goods in super-sized warehouse stores come. The three-story facade functioned Kunstlers solution Throw out all eon They represent the effect,principally,of that sit near a freeway interchange. as a marvelous street wall. The central ung, reform a property tax system that transportation systems. The classic It is a tradeoff For the most efficient cupola,rising seven stories,was appropri_ Pee builders of quality and create a 19th and early 20th century neighbor- distribution systems in the modern ate to the smle of Broadway,the town's new civic consensus on how elements of a hoods that many people love,and which world, for the elimination of middle- main street The building was surrounded town or city should fit together. New Urbanism apes, were created by men,we get a life almost devoid of inti- by graceful elms. He leaves hundreds of questions unan- the extension of streetcar lines. mate contact between the home and the In 1953—"with a kind of mad glee," swered including how to enrich public Levittown was product of a new car cul- market. writes Kunstler,Saratoga Springs demi- architectural taste after decades of design ture.The mega malls and grab bag of We can't have it all.New Urbanists ished the hotel and replaced it with a slip deprivation, and how ordinary citizens subdivisions that exist today are prod- have a chance of generating a realistic mall anchored by,of all things,a Grind (not dust developers architects and plan- ucts of the superhighway system. debate on how we build better,more liv- Union supermarket Like thousands of ners)can be engaged in redesign of their New Urbanist developments are able communities.But they have to get malls around America,the building—me communities. supposed to reduce the influence of the their priorities straight. story,just a concrete box—was set'back Kunstler's acerbic(sometimes profane) car. The problem is that, while these They have to give up the dollars gen- 150 feet from the street,marooned in a seas may put off some.But if you care developments mimic the old 19th cen-. erated by alliances with home builders of parking slots.Street and building Lost anent vibrant and shared community life, tury neighborhoods,they keep the same intent on moving development ever out- all relationship. his voice is compelling Civic forces across transportation system that produces ward. With total conviction, American will be for this volume. Kunstler says we At one t Kunstler conventional suburbs. New Urbanism's contribution to cityAmericans will have to reconsolidate, Pore a street They sit right off a main highway. planning will remain almost purely reclaim our towns,build coherent neigh- in a posbzomngAmerica that"might house They often have but a single entrance. stylistic,unless it makes more effort to borhoods once more,give up the idea(vir- o millionaires11 pnnfessionals a dozen They have winding roads that are just change the basic pattern of suburban tually unique here)of an environmen:of wage workers 16 children three full-time slightly less confusing than cul-de-sacs. development.■ isolated single-family suburban homes mothers, a college student, two grand- They are,in effect,subdivisions mas- Why? Besides despoiling our land- mothers on Serial Security,and a bachelor querading as small towns,except with Alex Marshall is a staff writer for stapes, the arrangement is bankrupting fireman' the homes pushed up to the street and The Virginian-Pilot in No olk and a us I think I'd like to live there.Would Norfolk through our obscene dependence on for- you?■ a few front porches thrown on. regular contributor to Metropolis maga- eign oil,making new housing unaffordable Y As a result,it should not surprise us zine in New York. for vast portions of our population, and that such places are not changing how dividing us into suspicious social and (c)Washington Post Writers Group people live.A resident will still drive to )(\ Office of the Superintendent David L. Clough, Ph.D. 110600 Village Road Chaska. Minnesota 55318 612/368-3601 School District 112 October 15, 1996 To: City and County Planners and Planning Commission Members City Council Members and Administrators Carver County Board Members and Administrators From: Dr. David L. Clough, Superintendents Jct J District 112 Re: Attached School Board Resolution Attached is a resolution that the District 112 School Board unanimously approved at their meeting on September 26, 1996, asking cities and counties to consider the implications for school bus transportation in the planning of residential developments. School Board members asked me to convey their appreciation to all officials involved in planning in Carver County for the good job you are doing even though faced with the dynamics of rapidly growing communities. Board members understand these pressures as they themselves struggle to accommodate student growth in District 112 — the metropolitan area's second-fastest-growing school district. Thank you for your continued collaborative efforts with District 112. Please call me at 368-3601 if you have questions or suggestions. RECEIVED OCT 16 1996 CITY OF UriAl't1H0SEN Serving the communities of eastern Carver County through equal opportunity in employment and education. EXTRACT OF MINUTES OF MEETING OF SCHOOL BOARD OF INDEPENDENT SCHOOL DISTRICT NO. 112, CHASKA, MINNESOTA Pursuant to due call and notice thereof a regular meeting of the School Board of Independent School District No. l 12, Chaska, Minnesota, was held on the 26th day of September, 1996, at 7:33 p.m. The following Board members were present: Businaro, Johnson, Lawler, Olson, Von De Bur, Welch, and Whitney; and the following were absent: None. Board member Von De Bur introduced the following resolution and moved its adoption: RESOLUTION TO ENCOURAGE CONSIDERATION OF TRANSPORTATION IN FUTURE DEVELOPMENT WHEREAS, Minnesota school districts must provide safe, timely, and cost-effective student transportation services, even with decreased funding; and WHEREAS, an efficient transportation system requires short (distance and time), expedient routes with students required to walk reasonable distances to the bus stop as permitted by Minnesota Statute; and WHEREAS, dead-end roads and cul de sacs require buses to traverse a distance without picking up or dropping off riders(consumes bus time without producing riders); and WHEREAS, use of dead-end roads and cul de sacs often requires a bus to back up in order to reverse direction(for safety reasons, a practice not allowed by policy unless no alternative exists). NOW,THEREFORE,BE IT RESOLVED that all city, township, and county planning officials and elected officials are urged to consider the safety impact of having students walk out of dead-end roads and cul de sacs and the inefficient high state and local government costs when transportation is required in such subdivisions. BE IT FURTHER RESOLVED that the municipalities involved be urged to place a moratorium on neighborhood platting that does not provide interconnecting roadways and/or safe and adequate areas for bus turnaround. BE TT FURTHER RESOLVED that the municipalities involved be urged to provide bus shelters for students and safe sidewalks and/or cleared trails for students walking to school or bus. AND BE IT FURTHER RESOLVED that the cost of providing government services such as school bus transportation be considered along with snowplowing, police and lire protection in all future neighborhood plats and planning. The motion for adoption of the foregoing resolution was duly seconded by Board Member Lawler and upon vote being taken thereon, the motion was passed unanimously. ATTEST: a'/ / / K- y H. /In De Bur, Clerk undu. 4 CITY OF oolio, to, CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147• CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 -,� October 14, 1996 Ms. Colleen Dramdahl 6451 Pleasant View Drive Chanhassen, MN 55317 Dear Colleen: It was my pleasure to meet you at your home last week. I understand the reasons for your concern over on-street parking on Fox Hollow Road. At present, we are considering signing the north side of the non-curbed section of Fox Hollow Road"No Parking." Dave Hempel, Assistant City Engineer is coordinating the inquiry into this signage. Mr. Hempel will copy you on his correspondence to the city council. Dave can be reached at 937-1900 ext. 123. Thank you for your insight. Sincerely, — Ao- ee Todd Hoffman, CLP Park&Recreation Director TH:k c: Mayor and City Council ark& Recreation Commission Planning Commission Dave Hempel, Assistant City Engineer g:\park\[h\dramdahl.e Home .: From l\Towheire L .- .. 7, .. by LIMES HOWARD KENSTLER - a OEDSs .i-"'I' ;4qr. '.`.Cyt � LaL i t , �' I I c'ti OP i Can the momentum of sprawl be halted? America's zoning laws, intended to control the baneful effects of industry, have mutated, in the view of one architecture critic, into a system that corrodes civic life, outlaws the human scale, defeats tradition and authenticity, and confounds our ; yearning for an everyday environment worthy of our affection AIERICANS sense that something is wrong with the scape. we register it as ugliness.This ugliness is the surface N places where we live and work and go about our expression of deeper problems--problems that relate to the daily business. We hear this unhappiness expressed issue of our national character.The highway strip is not just in phrases like"no sense of place"and"the loss of a sequence of eyesores.The pattern it represents is also eco- community." We drive up and down the gruesome, tragic nomically catastrophic, an environmental calamity, socially 1 suburban boulevards of commerce,and we're overwhelmed devastating,and spiritually degrading. •. i at the fantastic,awesome,stupefying ugliness of absolutely It is no small irony that during the period of America's j everything in sight—the fry pits, the big-box stores, the of- greatest prosperity, in the decades following the Second fice units,the lube joints,the carpet warehouses,the parking World War,we put up almost nothing but the cheapest possi- lagoons, the jive plastic townhouse clusters, the uproar of ble buildings,particularly civic buildings.Compare any rich- signs, the highway itself clogged with cars—as though the ly embellished firehouse or post office built in 1904 with its whole thing had been designed by some diabolical force bent dreary concrete-box counterpart today.Compare the home of 1 on making human beings miserable. And naturally, this ex- a small-town bank president of the 1890s, with its massive perience can make us feel glum about the nature and future masonry walls and complex roof articulation,with the flimsy of our civilization. home of a 1990s business leader, made of two-by-fours, When we drive around and look at all this cartoon archi- Sheetrock, and fake fanlight windows. When we were a far tecture and other junk that we've smeared all over the land- less wealthy nation,we built things with the expectation that THE ATLANTIC MOSTIILI Color Paintings by Robert Crawford 43 1 1 oI . P -1 .% . r t 4 I1j1 -�- ��..� I ""�, - - ,, 1' ^ '‘.4‘. L • :o•.Y ~-`_ s .11111 %"Ir4t'',4d ' �14�%'. Wit, r. !-'� !7!"!F'"It sz•_ / - l f •.. ' • •r�7 5 ki( , i„ ..„,,,,:11 /lit/ .r% .// ./.,.//. • �� %////I'�L;iG.*L/.C.'/.r {l . �s '1 I",10?. R1F ,'- 1• y'.* iVT/�1 .',"4":,.., ,//E'1:4'07 �M'/�^ . ,,.„�I t_gortI�a / ..,sem/// .t'4 .// i ^„('v - ---:_24'711 ,....0- ! ' ' - ..,.s°�.J :yr.'n-.• i...6-..':: ' /'' , •-, II at a..,. ... ,�u.liuIW11iUi '0•n uxu.',;u1 '.,. ..,_ -.— �; •�4Y.1/r L'{ `.JJI":I 11 –moo,a� � '.. _� ._r�r –.;�1 _moi-- – ,_-•�1', I• • y ---- -- � 1 iii � --V--.:'•-...1,` � � ------- IA."' .. _ � �/ � • -._ -,y..1 I:s' <lldFf.'//i/z'6!!i//L/f?' 1�1�Sb,18� -, ,�vyysr`:-,r'.u..v.'""1"1""7 I I I they would endure. To throw away money (painfully ac- grate in a few decades.This condition even has a name:"de- quired f and effort(painfully expended)on something certain sign life."Strip malls and elementary schools have short de- to fall apart in thirty years would have seemed immoral, if sign lives. They are expected to fall apart in less than fifty not insane.in our great-grandparents' day. years.Since these things are not expected to speak to an era The buildings our predecessors constructed paid homage but our own. we seem unwilling to put money or effort into to history in their design.including elegant solutions to age- their embellishment. Nor do we care about traditional solu- i old problems posed by the cycles of weather and light, and tions to the problems of weather and light. because we have they paid respect to the future in the sheer expectation that technology to mitigate these problems—namely. central II b they would endure through the lifetimes of the people who heating and electricity. Thus in many new office buildings built them.They therefore embodied a sense of chronologi- the v.indows don't open. In especially had buildings,like the cal connectivity,one of the fundamental patterns of the uni- average Wal-Mart. windows are dispensed with nearly alto- verse:an understanding that time is a defining dimension of :tether. This process of disconnection from the past and the existence—particularly the existence of living things. such future. and from the organic patterns of weather and light. as human beings. who miraculously pass into life and then done for the sake of expedience.ends up diminishing us spir- inevitably pass out of it. itually. impoverishing us socially. and degrading the aggre- Chronological connectivity lends meaning and dignity to gate set of cultural patterns that we call civilization. our little lives. It charges the present with a vivid validation of our own aliveness. It puts us in touch with the ages and I)t•>t r o l in_r 1 li e with the eternities,suggesting that we are part of a larger and (,r a it d l n i o n II 01 e more significant organism. It even suggests that the larger organism we are part of cares about us.and that.in turn,we HE everyday environments of our time. the places should respect ourselves and our fellow creatures and all where we live and work. are composed of dead pat- those who will follow us in time. as those preceding us re- terns. These environments infect the patterns around spected those who followed them. In short. chronological them with disease and ultimately with contagious deadness. connectivity puts us in touch with the holy.It is at once hum- and deaden us in the process.The patterns that emerge fail to bling and exhilarating. i say this as someone who has never draw us in.fail to invite us to participate in the connectivity of followed any formal religious practice.Connection with the the world.They frustrate our innate biological and psycholog- past and the future is a pathway that charms us in the direc- ical needs—for instance, our phototropic inclination to seek tion of sanity and grace. natural daylight,our need to feel protected.our need to keep a The antithesis to this can be seen in the way we have built destination in sight as we move about town.They violate hu- things since 1945.We reject the past and the future,and this man scale.They are devoid of charm. repudiation is manifest in our graceless constructions. Our Our streets used to be charming and beautiful.The public residential,commercial,and civic buildings are constructed realm of the street was understood to function as an outdoor with the fully conscious expectation that they will disinte- room.Like any room, it required walls to define the essential 44 ,,1 1.11 \I I11.11 1996 I 1 • The on"-story build- as well as hotel patrons. All these patterns worked to en- ' Y ,i' 1'f jags of ft xirip u,,,[[, remote, behind the lives of everybody in town—a common laborer on his way home as well as a railroad millionaire rocking on `�T` their vast parking �•• r•7,# .� the verandah. (n doings so,the su o 2 s •� /` . /a lx. dw ,t p,,,,r J„I� ,.` Y PP rted civic life as a gen- i� _ d"fi„i„�prioor eral proposition.They nourished our civilization. %' 7.- -: I When I say that the façade of the Grand Union Hotel was rj56ii i spare r] L� 4 t _� ,z . .- i Permeable, I mean that the building g contained activities that LUI 1j 4E' �f; ��. attracted people inside, and had a number of suitably em- y= I , tip . •f • . , bellished entrances that allowed ,,�� , ,,3 : . :'y people to pass in and out of `:;, � � s :. 1 the building gracefullyand enjoyably. Underneath the ye- ---- .,�. ' �a.r �� j• randah, half a story below the sidewalk grade, a number of ---_ � ',�c ,_,',��,�� shops operated, selling cigars, newspapers, clothing, and _ ( other goods. Thus the street wall was permeable at more ________ r than one level and had a multiplicity of uses. The courtyard park that occupied the inside of the six-acre i 1 block had winding gravel paths lined with benches among _Y more towering elm trees. it was a tranquil place of repose- 1 though sometimes band concerts and balls were held there. void of the ram itself. Where I live. Saratoga S rims.. Any reasonably attired person could walk in off the street. York, a mai_ p s dew• pass through the hotel lobby, and enjoy the interior park. nificent building= called the Grand Union Hotel This courtyard had even-more-overt characteristics of a big once existed. Said to have been the largest hotel in the world outdoor room than the street did. it was much m en- in the late nineteenth century,it occupied a six-acre site in the � heart of town. closed. Like the street facade, the courtyard façade featured The consisted of a set of narrow buildings ' I that t of t thnoutside hotel an unused y largea broad,permeable verandah with a high the blocknehes a she of semi-public unusually su and lock.e inside functioned as a mediating roof.The world P and the world of the hotel's(int betweenio v with its e outdoor world sides of the hotel incorporated a gigantic verandah twenty feetI deep, with a roof that was three stories highsemr'Public, and private rooms. One passed from public f i and supported private in a logical # by columns. This façade functioned as a marvelous street each stage by conscious embellishment sequence.and the transition was eased at rder of things wall,active and permeable.The hotel's size(a central cupu- was, by nature, more formal than what we aroe accustomed R la reached seven stories) was appropriate to the scale of to in our sloppy, clownish, informal age. the town's main street, called • The layers of in- the town's For much of the - t” ... ... is,- ,� tersecting patternsr }tea i ,a.+1 �' .. ., ��, at work in year the verandah was tilled .� t '� + r . - r _ . ..,0‘,......-_, , • _ , this place were extraordinarily r with people sitting perhaps rich.They F •�' a?;, patterns hada uali- eig*ht feet above the sidewalk t of Y great aliveness, meaning =rade, talking to one another they worked wonderfully as while they watched the pas_ FACTORY I an ensemble,each pattern do- ;'j cant of life on the street.These ”":LE• SII: EY ing its job while it supported verandah-sitters were protect- "41'Es OFFICE PARK and reinforced the other pat- a ed from the weather by the i •�, =i-• roof, and protected from the terns. The hotel was therefore i a place of spectacular charm, sun by elm trees along the I;II� scrlo"�'1111 It was demolished in 1953. rr 1 _ COMPLEX yl. sidewalk. The orderly rows of 1 1! 1 : ' • 0• Although nothing lasts for- i elms performed an additional architectural function. The - ' ' ever, it was tragic that this sa 10• ••' F.�s�000 magnificent building was trunks were straightRESTAURANTS and round, - -• yearsde- stroyed less than a hundred 1 i like columns, reiterating and . ' Lill •� after it was completed. reinforcing the pattern of the ORE . SERVICE STORES In 1953 America stood at the hotel fa adr.w GROCERY ST hilt the crowns ••`% '`• brink of the greatest building ""LL ; formed a vaulted canopy over ' spree in world history, and the • the sidewalk, le -• p asantly filter- • NILLrI.Fi.IfLYHOLSING very qualities that had made ing the sunlight for pedestrians the Grand Union Hotel so won- I derful were antithetical to all TUE ATLANTIC "IONTIlLY 4i <• 45 t the new stuff that America was about to build. The town de- simply throw away the past.The owners of the supermarket molished it with a kind of mad glee.What replaced the hotel that anchored the mall didn't live in town. They didn't care was a strip mall anchored by,of all things,a Grand Union su- what effect their design considerations had on the'town. permarket.This shopping plaza was prototypical for its time. They certainly didn't care about the town's past, and their Tens of thousands of strip malls like it have been built all over interest in the town's future had largely to do with technical- America since then. It is in every one of its details a perfect ities of selling dog food and soap flakes. f piece of junk.It is the anti lace. i P What has happened to the interrelation of healthy, living What had been the heart and soul of the town was now patterns of human ecology in the town where I live has hap- convened into a kind of mini–Outer Mongolia. The strip- pened all over the country. Almost everywhere the larger mall buildings were set back from Broadway 150 feet,and a patterns are in such a sorry state that the details seem irrele- parking lot filled the gap.The street and the buildings corn- vant. When Saratoga Springs invested tens of thousands of menced a nonrelationship.Since the new buildings were one dollars in Victorian-style streetlamps in an effort to create story high, their scale bore no relation to the scale of the instant charm,the gesture seemed pathetic,because the larg- 1 town's most important street. They failed to create a street er design failures were ignored. It is hard to overstate how i wall.The perception that the street functioned as an outdoor ridiculous these lampposts look in the context of our deco- `• Wr e'er:.'.I.:.;.: ,�. '::. •e.;C. •l F ...1.....-,- :y-,_,.-,�•�/yy,./rr a/i,. . L � ,!- -. I•��"+ ,� l/:��''el1.••^tJ••��y. . ''f- •1. r''.�_•1., ''. ..:',.:-.1 ,4'1 , Ls 4.i'�►' c,..: •� 1° �7'thci,.��if'.4'1;Z.�._ :. i+:��w'~}�`:..•'•.i . ,'-.. - �•-:;' .y_, • ;:_ • ▪ y• - Vim r'- t -Z" K y .r q 11yti �. > I deserve architectural g.-71.•-• - 1,5Xf ,-.7.-•..�,y ,T-i1:. 44C -..-'T.�r�• - 7• ••f'r.. 17'.,• '�i.,•tib 't �'�:�� J':7 embellishment in k •:r 1. ,,��r • Z- '� A, �Zti1T Thi''•%r'�-� - .'I,•r'�'i'- •'ti ` / al, :' _ �• ti ?'•-,, order In Irpress the • 7..1, • /, 1 ;•ZsisAipjl."•' iyii�e • •/4',... �(p .1 • 4 .!',�+....,y�'hr,.,-j 4 rl i'!n i/1• s,j I h r ,Ct., ...,,,,,97.... , _,.:..: 4,....:....... .......16.....,.. 7..„:„.:.,- :� 4f 45, yinxlilulinna they I ,,:!•. �: �.:` /� Oy ,. house and to honor • -�+l �%F .-•:•:;-.;%:- ter ..w�.{y hl:'..., j r- ." , ^' i....�,, G,' -•riC W, ' the public realm —4;I r, 9��jjjj a 1� fi - • ,......,..:.„:...„.. .....1„,,,......4.i ; ,,� of the street. They + t ` `'tl�, a.', i � a I c ='fi.. ". 13. ..1-"••• imp rtantdeserra :. fir; 1" A.,f.-,!,-- `'• - =i-.4!"-•'• ,y , r r important silex t fly ` r! ti. ti�� ;—_- W'/ 4:1_ �, �:E1 ____ -'-•-_ Ir_-- - iv' q 11. - — �d�;� � --_ I — !/. mo14F y . / . i' room was lost. The space between the buildings and the late streets and the cheap. inappropriate new buildings amid , ° street now had one function:automobile storage.The street, their parking lots in what remains of our downtown. The and consequently the public realm in general,was degraded lamppost scheme was like putting Band-Aids on someone :. by the design of the mall. As the street's importance as a who had tripped and fallen on his chainsaw. public place declined,townspeople ceased to care what hap- The one-story-high Grand Union strip-mall building must ` pened in it.If it became jammed with cars,so much the bet- be understood as a pattern in itself,a dead one,which infects .41'. ter,ter,because individual cars were now understood to be not surrounding = `. town tissue with its deadness. Putting up one- li.,,.r-� merely personal transportation but personal home-delivery story commercial buildings eliminated a large number of a . vehicles, enabling customers to haul away enormous vol- live bodies downtown, and undermined the vitality of the f umes of merchandise very efficiently,at no cost to the mer- town. One-story mall buildings became ubiquitous across S•..,}`'? chandiser—which was a great boon for business. That is the United States after the war, a predictable byproduct of •a• why the citizens of Saratoga Springs in 1953 were willing to the zoning zeitgeist that deemed shopping and apartment liv- tiTi.:. z PP P �`�,�'�;� sacrifice the town's most magnificent building. We could ing to be unsuitable neighbors. : 46 •�;..4..'SS ,1.rTnrnrx I9.1,, itri :`%magi f ' ••••7774.r.0.7 : " � Otc'adA r - M , n( •„ -: � :,d7•1 7. • • +i1,5t � W 1"3.. ! • — ., y 4tiKor ' - - . � ;r r t'' o im` 4 t .. 1,1•1 •''',.e.! w,-y- '4 i w te _ _ m ''� 1 tK , .t j A •:w '�• ;. '-': .t ayy l;' � , 41�Asti`..� ->> t, iy;^ .a4, kr til in-, . µ12 r' a.- <`Z .J1+. . -•:,: . Ygg!ti F 1T1t� 7 �--•r+.`�= e^.1.. -- H.•stiti': - - - • r. '' �aelf..,..3..l-6i i. .. ,.....- rk. . � ..x � ti .mow i ttAr..c.e3 dential areas.and thus accessible to most 5. Houses too :lose toecther. These ..••if2.4: ++ 11 hat'. 11.rnn_ \lit!' ?....;4741 people only hs car. structures cwiate minimum side-setback 4 .,ry ► v =1�; I l 1 1 t l'l it 1't`. _. Arboreal interference.Traffic depart requirements. In many residential areas - there must he at least twenty feet The town below seems like a pleasant mems in man% cases deem curbside trees :-:.....:-c...-1..:!......,-.... betsseen dwellings. eliminating the pos- place to live. What follows are regulate- harrrdous to motorists. sihility of mw houses. ry obstacles that the building of such a 3. No parallel parking allowed. The • town today might encounter—a compos- preference has shifted to off-street Iot•. lis House too small. !flan newer con- , iand driveways munities have minimum-square-footage ite from communities across the country. requirements. which effectively dictate 4.Not enough parking.Typically, three that only people of a certain income to live parking spaces arc required per i The V iolat ions: lesel mar live there. 1.0(X) square feet of commercial space. I. Stores too convenient for local resi- Many commercial buildings today may 7. Park too small. New parks must fre- dents. Newly erected commercial not he more than one story high because quently meet a minimum-siic test:main- 4 buildings must often he in a the% don't hase enough parking space taining one big park is cheaper than Jf,e zone separate from resi- to be taller. maimainin_seseral snialler ones. rl;.; � , P• - 10 t hex 1✓� 109 Y .1 ;:r _,- - - - • - ' • .♦ �a.Y. 1�1.k' -he.1 ;•141;e �4.‘f d ' , F'-. 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I I ,-�il•r ^4�,�'� , �. .tri •F .',�.fl, -7 (�: t.`s` :.`< ^t i.Mw�'A'.&c,,.Fy. -�Ny , off" r"jQ•�•� .yd ' T• � -e �a� �4J,,' ~', ,•t • •11r. � - leiv ,..r. .� `1 .� c�}� 1 --•- i,M. �4711V� �,J ' LODGING ;=►'7..;cc',tt�,.' �' $i4}j 4,..• —_-- .. - - ._ • _ , r-- �.•-• r 1 f'tt • • 4 E 'Tix'1kR�.yiL f"tt_ i '1� 7�a r �� i , !.: • y '11( 11. : lif ,_ .._. - .,; -,,As....., -lz • ... cc tr.1.;.,....,,,,,„..).. yr ir,64 ,..e -. .---.P-..... • ...,....„ • -;,....- — — - - - -• l'it.,-J-:. - ..f ..,..- • ®9l♦ll>I■■0 11.IIII • t� �` EMINIIIIIIII ME • mil 1111:1111■ ' ... �a . . f - o■■■■■■ 1111 MI ■1111■■■■ O■■■■■■ 1111 ' ._ ■■■■■B r• I i�� h a EMEE9E■f:. f _ .. • ,.. ' 11■1111■: N. • . . ` w c_' . . . .� , .....,.. .•C.. ...a•.•....r..is. ••w Jt W. ♦ ...`•1,., .%+-s'''' ,•.Asay.• te,•z- . •. ' ..•. . t `• - 'R.....-* ' ..-ry:, - `t.+;a.VS.J-.,T ':. '.1.:.;.t`VYI�r" X:'� ,;.C.. tt �t3:•F • .Y ~.' •ti'-..• :. • t• = T ;t .Si v:;pn 'i.r" ,.F.X'.R:"�'f' � ,,s/ 't . '•y},.�.. .i �1c. , . m::'a 's` .i .,..T.-.1.4.. :.-4;" -,iir:?- ..,4a?!'if:sa.. r.•r ' y• 4•.t-4..ra7 ..',^4•3►•.•..-:- i� h?...." .. :'.• , _.l .t .'S �. . .. . . ... , • • I 1 n. Sidewalk cafe nen allowed. Re+tau- 13.Group housing. In some places there 17. No rlri:ewa.:. Individual dl:%ellin_. ' rateurs and other vendors may he subject are sharp limits on the number of unre- may he required to have at least two off- . to a varier;of sidewalk restrictions. laced people who meq li•.e together in a street parkin_ paces. 9.Street hat narrow It must he consid- single dwelling unit. 18. Illegal fence. Ordinances often cuter • ered wide enough fiir large lire trucks :o 14. Aesthetic deviancy. Communities the permissible site and placement of maneuver. often have regulations governing the sire fences in front yards. i I II).School too close to town.Segregated- of si:m.md soatelimes even the site and 19. Flo perpendicular signs allowed. i i land-use practices may confine education. style of the lettering. Such signs are commonly deemed an religion, and business to distinct 15.Too many huildin_s. In certain tones intrusion or a menace. i zones. less than half and sometimes as little as 20. Not allowed to run a business out 1 1.Apartments above summer- One fifth of the area mat he occupied by of a house. Doctors,dentists.and gallery i cial space. They violate coin- structures. owners land lemonade sendors't beware. mon-single-use"provisions. 3 I lli.Cupolas and steeples not allowed. 1. House too close to road. Setback `, 13.Sidewalk too narrow. Five These are frequently ruled out by maxi- rules bar Loo-snug relationships between feet is a typical requirement. mum-height stipulation... residences and the sidewalk. ..i .f1 v l '*.,:;:r.•r' -"91..,1-0.16--°'...• .`.. g '' '•yr • • �.` is 't-, t. \ y, 47,,,,,,..e.. • • '` t i ' �' t d 7's • - r ' !'•' - � / 1 % ar.IdiC.r-�'t #i.t, `�� .' �t +C 4Y Sr *• Yea�. Y • •'1.,.... �•:'.4. ate t,�y� �' }..,,4'+ ' ...1.6.`4' A. / ,Mai,.- 1 •` <�fi.;r ,• t,�',,v.454,7..i;�` .,. 1.-! ...+• Cis.,!;.,'„,,i,..6-,t 3-.� ,t rr _ �' +` YW�� t • f �It 1 it'i�c• ,,,,5•41 ii :Mil ii ,.Rc__,•••• i }^..t+1.14-.'4. C ~ ,�,•,r{. 4,:.11*-1 i...:' t- I4„ v-.4 -- -;m. ;, •7t' .Ati . IN.:„.',- • ,f � F ".'s+afir -�. _ A f � L; � f �� %' - . 't . ti r l .. t ' ' PViiti � i~ r-7-.4 , • f-' ^ y,,, •:f.,--,1 ► v) ¢; .. • ar� �_ tyi w ' , tt ,. j+S +'4;. 1 fil. .}f0 ,r te �. • r iisl•7. ear • ,tt. ' �..,;.,••.-.t i toil!! 1; •,0':' >,'4::: :<. \ _ s .t•ijtii4 6r.- 4 .7. ;:e..�' t1 r at ►K ti� �' .�i • `..•«.r. �'..4 s:. 19 .t �` 4,.<s �,:,•rs$Jt,,,/ , �,4�� (• . ..-;.• t "11-../f41 r, l' eta• Y �:. v R / I : .i t..,P.. S*' /" r ! * a..... , ._ r_..,Rai '.: _ . T .. -, ) + ,f y j ..,,, �' R < A S -— -i 11111111N1 MINI �•A 1HAIM lw_s „_, ; 'seg..•• `> it _, .r l � - , .,r, t :-.. ,...--;•:--i--- x.,,: S , AL ,i , �� •� � 0"- 3, Hti• i,, ,r�. of trt ar; ililii t�� , r. .�:' .sem` h••?. % uw j s t • r .r.• <�,`• ��f/`• 1 .i?' 1 MAI _ ' : '" 4- ' •;1 ♦�cA; .4 � 1' i I x.7 - '":i`-ir.k 4.4 -., 114, <�F ti� , A, .4 �v.,-," `;1 .-2 yip s, '141 g�� r ,. 1 e i '' {} r ..'�.�.'..A"nrr rep 'fit' D t b 4FR+f' 1 t�• �J.I�'/ I 1st- 17= . • -. i :fes .y ii �. _-- � ��. ek„.._.,_ 111111111111111111, OA t\:,:-.....7- i l '' . -_ - . . _ .•fit _, RCzd... ,. • a4 t J 3t. i• . Z l.= .• �.. -'4 '•4 .(tel F - . r'� i.' r.>y -ice . •k +a/ S i !I r R `.- ..� - G a� te'} •Tt—t-w a ... '+_4+ '-' .-r �..,= i. 'S 1 . -:+s'- .. � _..- a�1+�'�'wai.�.rl.r�-X.a t.aiS`s� T .. :..••��•,3e:.�'��'�-ter. .. Tr- ..i,-_ tc. •� �i�:. _ - - '--< 1 Creating SontePlaee them—get rid of them.Set them on fire if possible and make a public ceremony of it: public ceremony is a great way to an- { LMOST everywhere in the United States laws prohib- nounce the birth of a new consensus.While you're at it.throw i f it building the kinds of places that Americans them- out your"master plan"too.It's invariably just as bad.Replace ,i selves consider authentic and traditional. Laws pre- these things with a traditional town-planning ordinance that vent the building of places that human beings can feel good prescribes a more desirable everyday environment. in and can afford to live in. Laws forbid us to build places The practice of zoning started early in the twentieth cen- that are worth caring about. airy.at a time when industry had reached an enormous scale. Is Main Street your idea of a nice business district?Sorry. The noisy.smelly.dirty operations of gigantic factories came your zoning laws won't let you build it. or even extend it to overshadow and oppress all other aspects of city life.and where it already exists. Is Elm Street your idea of a nice civic authorities decided that they had to he separated from place to live—you know. houses with front porches on a everything else, especially residential neighborhoods. One , tree-lined street?Sorry.Elm Street cannot he assembled un- could say that single-use zoning.as it came to he called,was der the rules of large-lot zoning and modern traffic engineer- a reasonable response to the social and economic experiment ins.All you can build where I live is another version of Los called industrialism. Angeles—the zoning laws say so. After the Second World War, however. that set of ideas This is not a gag.Our zoning laws are essentially a manual was taken to an absurd extreme.Zoning itself began to over- of instructions for creating the stuff of our communities.Most shadow all the historic elements of civic art and civic life. of these laws have been in place only since the Second World For instance.because the democratic masses of people used • War. For the previous 300-odd years of American history we their cars to shop, and masses of cars required parking lots. didn't have zoning laws. We had a popular consensus about shopping was declared an obnoxious industrial activity , the right way to assemble a town or a city. Our best Main around which people shouldn't he allowed to live.This tend- • Streets and Elm Streets were created not by municipal ordi- cd to destroy age-old physical relationships between shop- • nances hut by cultural agreement. Everybody agreed that ping and living.as embodied.say.in Main Street. buildings on Main Street ought to he more than one stony tall: What zoning produces is suburban sprawl.which must be that corner groceries were good to have in residential neigh- understood as the product of a particular set of instructions. borhoods: that streets ought to intersect with other streets to Its chief characteristics are the strict separation of human ac- , facilitate movement: that sidewalks were necessary. and that tivities.mandatory driving to get from one activity to another. s orderly rows of trees planted along them made the sidewalks and huge supplies of free parking. After all.the basic idea of t much more pleasant:that roofs should be pitched to shed rain totting is that every activity demands a separate zone of its and snow:that doors should be conspicuous.so that one could own. For people to live around shopping would be harmful :i easily find the entrance to a building:that windows should he and indecent. Better not even to allow them within walking It vertical,to dignify a house.Everybody agreed that communi- distance of it. They'll need their cars to haul all that stuff tics needed different kinds of housing to meet the needs of dif- home anyway. While we're at it. let's separate the homes by . ferent kinds of families and individuals, and the market was income gradients. Don't let the S75.000-a-year families live allowed to supply them.Our great-grandparents didn't have to near the S200.000-a-year families—they'll bring down prop- argue endlessly over these matters of civic design. Nor did crty values—and for God's sake don't let a S25.000-a-year ; they have to reinvent civic design every fifty years because no recent college graduate or a S 19.000-a-year widowed grand- • one could remember what had been agreed on. mother on Social Security live near any of them. There goes Everybody agreed that both private and public buildings the neighborhood!Now put all the workplaces in separate of- • should be ornamented and embellished to honor the public flee"parks"or industrial"parks:'and make sure nobody can realm of the street. so town halls, firehouses. banks. and walk to them either. As for public squares. parks. and the • , homes were built that today are on the National Register of like—forget it.We can't afford them.because we spent all our Historic Places.We can't replicate any of that stuff.Our laws funds paving the four-lane highways and collector roads and : "ii actually forbid it. Want to build a bank in Anytown. USA? parking lots.and laying sewer and water lines out to the hous- , Fine. Make sure that it's surrounded by at least an acre of ing subdivisions.and hiring traffic cops to regulate the move- J - parking,and that it's set back from the street at least seventy- ment of people in their cars going back and forth among these 1. • five feet. (Of course. it will be one story.) The instructions segregated activities. t' for a church or a muffler shop are identical. That's exactly The model of the human habitat dictated by zoning is a what your laws tell you to build.If you deviate from the tern- formless. soul-less, centerless. demoralizing mess. It bank- • plate,you will not receive a building permit. rupts families and townships.It disables whole classes of de- D Therefore.if you want to make your community better,he- cent, normal citizens. it ruins the air we breathe. It corrupts .' gin at once by throwing out your zoning laws. Don't revise and deadens our spirit. lj !fi 30 ••I.r1I Nircn I Ii , r The construction in- r , .,._, ..r-1�,," ,�, dustry likes it. because ,�,,,� IERE r'ri p; ' 1- r o• 4;; think of these places as * ''�1" s" special exceptions.It nev- t it requires stupendous :.rzi ;.-.., `_;`�,,. ` �,`,;, °r r aY%�k s' `': .aaws:� er occurs to NIMBY tour- ! amounts of cement, as ists that their own home I phalt and steel and a lot of places could be that good heavy equipment and per- } `1 c u►\� 'T�;�l 1�(1�qutoo. Make Massapequa I sonnel to push all this stuff _ � ot• S�- ., -T.4/4414.•414 r� (��' � like Nantucket? Where t into place. Car dealers 4 = .1 lig �u� .� :**3,..: ��_. would 1 park?Exactly. love it. Politicians used to 0 tom V *, n,�� tI These special places are love it, because it ro- vo, duced big short-term prof- 0 a e i;,. 't �1 modeled on a pre-automo- a :Wei � ( bile template. They were its and short-term revenue C 2 ! ., .°`I pup + designed for a human gains, but now they're all i itir y ^� kr.mur �1�j scale and in some respects mixed up about it,because I I r 0 rr- maintained that way.Such the voters who live in sub- Commercial sprawl Cir} blocks a thing is unimaginable to urban sprawl don't want ° us today. We must design more of the same built `�°aO ao Q �a I for the automobile, be- around them—which im- plies that at some dark ODD OQ o OOOt7o t laws and habits tell us we 6. ) level suburban-sprawl O000° ti`s0 P0 (Piri OOQDo g o must. Notice that you can dwellers are quite con a 0 oq° a d' fl get to all these special scions of sprawl's short- ° °q places in your car. It's just aoo00 0 azoo D : P� comings. They have a <?1, ! U a nuisance to use the car word for it: "growth." `� `C OC7pO 0 c000O t ° o ' while you're there—so They're now against n °-- _ lira °,� t you stash it someplace for growth. Their lips curl Apunmenr complex Small town the duration of your visit when they utter the word. and get around perfectly They sense that new con- happily on foot. by bicy- struction is only going to °o o 0 cle, in a cab, or on public make the place where d �° fl 0_ transit. The same is true• o they live worse. They're o J o I_ LI p by the way, of London, convinced that the future - 12 0.° 0 Paris.and Venice. is going to be worse than 0 0 I a The future will not al- the past. And they're low us to continue using right, because the future I I cars the way we've been has been getting worse accustomed to in the un- throughout their lifetime. Housing subdivision tillage precedented conditions of Growth means only more the late twentieth century. traffic,bigger parking lots,and buildings ever bigger and u_li- So.whether we adore suburbia or not,we're going to have to er than the monstrosities of the sixties,seventies,and eighties. live differently.Rather than being a tragedy,this is actually an So they become NIMBYS ("not in my back yard") and extremely lucky situation, a wonderful opportunity. because BANANAS ("build absolutely nothing anywhere near any- we are now free to redesign our everyday world in a way that thing"). If they're successful in their NIMBYi.sm, they'll use is going to make all classes of Americans much happier. We their town government to torture developers(people who cre- do not have to come up with tools and techniques never seen ate growth) with layer upon layer of bureaucratic rigmarole, before. The principles of town planning can be found in ex- so that only a certified masochist would apply to build some- cellent books written before the Second World War.Three-di- thing there. Eventually the unwanted growth leapfrogs over mensional models of the kinds of places that can result from them to cheap, vacant rural land farther out, and then all the these principles exist in the form of historic towns and cities. new commuters in the farther-out suburb choke the NIMBYS' In fact, after two generations of architectural amnesia, this roads anyway,to get to the existing mall in NiMBYville. knowledge has been reinstalled in the brains of professional • Unfortunately, the NIMBYS don't have a better model in designers in active practice all over the country,and these de- mind. They go to better places on holiday weekends—Nan- signers have already begun to create an alternate model of the I tucket, St. Augustine, little New England towns—but they human habitat for the twenty-first century_ a4 st.rT1: ta1:N 1996 What's missing is a more widespread consensus—a cul- lieve that the scale of even our greatest cities will necessari- tural agreement—in favor of the new model,and the will to ly have to become smaller in the future, at no loss to their go forward with it. Large numbers of ordinary citizens dynamism (London and Paris are plenty dynamic. with few haven't heard the news. They're stuck in old habits and buildings over ten stories high). stuck in the psychology of previous investment: political The pattern under discussion here has been called vari- leadership reflects this all over America.NIMIBYism is one of ously neo-traditional planning. traditional neighborhood the results, a form of hysterical cultural paralysis. Dont development, low-density urbanism. transit-oriented devel- build anything! Don't change anything.'The consensus that opment, the new urbanism. and just plain civic art. Its prin- exists.therefore,is a consensus of fear.and that is obviously ciples produce settings that resemble American towns from not good enough.We need a consensus of hope. prior to the Second World War. In the absence of a widespread consensus about how to 1. The basic unit of planning is the neighborhood. A build a better everyday environment,we'll have to replace the neighborhood standing alone is a hamlet or village.A cluster old set of rules with an explicit new set—or,to put it a slightly of neighborhoods becomes a town.Clusters of a great many different way.replace zoning laws with principles of civic art. neighborhoods become a city.The population of a neighbor- It will take time for these principles to become second nature hood can vary depending on local conditions. again.to become common sense. It may not happen at all, in 2. The neighborhood is limited in physical size, with which case we ought to be very concerned. In the event that well-defined edges and a focused center.The size of a neigh- this body of ideas gains widespread acceptance. think of all borhood is defined as a five-minute walking distance (or a the time and money we'll save!No more endless nights down quarter mile) from the edge to the center and a ten-minute at the zoning board watching the NIMIBYS scream at the mall walk edge to edge. Human scale is the standard for propor- developers.No more real-estate-related lawsuits.We will have tions in buildings and their accessories. Automobiles and time, instead. to become better people and to enjoy our lives other wheeled vehicles are permitted. but they do not take on a planet full of beauty and mystery. Here.then.are some of precedence over human needs. including aesthetic needs. the things citizens will need to know in order to create a new The neighborhood contains a public-transit stop. model for the everyday environment of America. 3. The secondary units of planning are corridors and dis- tricts. Corridors form the boundaries between neighbor- ." T h e ,New Urbanism hoods.both connecting and defining them.Corridors can in- corporate natural features like streams and canyons. They HE principles apply equally to villages, towns. and can take the form of parks.nature preserves,travel corridors. cities. Most of them apply even to places of extraor- railroad lines, or some combination of these. In towns and dinarily high density,like Manhattan.with added pro- cities a neighborhood or parts of neighborhoods can corn- visions that I will not go into here, in part because special pose a district. Districts are made up of streets or ensembles cases like Manhattan are so rare. and in part because I be- of streets where special activities get preferential treatment. ' Wiz � 9, `o'"..," �/ / Jr,: 0 pl: -------____ , ,vis.,-; 12,4 , ./ , --aii..-,Ai .- %✓ aria !-1 r= •• G / /'1 / IA-N. . ,,, �; ; j. ,JL 1- 4 ',„. r 57r' :,- . ....1.;,-•!. , •,e,Lii,•"4-, lifif -p ''''. ' l• ;f77/ ,, //,' Americans a� % i -< • ]i• Il — p :I i :t%�- 'y -494.';%~r I /Ar•ft: 4`x`'2 / 1I'.prrnliam priers to % � i 1lir-• ✓//4, ,I "��1�j� g,1-1,1 ,_ • � 1 ! v t tf : vacation in towns with _ 141'J� ��' �'1� 'l "{ '— ..�c - f 010/7/,1.....,74 �•/��// /6 / ///7,,a.";,, traditional streets k,„ ---, � Nom. T i%�? /r/ �" like this one on "` � %'!J'1- ,� ! _� •- ��'---411 ,`/� /y�i*.'"- -I`II_J '1%� iI- Nnnlackrl. Trees. •'S 1 s ! _ "7 i• i i ' _ �� fences. railings. walla. ,.�'///,/J• - ,��G!%� �, lampposts. and front .//,� ' "�- . fir" .; //l' - / \j • L, gardens help [o �� j�// <0-7- ` • scale and shape the %,/,,,,,,;,,,/, / . �' -� %/i � • eit•ie space / _% `�- • rill: 1TL1\711: 1111\7111.1 53 II z In America the h street IL --- is the pre-eminent • -=` - g . -�-�---..:,..-„..---^+— ... - ... -:. _ .-_..•,;r. ...� ._... ' aL--F`t: .-,�..-.` '' =4i '-A€ : ``,.,..,.::N”: I j`""'";may ••,.`- - kind of public spare .-1: 71,...-.� ,�� w 1 t , '� and.{lain Street is the '. y.-._ - ! �i .- r '�� . �!/` ,' �� :, �1 N '�t _ - e� pre-eminent kind of 4 v\-� !✓ Lam%y. ..` ' A; 0 t''` ' p ' .....:41,...,.. ' street. Itothisngs meet int. �4�s/ZJ/rat ,,„ n r1 def 0 :., .i,lr ; 1,..„:.e., .. /J/.. '. the sidewalk edge. ' L- ! • 11T1 til .•.q'° ...:•L___-' -."...;;;;,4 .-4-4.- .' � t O'�� fl: jnrnrin� a ern!/ Ihnl _ ;If.,F� qq "C": � �.��,,��,'1• ��` ��r�r `r �" rhes Main Street the ..;,-7,1' {�� ji.n>,,�+•'1' f 'r" —�/ J-'� 3 ',,,'W!:',/7r/, , /� � � i:►; 0! p' -.I .may '_ �'. 7,;; .. rr/ feeling, of an outdoor ' . ` �^ '.--.K.,40., l / Z. room, People ran lire i �= 1att�1i .!..".7%.P- � s -... // ��.i"�.Pd,i and rrnrk in the 4 1 .`i r.' ' r '. - - -. __ � i><� �='�'' ' �1. I I;i il4.J j4'. upper stories above it F + Killi •tiv `= I i;>i�>nr' sg the shopping' ,:\.4.z%,'.l .- -- -�'' 1-_---,... 2^ �u,'��.� •i' +i it,_,„, z---1,--,'... --��.:.' '�;Jam. ; ,4.t,, • The French Quarter of New Orleans is an example of a dis- alleys. In a town or a city limited-access highways may exist :i trict. It is a whole neighborhood dedicated to entertainment, only within a corridor, preferably in the form of parkways. ,t? t4 in which housing.shops,and offices are also integral.A cor- Cul-de-sacs are strongly discouraged except under extraor- f• 'Sx ridor can also be a district—for instance, a major shopping dinary circumstances—for example. where rugged topogra- ;.7 avenue between adjoining neighborhoods. phy requires them. i¢.;‘ 4. The neighborhood is emphatically mixed-use and pro- 7.Civic buildings,such as town halls,churches,schools.li- ,_4 vides housing for people with different incomes. Buildings braries. and museums, are placed on preferential building . may be various in function but must be compatible with one sites, such as the frontage of squares, in neighborhood cen- :' another in size and in their relation to the street.The needs of ters. and where street vistas terminate, in order to serve as ;,. daily life are accessible within the five-minute walk. Com- landmarks and reinforce their symbolic importance.Buildings4V merce is integrated with residential,business,and even manu- define parks and squares.which are distributed throughout the •iSlu. i facturing use. though not necessarily on the same street in a neighborhood and appropriately designed for recreation. re- . ti11',; -A-E given neighborhood. Apartments are permitted over stores. pose,periodic commercial uses,and special events such as po- r •h Forms of housing are mixed, including apartments, duplex litical meetings, concerts. theatricals, exhibitions. and fairs. ' ,. and single-family houses,accessory apartments,and outhuild- Because streets will differ in importance, scale, and quality. c e ings.(Over time streets will inevitably evolve to become less what is appropriate for a part of town with small houses may ` " ., or more desirable. But attempts to preserve property values not he appropriate as the town's main shopping street.These by mandating minimum-square-footage requirements. out- distinctions are properly expressed by physical design. ='fit Jawing rental apartments. or formulating other strategies to 8. In the absence of a consensus about the appropriate exclude lower-income residents must be avoided. Even the decoration of buildings, an architectural code may be de- . ' ., best streets in the world's best towns can accommodate peo- vised to establish some fundamental unities of massing.fen- c ; „r+. ple of various incomes.) estration,materials,and roof pitch,within which many van 1 5.Buildings are disciplined on their lots in order to define ations may function harmoniously. public space successfully.The street is understood to he the Under the regime of zoning and the professional oyerspe- i' pre-eminent form of public space.and the buildings that de- cialization that it fostered, all streets were made as wide as fine it are expected to honor and embellish it. possible because the specialist in charge—the traffic engi- -44. 6. The street pattern is conceived as a network in order to neer—was concerned solely with the movement of cars and create the greatest number of alternative routes from one part trucks. in the process much of the traditional decor that of the neighborhood to another. This has the beneficial effect made streets pleasant for people was gotten rid of. For in- of relieving traffic congestion. The network may be a grid. stance,street trees were eliminated. Orderly rows of mature +?� Networks based on a grid must be modified by parks,squares. trees can improve even the most dismal street by softeningtx a diagonals,T intersections,rotaries,and other devices that re- hard edges and sunblasted bleakness. Under postwar engi- lieve the grid's tendency to monotonous regularity.The streets neering standards street trees were deemed a hazard to mo- exist in a hierarchy from broad boulevards to narrow lanes and torists and chopped down in many American towns. 5 s 1.1•1 1.\I It 1.It 1 9 9 ti Tit. `' Accommodating Even under ideal circumstances towns and cities will have :: �'. Automobiles some streets that are better than others. Over time streets +N,.. r),:' tend to sort themselves out in a hierarchy of quality as well HE practice of maximizing car movement at the ex- as size. The new urbanism recognizes this tendency, espe- • .• L�y:y�,Z pense of all other concerns was applied with particu- cially in city commercial districts, and designates streets A . lar zeal to suburban housing subdivisions. Suburban or B. B streets may contain less-desirable structures—for in- ?)1,-- streets were given the characteristics of county highways, stance, parking-garage entrances, pawnshops, a homeless .-11 �a -r. though children played in them.Suburban developments no- shelter, a Burger King—without disrupting the A streets in n ""*g,,,,, toriously lack parks. The spacious private lots were sup- proximity. This does not mean that B streets are allowed to ,3 posed to make up for the lack of parks, but children have a be deliberately squalid.Even here the public realm deserves kt - tendency to play in the street anyway—bicycles and roller respect.Cars are still not given dominion.A decent standard t `- skates don't work well on the lawn.Out in the subdivisions, of detailing applies to B streets with respect to sidewalks, sen.• where trees along the sides of streets were often expressly lighting,and even trees. .5-i s., , forbidden, we see those asinine exercises in romantic land- 1 =`.;' scaping that attempt to recapitulate the forest primeval in Properly Values a n d ZF clumps of ornamental juniper. In a setting so inimical to `�' Affordable (lousing �'► walking, sidewalks were often deemed a waste of money. : „ ,- :C... In the new urbanism the meaning .t:•:. of the street as the es- ON1NG required the artificial creation of"affordable 4.•L sential fabric of the public realm is restored.The space cre- housing,” because the rules of zoning p' prohibited the ated is understood to function as an outdoor room,and build- very conditions that formerly made housing available ing facades are understood to be street walls. to all income groups and integrated it into the civic fabric. ',' Thoroughfares are distinguished by their character as well Accessory apartments became illegal in most neighborhoods, as by their capacity.The hierarchy of streets begins with the particularly in new suburbs. Without provision for apart- boulevard, featuring express lanes in the center, local lanes ments. an unmarried sixth-grade schoolteacher could not `ti. : on the sides, and tree-planted medians between the express afford to live near the children she taught. Nor could the and local lanes,with parallel parking along all curbs. Next in housecleaner and the gardener—they had to commute for :, the hierarchy is the multilane avenue with a median. Then half an hour from some distant low-income ghetto. In many r• comes a main shopping street, with no median. This is fol- localities apartments over stores were also forbidden under h•, lowed by two or more orders of ordinary streets (apt to be the zoning laws.Few modern shopping centers are more than residential in character), and finally the lane or alley, which one story in height.and I know of no suburban malls that in- intersects blocks and becomes the preferred location for corporate housing.In eliminating arrangements like these we s . garages and accessory apartments. have eliminated the most common form of affordable hous- Parallel parking is emphatically permitted along the curbs ing, found virtually all over the rest of the world. By zoning of all streets,except under the most extraordinary conditions. these things out, we've zoned out Main Street.USA. I Parallel parking is desirable for two reasons:parked cars cre- The best way to make housing affordable is to build or re- i ate a physical barrier and psychological buffer that protects store compact, mixed-use, traditional American neighbor- pedestrians on the sidewalk from moving vehicles;and a rich hoods. The way to preserve property values is to recognize supply of parallel parking can eliminate the need for parking that a house is part of a community, not an isolated object. lots, which are extremely destructive of the civic fabric. and to make sure that the community maintains high stan- Anyone who thinks that parallel parking"ruins"a residential dards of civic amenity in the form of walkable streets and street should take a look at some of the most desirable real easy access to shops,recreation,culture, and public beauty. estate in America:Georgetown.Beacon Hill.Nob Hill,Alex- Towns built before the Second World War contain more- I andria,Charleston, Savannah.Annapolis, Princeton. Green- desirable and less-desirable residential streets, but even the vich Village.Marblehead.All permit parallel parking. best can have income-integrated housing.A$350,000 house Residential streets can and should be narrower than cur- can exist next to a $180,000 house with a $600-a-month rent specifications permit. In general.cars need not move at garage apartment(which has the added benefit of helping the speeds greater than 20 m.p.h. within a neighborhood. High- homeowner pay a substantial portion of his mortgage).Such er speeds can be reserved for boulevards or parkways,which a street might house two millionaires,eleven professionals,a occupy corridors.Within neighborhoods the explicit intent is dozen wage workers,sixteen children,three full-time moth- • to calm and tame vehicular traffic. This is achieved by the ers,a college student,two grandmothers on Social Security, use of corners with sharp turning radii,partly textured pave- and a bachelor fireman.That is a street that will maintain its ments,and T intersections.The result of these practices is a value and bring people of different ages and occupations into more civilized street. informal contact. THE %TL% TIC 1lnTII61 i De n si l y. \o l Congestion The crude street pattern of zoning.with its cul-de-sacs and collector streets, actually promotes congestion. because ab- ? " OT "w , ly y e residential must "gNGESrowth"isiONthe scareas wordthe of scare our time.wordof.the Thepastfear ofas be solutemade everby car onto tripout theof collector thsingle-use street.The worstpod conger- ' congestion sprang from the atrocious conditions tion in America today takes place not in the narrow streets of in urban slums at the turn of the century. The Lower East traditional neighborhoods such as Georgetown and Alexan- Side of Manhattan in 1900 is said to have contained more in- dria but on the six-lane collector streets of Tysons Corner, r habitants per square mile than are found in modern-day Cal- Virginia.and other places created by zoning.Because of the t. cutta. If crowding had been confined to the slums. it might extremely poor connectivity inherent in them,such products not have made such an impact on the public imagination, of zoning have much of the infrastructure of a city and the But urban congestion was aggravated by the revolutionary culture of a backwater. effects of the elevator.the office skyscraper.the sudden mass ti replication of large apartment buildings.and the widespread Composing a Street 11 a introduction of the automobile.These innovations drastical- ly altered the scale and tone of city life. Within a generation N order for a street to achieve the intimate and welcom- t cities went from being dynamic to being—or at least seem- ine quality of an outdoor room, the buildings along it ing—frighteningly overcrowded. Those with the money to must compose a suitable street wall.Whereas they may commute were easily persuaded to get out, and thus in the vary in style and expression. some fundamental agreement. 1920s came the first mass evacuation to new suburbs,reach- some unity.must pull buildings into alignment.Think of one able primarily by automobile.The movement was slowed by of those fine side streets of row houses on the Upper East . the Great Depression and then by the Second World War. Side of New York.They may express in masonry every his- o The memory of all that lingers. Tremendous confusion torical fantasy from neo-Egyptian to Ruskinian Gothic. But about density and congestion persists in America today,even they are all close to the same height.and even if their win- though most urban areas and even many small towns (like dows don't line up precisely.they all run to four or five sto- my own) now suffer from density deficits. Too few people ries. They all stand directly along the sidewalk. They share live,and businesses operate.at the core to maintain the syn- materials: stone and brick. They are not interrupted by va- ereies necessary for civic life.The new urbanism proposes a cant spaces or parking lots. About half of them are homes: restoration of synergistic density. within reasonable limits. the rest may he diplomatic offices or art galleries.The vari- These limits are controlled by building size.The new urban- ous uses co-exist in harmony. The same may be said of ism calls for higher density—more houses per acre. closer streets on Chicago's North Side. in Savannah. on Beacon i together—than zoning does. However, the new urbanism is Hill. in Georgetown. in Pacific Heights. and in many other t modeled not on the urban slum but on the traditional Amer- ultra-desirable neighborhoods across the country. ican town. This is not a pattern of life that should frighten Similarly,buildings must be sized in proportion to the width ! 1 reasonable people. Millions pay forty dollars a day to walk of the street. Low buildings do a poor job of defining streets. through a grossly oversimplified version of it at Disney especially overly wide streets, as anyone who has been on a World.It conforms exactly to their most cherished fantasies postwar commercial highway strip can tell. The road is too • I about the ideal living arrangement. wide and the cars go too fast. The parking lots are fearsome te Houses may be freestanding in the new urbanism. but wastelands.The buildings themselves are barely visible—that • their lots are smaller than those in sprawling subdivisions. is why gigantic internally lit signs are necessary.The relation- ! t Streets of connected row houses are also deemed desirable. ship between buildings and space fails utterly in this case. In 1 Useless front lawns are often eliminated.The new urbanism many residential suburbs.too, the buildings do a poor job of compensates for this loss by providing squares. parks. defining space.The houses are low:the front lawns and streets greens. and other useful, high-quality civic amenities. The are too wide. Sidewalks and orderly rows of trees are absent. fnew urbanism also creates streets of beauty and character. The space between the houses is an incomprehensible abyss. This model does not suffer from congestion. Occupancy The new urbanism advances specific solutions for these laws remain in force—sixteen families aren't jammed into ills—both for existing towns and cities and to mitigate the cur- one building. as in the tenements of yore. Back yards pro- rent problems of the suburbs.Commerce is removed from the vide plenty of privacy.and houses can be large and spacious highway strip and reassembled in a town or neighborhood t on their lots. People and cars are able to circulate freely in center.The buildings that house commerce are required to be I ', the network of streets. The car is not needed for trips to the at least two stories high and may be higher, and this has the store.the school,or other local places.This pattern encour- additional benefit of establishing apartments and offices above ages good connections between people and their commercial the shops to bring vitality,along with extra rents,to the center. and cultural institutions. Buildings on designated shopping streets near the center I I:62 t 19911 • are encouraged to house retail businesses on the ground floor. configurations.The four-rod lot provides room for a very large A build-to line determines how close buildings will stand to detached building(house,shops,offices,or apartments)with the street and promotes regular alignment.Zoning has a seem- parking for as many as ten cars in the rear.The issue of a stan- ingly similar feature called the setback line,but it is intended dard increment based on the rod is far from settled. Some to keep buildings far away from the street in order to create new-urbanist practitioners recommend an adjustable standard parking lots,particularly in front,where parking lots are con- of twelve to eighteen feet,based on local conditions. sidered to be a WELCOME sign to motorists. When buildings The new urbanism recognizes zones of transition between stand in isolation like this,the unfortunate effect is their corn- the public realm of the street and the semi-private realm of the plete failure to define space: the abyss. In the new urbanism shop or the private realm of the house.(In the world of zoning the build-to line is meant to ensure the opposite outcome: the this refinement is nonexistent.) Successful transitions are positive definition of space by pulling buildings forward to achieved by regulating such devices as the arcade,the store- .I the street. If parking lots are necessary, they should be be- front,the dooryard,the ensemble of porch and fence,even the hind the buildings, in the middle of the block, where they front lawn. These devices of transition soften the visual and will not disrupt civic life. • Additional rules gov- o '1\\ �. \ •• �\ `- `.• / /...,..... /� 'I ern building height, re- o ,��,e• �• :�y •\ � ;� .;',,,-. cess lines according to • • m �' (� �/' � which upper stories may .` • I � � •'. �, be set back, and transi- /-. ,) \ //`j b� �. �. f ` ;it ' tion lines, which denote _ A. \� , �,r� r „ a distinction between "'3 t..-- •.--S% .,\'1 �' • i ground floors for retail 1,�. `t t4_��-1 ; f 7 v use and upper floors for • , • offices and apartments. f _,,::'-• •ti -,;w` `' 't•lr' .' a ! �"^n `. `, 1�c' The lidera alk :. rta (Paris,under Baron Hauss- �'.' ,. '4. \1 ' % •-. ensemble, including I mann, was coded for an - ati• E c `"\' - nj„ x; , f • �/ more than the eleven-meter-high transi `.T- =�., I. _ pedestrian path itself: tion line, which is one ."--- - ., crcf- -" v;. z". ' '� / ; %% - ;h J,.y� 4 r= a planting strip reason for the henome- /I,% - 0� -__ � :•f / . / , with orderly roses of 1 nal unity and character of ' '.v,.•, s _._ '' /�'/ trees and a curb j -$,=47.1; Parisian boulevards.) ; • back no more than a"convey 5.�- -iX . ^ 4, a.i :4 -,. to matter.This is socially uncle- 5: �} �� I /�q 1 sirable. It degrades the corn- to+ may', 'S•9t ^�!w A 11"1/'adWS sational distance" from the y �, �r muniry.It encourages people to of . � f3bR Di�T�i�1�1 N;1}(3�`i., sidewalk, to aid communica- ,_,•,--,,'''..,~-,:•- ,= „ ,-5.---k.-:-.:-.:-...,; "' '` ` ! stay inside, lessening surveil- tion between the public and Pc lance on the street, reducing cc private realms.The low picket opportunities for making con- fence plays its part in the en- O nections, and in the long term st semble as a gentle physical causing considerable damage bi barrier, reminding pedestrians to the everyday environment. at that the zone between the side- The new urbanism declares f; walk and the porch is private that the outside does matter,so 1t — — — and visual communication. In while still permitting verbal - ^ ____ a few simple rules reestablish A — the necessary design discipline some conditions a front lawn is for individual buildings. For 1, appropriate.Large.ornate civic example, a certain proportion t buildings often merit a lawn, Vertical windows frame the human figure in ten upright.neutral. because they cannot be visually of each exterior wall will be and dignified way—reflrctrng hack the human yuarrlres that we project o,Ihousrs to begin with devoted to windows.Suddenly comprehended close up. Man- houses will no longer look like sions merit setbacks with lawns television sets.where only the for similar reasons. front matters. Another rule may state that windows must Architectural I��1( E be vertical or square,not hori- Codes zontal—because horizontal windows tend to subvert the HE foregoingg presents blorrnn,o!w•indmry/rarer the human Jiver a.a w�rts tial the"urban code"of the implicitly rmldasi:rs the nonpublic and mrrn lr inherent dignity of the stand-new urbanism. but ar- ing human fi_ure.This rule re- instates a basic principle of ar- ' chitectural codes operate at a chitecture that, unfortunately, E more detailed and refined lev- y..:.y r....,...,e,,,..4-,'. b . r• a,,,..i4 t¢`-'. . y .._� r n,,,h. ._ -:x � has been abandoned or forgot- s; el. In theory a good urban ,:.r w t • : . ...'^..i_ :.%,4z .."11:,- eg.r. wr.• • 0.- .. . ten in America—and has re- code alone can create the con- - suited in millions of terrible - looking that make civic life looking houses. possible, by holding to a Stan t f rs Likewise,the front porch is idard of excellence in a town's an important and desirable ele basic design framework. Ar- f \ '? meet in some neighborhoods. t chitectural codes establish a 0A standard of excellence for in- porch less than six feet deep is useless except for storage, dividual buildings, particular- a' • because it provides too little Y / P ly the surface details. Vari- room for furniture and the cir- � culation of human bodies. i antes to codes may be granted / ' 1! on the basis of architectural ,,� Builders tack on inadequate merit.The new urbanism does In older houses invisible diagonals(broken hurl regulate the porches as a sales gimmick to i not favor any particular style. proportions rr of doors tand prod Notice visuar agreement tha.many points t enhance"curb appeal,”so that Nowadays houses are often pr....:the human eye the real-estate agent can drive designed from the inside out.A up with the customer and say. married couple wants a fanlight "Look, a front porch!" The window over the bed,or a little porch becomes a cartoon fea- octagonal window over the '� ture of the house,like the little Jacuzzi,and a builder or archi- 117y tfake cupola on the garage. tett designs the room around _<S- This saves the builders money that wish.This approach does ,a. t; in time and materials.Perhaps not take into account how the h,the postwar ar suburban house the invisible diagonals do u poor o regulating proporuons they assume that the street will house will end up looking on job f g I be too repulsive to sit next to. Ythe outside.The outside ceases iii 64 SlirTl:N It 1;Ii lyse Why do builders even bother with pathetic-looking car- Colonial. or whatever—though they certainly could if they toon porches? Apparently Americans need at least the idea were sufficiently detailed and rigorous. But style is emphati- of a porch to be reassured,symbolically,that they're decent cally not the point. The point is to achieve a standard of ex- people living in a decent place. But the cartoon porch only cellence in design for the benefit of the community as a whole. compounds the degradation of the public realm. Is anything wrong with standards of excellence?Should we In America today flat roofs are the norm in commercial con- continue the experiment of trying to live without them? struction.This is a legacy of Modernism,and we're suffering because of it. The roofscapes of our communities are boring Getting the Rules Changed and dreary as well as vulnerable to leakage or collapse in the face of heavy rain or snow. An interesting roofscape can be a EPLACING the crude idiocies of zoning with true joy—and a life worth living is composed of many joys.Once civic art has proved to be a monumentally difficult Modernism had expanded beyond Europe to America. it de- task. It has been attempted in many places around the veloped a hidden agenda:to give developers a moral and intel- United States over the past fifteen years.mainly by develop- lectual justification for putting up cheap buildings.One of the ers,professional town planners,and architects who are mem- best ways to save money on a building is to put a flat roof on it. bers of the new-urbanist movement.They have succeeded in Aggravating matters was the tendency in postwar Ameri- a few places. The status quo has remarkable staying power. La to regard buildings as throwaway commodities, like cars. no matter how miserable it makes people.including the local 3. $ 1. I< ,./ / 41 _ I V .tn architectural Icode establishes .` i 7,– �. 1! I �i.;l 1. Ii" l �,r ' a:ame fandanernlnl 11I `I I , j unities ofrlr.ci•�n r f / io �, 2 a''I. gay _ _�� personal tastes • �// 4f II 9U' I may be expressed. as I 1 .:F..41 k. 1, i x4;j in these fracadr.c 1\1 i I( ;y--.� f�e.i,,/.�/ . $ r=';� I -s 4 [ • tet. --1.'-..A.C- �%{^+ ;4i ,� ]k r3 • 4 % ,✓ l.' I i 1. ,�`+. 44. .?../`,, I.- „^lilt .'f'` ` 0- ,, k i II. '�L. 1 i sem, _-:: ''' ,ice. , .. � � That flat roofs began to leak after a few years didn't matter: officials who support it and who have to live in the same junk by then the building was a candidate for demolition.That at- environment as everybody else.An enormous entrenched su- I titude has now infected all architecture and development. perstructure of bureaucratic agencies at state and federal lev- Low standards that wouldn't have been acceptable in our els also supports zoning and its accessories. Departments of grandparents'day.when this was a less affluent country,are transportation.the Federal Housing Administration,the vari- today perfectly normal. The new urbanism seeks to redress ous tar agencies,and so on all have a long-standing stake in this substandard normality. It recognizes that a distinctive policies that promote and heavily subsidize suburban sprawl. roofline is architecturally appropriate and spiritually desir- They're not going to renounce those policies without a strug- able in the everyday environment.Pitched roofs and their ac- gle. Any change in a rule about land development makes or cessories,including towers,are favored explicitly by codes. breaks people who seek to become millionaires.Ban sprawl, Roofing materials can also be specified if a community and some guy who bought twenty acres to build a strip mall wants a high standard of construction. is out of business, while somebody else with three weed- Architectural codes should be viewed as a supplement to filled lots downtown suddenly has more-valuable property. an urban code.Architectural codes are not intended to impose I believe that we have entered a kind of slow-motion cultur- a particular style on a neighborhood—Victorian,neoclassical. al meltdown,owing largely to our living habits,though many TUE .%TLINTIC NO%TIILY 65 1 . ordinary Americans wouldn't agree.They may or may not be about. Such codes show a desired outcome at the same time doing all right in the changing economy,but they have person- that they depict formal specifications.They're much more use- , al and psychological investments in going about business as ful than the reams of balderdash found in zoning codes. usual.Many Americans have chosen to live in suburbia out of An exemplary town-planning code devised by Andres a historic antipathy for life in the city and particularly a fear of Duany, Elizabeth Plater-Zyberk,and others can be found in the underclass that has come to dwell there.They would soon- the ninth edition of Architectural Graphic Standards. The er move to the dark side of the moon than consider city life, code runs a brief fourteen pages. About 75percent of 1 1 the Americans still have considerable affection for small content is pictures—of street sections,blocks,building lots, 113 towns, but small towns present a slightly different problem: building types,and street networks.Although it is generic,a . r in the past fifty years many towns have received a suburban- code of similar brevity could easily be devised for localized sprawl zoning overlay that has made them indistinguishable conditions all over America. from the sprawl matrix that surrounds them. In my town The most common consequence of the zoning status quo strip malls and fast-food joints have invaded what used to be is that it ends up imposing fantastic unnecessary costs on top a much denser core,and nearly ruined it. . of bad development. It also wastes enormous amounts of t Notwithstanding all these obstacles, zoning must go. and time—and time is money. Projects are frequently sunk by I ; zoning will go. In its place we will re-establish a consensus delays in the processobtaining of permits.The worst conse- for doing things better, alongwith formal town- tanning quence ofmakes good de- codes to spell out the terms. Imaintain that the ch an will velopm nttmuch hardere status quoto achieve th nis that itly bad development. occur whether we love suburbia or not. Because many citizens have been unhappy with the mod- `� Fortunately a democratic process for making this change that zoning el of development I1 exists, It has the advanta�, gives them, they have turned ge of being a highly localized it into an adversarial process.They have added many layers ,, ; process, geared to individual communities. It is called the of procedural rigmarole, so that only the most determined .1 4 charette. In its expanded modern meaning, a"charette"is a and wealthiest developers can withstand the ordeal. In the . week-long professional design workshop held for the pur- end,after all the zoning-board meetings and flashy presenta- 1 pose of planning land development or redevelopment. It in- tions and environmental objections and mitigation,and after eludes public meetings that bring all the participants togeth- both sides' lawyers have chewed each other up and spit each ' er in one room—developers,architects,citizens,government other out, what ends up getting built is a terrible piece of I officials. traffic engineers, environmentalists. and so on. sprawl equipment—a strip mall, a housing subdivision. I These meetings are meant to get all issues on the table and Everybody is left miserable and demoralized, and the next settle as many of them as possible.This avoids the otherwise project that comes down the road gets beaten up even more. li ig; usual,inevitably gruesome process of conflict resolution per- whether it's good or bad. , formed by lawyers—which is to say, a hugely expensive No doubt manyprojects des waste of society's resources benefiting onlylawyers. deserve to get beaten up and de- Y layed. even killed. But wouldn't society benefit if we could The object of the charette is not,however, to produce ver- agree on a model of good development biage but to produce results on paper in the form of drawings of p ande simplify t e the meanso and plans. This highlights an essential difference between town 1planning and with it?This is the intent of the traditional • zoning codes and traditional townplanning that is the foundation of the new urbanism. based on civic Human settlements are like living organisms. They must i art. Zoning codes are invariably twenty-seven-inch-high grow,and they will change. But we can decide on the nature stacks of numbers and legalistic language that few people of that growth—on the quality and the character of it—and other than technical specialists understand.Because this is so. where it ought to go. We don't have to scatter the building local zoning-and planning-board members frequently don't blocks of our civic life all understand their own zoning laws. Zoning has great advan- towns and ruining farmland.eWe can r the countryside, then shopping our # Cages for specialists,namelylawyers and traffic ens putpping and the 't Y =ineers,in offices and the movie theaters and the library all within walk- that they profit financially by being the arbiters of the regula- ing distance of one another. And we can live within walking tions,or benefit professionally by being able to impose their distance of all these things.We can build our schools close to special technical needs (say, for cars)over the needs of citi- where the children live,and the school buildings don't have to zees—without the public's being involved in their decisions. look like fertilizer plants.We can insist that commercial build- Traditional town planning produces pictorial codes that any ings be more than one story high,and allow people to live in normal citizen can comprehend.This is democratic and ethical decent apartments over the stores. We can build Main Street as well as practical.It elevates the quality of the public discus- and Elm Street and still park our cars.It is within our power to sion about development. People can see what they're talking create places that are worthy of our affection.Ca Dra i ings and diagrams are taken from James Howard Kunsrler i hook Home From Nowhere. 66 i FENT I.NII I:II 1I146a